405 Fairburn Rd #21 · Atlanta, GA 30331

$92,500

3 bd · 2.5 ba · — sqft · Condo · 90 Days on market

Built 1976 $1340/mo HOA · 69% of rent

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting end-unit at Wildwood Park Townhouses offers a thoughtful blend of space and convenience. Spanning three levels, this cooperative home features three comfortable bedrooms, one and a half baths, and a fully finished basement with a full bath and a versatile bonus room suitable for a guest/in law-suite, home office, or den. The interior has been tastefully updated with contemporary finishes and is being sold turnkey-large and small stainless steel kitchen appliances, a washer and dryer, two TVs, and all furnishings are included for an effortless move. Thanks to the building's orientation, natural light pours into the front rooms while the rear areas remain cooler and more private. This home is available exclusively to owner-occupants and requires a cash purchase, with no investor participation allowed. Monthly dues cover water, gas, major-system maintenance, exterior care, trash removal, grounds upkeep, playground access, and property taxes, so the buyer only needs to set up electricity, cable, and internet. If you're looking for a well-appointed, low-maintenance home with sun-splashed living spaces, this Wildwood Park gem delivers.

Key facts

• $1,340 HOA
• Parking
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $28k (69.3% below list).
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $28k (69.3% below list) — sets the bar for cash-flow.
• Cap rate 0.5% vs local median 3.1% in Atlanta — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 rising (+2.6%/yr); 487 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 37% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k 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 90 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $76k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 69% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,375 (69.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 69% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.10% ✓
• Cap rate: 0.54%
• Cash-on-cash: -20.53%
• DSCR: 0.09
• GRM: 4.0

CMA / ARV

• ARV (median comp): $238,362
• List price: $92,500
• Delta: -61.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -58.8%
• Equity multiple: -0.66×
• Total profit: $-43,082
• Equity at exit: $13,792

10-year hold

• IRR: —
• Equity multiple: -1.83×
• Total profit: $-73,332
• Equity at exit: $7,998

Cash invested: $25,900 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 487
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$485
• Tax est. 1.5%: −$116 /mo · $1,388/yr
• Insurance: −$39
• HOA: −$1,340
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-443

Break-even live

Break-even rent $2,505

Max offer price $28,375

Occupancy floor —

Sensitivity live

Price	-10% $-379	-5% $-411	+0% $-443	+5% $-475	+10% $-507
Rent	-10% $-597	-5% $-520	+0% $-443	+5% $-366	+10% $-290
Rate	-1.0pp $-397	-0.5pp $-420	base $-443	+0.5pp $-467	+1.0pp $-492

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,490	$1.67	0d	32	0.10mi
500 Richard Allen Blvd Atlanta, GA	2.0	1.0	—	$1,542	—	25d	1	0.29mi
494 Plainville Dr SW Atlanta, GA	3.0	2.0	1567	$2,400	$1.53	25d	1	0.29mi
778 Nehemiah Ln SW Atlanta, GA	2.0	2.5	1576	$1,950	$1.24	25d	1	0.47mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	0d	1	0.55mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	25d	1	0.55mi
658 Providence Pl SW Atlanta, GA	3.0	3.5	1571	$2,100	$1.34	25d	1	0.56mi
755 Crestwell Cir SW Atlanta, GA	2.0	2.5	1546	$1,800	$1.16	25d	1	0.56mi
3616 Utoy Dr SW Atlanta, GA	3.0	3.5	1496	$1,950	$1.30	44d	1	0.56mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	25d	1	0.59mi
722 Crestwell Cir #722 Atlanta, GA	2.0	3.0	1440	$2,279	$1.58	21d	1	0.61mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	17d	1	0.63mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	0d	1	0.63mi
708 Crestwell Cir SW Atlanta, GA	2.0	2.5	1236	$1,645	$1.33	25d	1	0.63mi
887 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$2,250	$1.67	25d	1	0.64mi
889 Ambient Way SW Atlanta, GA	3.0	2.5	—	$1,995	—	13d	1	0.64mi
897 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,155	$1.44	25d	1	0.66mi
832 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,250	$1.50	25d	1	0.66mi
513 Constellation Overlook SW Atlanta, GA	3.0	2.5	1446	$2,300	$1.59	25d	1	0.66mi
898 Ambient Way Unit 898 Atlanta, GA	2.0	2.5	—	$1,950	—	4d	1	0.69mi
350 Fennel Way SW Atlanta, GA	4.0	2.0	1450	$1,500	$1.03	21d	1	0.69mi
751 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1162	$2,170	$1.87	0d	31	0.71mi
869 Venture Way SW Atlanta, GA	3.0	2.5	2974	$2,600	$0.87	25d	1	0.73mi
900 Society Cir SW Atlanta, GA	4.0	3.5	1710	$2,500	$1.46	25d	1	0.74mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	16d	1	0.77mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	16d	1	0.77mi
975 Society Cir SW Atlanta, GA	4.0	3.5	1700	$2,350	$1.38	3d	1	0.83mi
865 Society Cir SW Atlanta, GA	4.0	3.5	1440	$2,700	$1.88	0d	1	0.83mi
3691 Manor Ct SW Atlanta, GA	2.0	2.0	944	$1,500	$1.59	25d	1	0.84mi
3440 Boulder Park Dr SW Atlanta, GA	2.0	1.0	800	$1,050	$1.31	0d	2	0.84mi
3919 Wisteria Ln SW Atlanta, GA	4.0	2.0	1126	$1,730	$1.54	15d	1	0.87mi
3606 Ginnis Dr SW #8 Atlanta, GA	2.0	2.5	1224	$1,411	$1.15	8d	1	0.87mi
4172 Renfrew Ct SW Atlanta, GA	4.0	2.0	1136	$1,200	$1.06	8d	1	0.87mi
40 Candlelight Ln SW Unit A Atlanta, GA	2.0	2.0	1098	$1,500	$1.37	25d	1	0.91mi
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	25d	1	0.91mi
95 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$1,840	$1.00	15d	1	1.00mi
87 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$2,700	$1.47	25d	1	1.00mi
440 Dartmouth Dr SW Atlanta, GA	4.0	3.0	1148	$1,795	$1.56	21d	1	1.03mi
294 Brownlee Rd SW Atlanta, GA	2.0	1.5	950	$1,050	$1.11	17d	2	1.06mi
4341 Cascade Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	959	$1,535	$1.60	44d	1	1.09mi

