1812 Fort Valley Dr SW · Atlanta, GA 30311

$235,000

3 bd · 2.0 ba · 1,518 sqft · SingleFamily public records · 26 Days on market

Built 1958 0.36 ac lot $155/sqft · 25% below area Est $313k · 25% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Flash Sale! Seller says Make an Offer!! In need of a complete remodel. This home is sold As-Is to include removing remaining items inside and outside.

Key facts

• 0.36 acre lot
• Garage
• Built 1958

Property features AI

Finance

• HOA & community: Near public transportation; Near schools; Near shopping

Exterior

• Parking: Driveway; Attached garage with space for 1 vehicle; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: One level; Brick construction; Composition roof; Slab foundation; Property listed in fixer condition
• Construction: Brick exterior; Composition roof; Slab foundation
• Exterior features: Courtyard; Deck; Shed(s)

Interior

• Kitchen: Country kitchen; Dishwasher
• Bedrooms: Three main-level bedrooms
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; Full basement; Country-style kitchen; Separate dining room; Family room
• Laundry & utility: Laundry area (details listed as 'Other')

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $69 ($830/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (14.6% below list).
• Recommended offer: $201k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.1% in Atlanta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 250 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,007/mo this rent would consume 48% of the median local household income ($51k/yr) (locally 2825% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $129k; list at $235k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,748 (14.6% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (median comp): $313,271
• List price: $235,000
• Delta: -24.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1845 Fort Valley Dr SW	0.07mi	3/2.0	1,582 (+4%)	1mo	$285,000	$180	89
1994 Honeysuckle Ln SW	0.42mi	3/2.0	1,568 (+3%)	7mo	$350,000	$223	69
1905 Fort Valley Dr SW	0.18mi	3/2.0	1,403 (-8%)	15mo	$172,500	$123	66
2059 Honeysuckle Ln SW	0.55mi	3/2.0	1,548 (+2%)	9mo	$236,245	$153	63
1700 Hadlock St SW	0.36mi	3/2.0	1,590 (+5%)	17mo	$345,000	$217	61
1691 Pinehurst Dr SW	0.29mi	3/2.0	1,353 (-11%)	20mo	$353,000	$261	52
1658 Hadlock St SW	0.42mi	3/2.0	1,350 (-11%)	15mo	$333,500	$247	49
1990 Venetian Dr SW	0.64mi	4/2.0 (+1)	1,514 (-0%)	19mo	$211,900	$140	49
1845 Delowe Pl SW	0.47mi	3/2.0	1,383 (-9%)	20mo	$241,000	$174	46
1672 Delowe Dr SW	0.62mi	3/2.5	1,672 (+10%)	13mo	$256,000	$153	41
1761 Venetian Dr SW	0.71mi	3/2.0	1,302 (-14%)	6mo	$194,000	$149	38
1454 Westridge Rd SW	0.75mi	4/2.0 (+1)	1,343 (-12%)	4mo	$189,900	$141	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-39,592
• Equity at exit: $35,039

10-year hold

• IRR: -16.1%
• Equity multiple: 0.21×
• Total profit: $-51,683
• Equity at exit: $20,319

Cash invested: $65,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 250
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$98
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $69

Break-even live

Break-even rent $1,920

Max offer price $235,000

Occupancy floor 92%

Sensitivity live

Price	-10% $202	-5% $136	+0% $69	+5% $3	+10% $-64
Rent	-10% $-89	-5% $-10	+0% $69	+5% $148	+10% $228
Rate	-1.0pp $188	-0.5pp $129	base $69	+0.5pp $8	+1.0pp $-54

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2148 Bayrose Cir East Point, GA	3.0	2.5	1370	$1,800	$1.31	6d	1	0.19mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,299	$1.31	12d	13	0.20mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,299	$1.31	0d	13	0.20mi
2042 Bayrose Cir Unit 42B Atlanta, GA	3.0	2.5	1370	$1,875	$1.37	5d	1	0.21mi
1402 Bayrose Cir East Point, GA	2.0	2.5	1404	$1,595	$1.14	25d	1	0.22mi
3004 Bayrose Cir Unit 102B Atlanta, GA	3.0	3.0	1564	$2,250	$1.44	5d	1	0.25mi
3004 Bayrose Cir East Point, GA	3.0	3.0	1564	$2,350	$1.50	45d	1	0.25mi
3006 Bayrose Cir Unit 104B Atlanta, GA	3.0	3.0	1564	$2,300	$1.47	45d	1	0.25mi
1873 Campbellton Rd SW Unit A11 Atlanta, GA	4.0	2.0	1464	$1,855	$1.27	25d	1	0.25mi
1870 Myrtle Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	900	$1,375	$1.53	23d	26	0.28mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	45d	1	0.29mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	25d	1	0.29mi
9051 Bayrose Cir East Point, GA	3.0	3.5	1620	$2,300	$1.42	45d	1	0.32mi
1867 Myrtle Dr SW Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	25d	1	0.32mi
1932 Stanton Rd East Point, GA	1.0–3.0	1.0–2.0	1045	$1,599	$1.53	45d	1	0.32mi
1681 Hadlock St SW Atlanta, GA	3.0	2.0	1170	$1,875	$1.60	6d	1	0.33mi
1006 Bayrose Cir Atlanta, GA	2.0	2.5	1326	$2,650	$2.00	19d	1	0.34mi
1867 Myrtle Dr SW #24 Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	20d	1	0.35mi
1220 Hawthorne Trl East Point, GA	3.0	2.5	1886	$2,250	$1.19	45d	1	0.42mi
1717 Centra Villa Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1033	$1,550	$1.50	25d	1	0.43mi
2079 Honeysuckle Ln SW Atlanta, GA	3.0	2.0	1500	$1,900	$1.27	25d	1	0.55mi
1848 Cummings Dr SW Atlanta, GA	4.0	1.0	1216	$1,795	$1.48	25d	1	0.76mi
2328 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1014	$1,400	$1.38	25d	9	0.85mi
1876 Sandtown Rd SW Atlanta, GA	3.0	2.0	1230	$2,500	$2.03	25d	1	0.85mi
1917 Connally Dr Atlanta, GA	3.0	2.0	1534	$1,850	$1.21	14d	1	0.91mi
2039 Bent Creek Way SW Atlanta, GA	1.0–2.0	1.0	898	$1,200	$1.34	9d	1	0.94mi
2400 Campbellton Rd SW Atlanta, GA	2.0–3.0	1.5–2.5	1237	$1,450	$1.17	18d	3	0.94mi
2400 Campbellton Rd SW Atlanta, GA	2.0	2.0	1125	$1,250	$1.11	25d	1	0.94mi
2400 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1350	$1,450	$1.07	9d	2	0.94mi
2287 Mulberry St Unit B Atlanta, GA	3.0	1.0	1700	$2,500	$1.47	25d	1	0.98mi
1408 Lockwood Dr SW Atlanta, GA	3.0	2.0	1300	$1,950	$1.50	25d	1	0.99mi
1668 Laurelwood Dr SW Atlanta, GA	3.0	2.0	2019	$2,000	$0.99	22d	1	1.00mi
1443 Venetian Dr SW Atlanta, GA	3.0	1.0	1139	$1,395	$1.22	25d	1	1.02mi
1346 Wichita Dr SW Atlanta, GA	3.0	2.0	1183	$2,125	$1.80	9d	1	1.02mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,455	$1.40	9d	1	1.04mi
1903 Chattahoochee Pl Atlanta, GA	3.0	2.0	1333	$1,850	$1.39	14d	1	1.04mi
1313 Aniwaka Ave SW Atlanta, GA	3.0	2.0	1530	$2,145	$1.40	3d	1	1.06mi
1361 McClelland Ave Atlanta, GA	3.0	1.0	1468	$1,500	$1.02	25d	1	1.08mi
1300 Wichita Dr SW Atlanta, GA	3.0	2.0	1077	$2,200	$2.04	25d	1	1.08mi
1870 Grove Ave Atlanta, GA	3.0	1.0	1433	$1,600	$1.12	0d	1	1.15mi

Listing history 14 events

1. 2026-06-09
   days on market $235,000 Active 26 DOM
2. 2026-06-08
   days on market $235,000 Active 25 DOM
3. 2026-06-07
   days on market $235,000 Active 24 DOM
4. 2026-06-04
   days on market $235,000 Active 21 DOM
5. 2026-06-03
   days on market $235,000 Active 20 DOM
6. 2026-06-02
   days on market $235,000 Active 19 DOM
7. 2026-06-01
   days on market $235,000 Active 18 DOM
8. 2026-05-31
   days on market $235,000 Active 17 DOM
9. 2026-05-14
   listed $235,000 Active 150-char remark
10. 2026-05-14
    listed $235,000 New 150-char remark
11. 2006-08-04
    soldstatus $128,900
12. 2003-10-16
    soldstatus $110,200
13. 1997-06-27
    soldstatus $83,900
14. 1993-06-16
    soldstatus $78,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,571 · $131/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$591/yr (+$49/mo · 37.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,090
• − Mortgage interest: −$13,164
• − Property taxes: −$1,571
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$6,836
• Taxable loss: −$3,177
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $1,593/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

Amenities A+ Commute A+ Cost of living C- Crime A Employment B Housing A+ Health & safety A- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Fulton County · 1,094,430 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+201.3% since first listed

6 events — show timeline

• 2026-06-09 Listing Removed — GAMLS
• 2026-05-14 Listed $235,000 GAMLS
• 2006-08-04 Sold (Public Records) $128,900 Public Records
• 2003-10-16 Sold (Public Records) $110,200 Public Records
• 1997-06-27 Sold (Public Records) $83,900 Public Records
• 1993-06-16 Sold (Public Records) $78,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,571 · -10.9% YoY. Source: county tax records.