HOA detail condo

• Monthly dues: $1,340 · $16,080/yr
• Likely covers: watertrashgaselectricinternetcablelandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $92,500 Active 90 DOM
2. 2026-06-18
   days on market $92,500 Active 87 DOM
3. 2026-06-17
   days on market $92,500 Active 86 DOM
4. 2026-06-16
   days on market $92,500 Active 85 DOM
5. 2026-06-15
   days on market $92,500 Active 84 DOM
6. 2026-06-13
   days on market $92,500 Active 82 DOM
7. 2026-06-13
   days on market $92,500 Active 81 DOM
8. 2026-06-09
   days on market $92,500 Active 78 DOM
9. 2026-06-08
   days on market $92,500 Active 77 DOM
10. 2026-06-07
    days on market $92,500 Active 76 DOM
11. 2026-06-04
    days on market $92,500 Active 73 DOM
12. 2026-06-03
    days on market $92,500 Active 72 DOM
13. 2026-06-02
    days on market $92,500 Active 71 DOM
14. 2026-06-01
    days on market $92,500 Active 70 DOM
15. 2026-05-31
    days on market $92,500 Active 69 DOM
16. 2026-03-18
    listed $92,500 New 1168-char remark

    Show marketing remark (1186 chars)

    This inviting end-unit at Wildwood Park Townhouses offers a thoughtful blend of space and convenience. Spanning three levels, this cooperative home features three comfortable bedrooms, one and a half baths, and a fully finished basement with a full bath and a versatile bonus room suitable for a guest/in law-suite, home office, or den. The interior has been tastefully updated with contemporary finishes and is being sold turnkey—large and small stainless steel kitchen appliances, a washer and dryer, two TVs, and all furnishings are included for an effortless move. Thanks to the building’s orientation, natural light pours into the front rooms while the rear areas remain cooler and more private. This home is available exclusively to owner-occupants and requires a cash purchase, with no investor participation allowed. Monthly dues cover water, gas, major-system maintenance, exterior care, trash removal, grounds upkeep, playground access, and property taxes, so the buyer only needs to set up electricity, cable, and internet. If you’re looking for a well-appointed, low-maintenance home with sun-splashed living spaces, this Wildwood Park gem delivers.

17. 2026-03-18
    listed $92,500 Active 1186-char remark

    Show marketing remark (1186 chars)

    This inviting end-unit at Wildwood Park Townhouses offers a thoughtful blend of space and convenience. Spanning three levels, this cooperative home features three comfortable bedrooms, one and a half baths, and a fully finished basement with a full bath and a versatile bonus room suitable for a guest/in law-suite, home office, or den. The interior has been tastefully updated with contemporary finishes and is being sold turnkey—large and small stainless steel kitchen appliances, a washer and dryer, two TVs, and all furnishings are included for an effortless move. Thanks to the building’s orientation, natural light pours into the front rooms while the rear areas remain cooler and more private. This home is available exclusively to owner-occupants and requires a cash purchase, with no investor participation allowed. Monthly dues cover water, gas, major-system maintenance, exterior care, trash removal, grounds upkeep, playground access, and property taxes, so the buyer only needs to set up electricity, cable, and internet. If you’re looking for a well-appointed, low-maintenance home with sun-splashed living spaces, this Wildwood Park gem delivers.

18. 2025-03-31
    historical
19. 2025-03-31
    historical
20. 2024-07-10
    status Back On Market
21. 2024-07-10
    status Active
22. 2024-05-28
    status Under Contract
23. 2024-05-28
    status Pending
24. 2024-04-01
    listed $110,000 Active
25. 2024-04-01
    listed $110,000 New
26. 2021-10-25
    soldstatus $76,000 Sold
27. 2021-10-24
    status Under Contract
28. 2021-09-21
    listed $82,000 New

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $23,333
• − Mortgage interest: −$5,181
• − Property taxes: −$1,388
• − Insurance: −$462
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − HOA: −$16,080
• − Depreciation: −$2,691
• Taxable loss: −$6,203
• Est. tax savings @ 24.0%: +$1,489
• After-tax cash flow: $-3,829/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): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

+12.8% since first listed

13 events — show timeline

• 2026-03-18 Listed $92,500 FMLS
• 2026-03-18 Listed $92,500 GAMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-03-31 Listing Removed — FMLS
• 2024-07-10 Relisted — GAMLS
• 2024-07-10 Relisted — FMLS
• 2024-05-28 Pending — GAMLS
• 2024-05-28 Pending — FMLS
• 2024-04-01 Listed $110,000 GAMLS
• 2024-04-01 Listed $110,000 FMLS
• 2021-10-25 Sold (MLS) $76,000 GAMLS
• 2021-10-24 Pending — GAMLS
• 2021-09-21 Listed $82,000 GAMLS