2314 Omaha Rd SW · Atlanta, GA 30331

$174,900

5 bd · 3.0 ba · 1,584 sqft · SingleFamily public records · 79 Days on market

Built 1960 8,363 sqft lot $110/sqft · 33% below area Est $261k · 33% 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 +19.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

5-bedroom brick home with 3 baths. The main level includes a living area and multiple bedrooms. The basement provides additional interior space. The property is located near Camp Creek Parkway with access to shopping, dining, the airport, and downtown Atlanta.

Key facts

• Sizable lot
• 8,363 sq ft lot
• 2 parking spots

Tags

• FLEXIBLE LIVING SPACE
• COMFORTABLE LIVING AREA
• SIZABLE LOT
• EASY ACCESS TO AIRPORT
• ACCESS TO DOWNTOWN ATLANTA

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 rising (+2.6%/yr); 483 active listings in the ZIP; 9 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 41% 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 $1k of loan paydown is wiped out by about $5k 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 79 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 10 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $56/mo.
• 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 $164,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 6.8

CMA / ARV

• ARV (median comp): $260,977
• List price: $174,900
• Delta: -32.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4554 Saint Andrews Dr	0.36mi	4/2.0 (-1)	1,560 (-2%)	14mo	$180,000	$115	60
2236 Fairway Cir SW	0.34mi	4/2.0 (-1)	1,600 (+1%)	20mo	$330,000	$206	57
2409 Colorado Trl SW	0.14mi	4/2.0 (-1)	1,690 (+7%)	21mo	$325,000	$192	56
2521 County Line Rd SW	0.40mi	4/2.0 (-1)	1,368 (-14%)	22mo	$269,999	$197	32

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-20,890
• Equity at exit: $26,078

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-10,109
• Equity at exit: $15,122

Cash invested: $48,972 (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: 483
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$917
• Tax from tax record: −$518 /mo · $6,212/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $126

Break-even live

Break-even rent $1,979

Max offer price $174,900

Occupancy floor 89%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4596 Sahara Dr SW Atlanta, GA	4.0	1.5	1375	$1,500	$1.09	4d	1	0.46mi
4596 Sahara Dr SW Atlanta, GA	4.0	1.5	1475	$1,200	$0.81	24d	1	0.46mi
4720 Edwina Ln SW Atlanta, GA	4.0	2.0	1400	$1,873	$1.34	2d	1	0.81mi
2243 Butner Rd Unit NA Atlanta, GA	4.0	2.5	1518	$2,350	$1.55	24d	1	0.87mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	17d	1	0.91mi
2211 Butner Rd SW Atlanta, GA	4.0	2.0	1336	$1,875	$1.40	24d	1	0.91mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	24d	1	0.98mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	24d	1	0.99mi
4970 Promenade Dr SW Atlanta, GA	4.0	2.5	2250	$2,575	$1.14	2d	1	1.25mi

Listing history 48 events

1. 2026-06-18
   days on market $174,900 Active 79 DOM
2. 2026-06-17
   days on market $174,900 Active 78 DOM
3. 2026-06-16
   days on market $174,900 Active 77 DOM
4. 2026-06-15
   days on market $174,900 Active 76 DOM
5. 2026-06-13
   days on market $174,900 Active 74 DOM
6. 2026-06-13
   days on market $174,900 Active 73 DOM
7. 2026-06-09
   days on market $174,900 Active 70 DOM
8. 2026-06-08
   days on market $174,900 Active 69 DOM
9. 2026-06-07
   days on market $174,900 Active 68 DOM
10. 2026-06-04
    days on market $174,900 Active 65 DOM
11. 2026-06-03
    days on market $174,900 Active 64 DOM
12. 2026-06-02
    days on market $174,900 Active 63 DOM
13. 2026-06-01
    days on market $174,900 Active 62 DOM
14. 2026-05-31
    days on market $174,900 Active 61 DOM
15. 2026-03-31
    listed $179,900 New 260-char remark

    Show marketing remark (260 chars)

    5-bedroom brick home with 3 baths. The main level includes a living area and multiple bedrooms. The basement provides additional interior space. The property is located near Camp Creek Parkway with access to shopping, dining, the airport, and downtown Atlanta.

16. 2026-01-20
    status Under Contract
17. 2026-01-20
    historical
18. 2026-01-20
    price $143,235
19. 2026-01-07
    historical
20. 2025-12-18
    listed $55,000 New
21. 2025-12-18
    listed $1 New
22. 2025-12-10
    soldstatus $176,200
23. 2025-10-31
    historical
24. 2025-10-31
    historical
25. 2025-08-08
    status Active
26. 2025-07-31
    historical
27. 2025-07-14
    price $205,000
28. 2025-07-14
    price $205,000
29. 2025-04-21
    status Active
30. 2025-04-21
    status Back On Market
31. 2025-04-16
    status Pending
32. 2025-01-17
    historical Active Under Contract
33. 2024-12-31
    historical Active Under Contract
34. 2024-12-14
    price $265,000
35. 2024-12-14
    price $265,000
36. 2024-11-24
    price $275,000
37. 2024-11-24
    price $275,000
38. 2024-11-08
    listed $280,000 Active
39. 2024-11-07
    historical
40. 2024-10-28
    listed $280,000 New
41. 2021-10-22
    soldstatus $255,000 Sold
42. 2021-09-27
    status Under Contract
43. 2021-09-27
    status Active
44. 2021-09-20
    historical
45. 2021-07-21
    listed $255,000 New
46. 2002-07-18
    soldstatus $145,000
47. 1984-03-29
    soldstatus $52,000
48. 1983-11-07
    soldstatus $36,427

ⓘ 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: $6,212 · $518/mo
• Projected year-2 tax: $6,212 · $518/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°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: $25,652
• − Mortgage interest: −$9,797
• − Property taxes: −$6,212
• − Insurance: −$1,541
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$5,088
• Taxable loss: −$1,090
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $1,768/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

+393.9% since first listed

34 events — show timeline

• 2026-03-31 Listed $179,900 GAMLS
• 2026-01-20 Pending — GAMLS
• 2026-01-20 Price Changed $143,235 GAMLS
• 2026-01-20 Listing Removed — GAMLS
• 2026-01-07 Listing Removed — GAMLS
• 2025-12-18 Listed $1 GAMLS
• 2025-12-18 Listed $55,000 GAMLS
• 2025-12-10 Sold (Public Records) $176,200 Public Records
• 2025-10-31 Listing Removed — FMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-08-08 Relisted — FMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-07-14 Price Changed $205,000 GAMLS
• 2025-07-14 Price Changed $205,000 FMLS
• 2025-04-21 Relisted — FMLS
• 2025-04-21 Relisted — GAMLS
• 2025-04-16 Pending — FMLS
• 2025-01-17 Contingent — FMLS
• 2024-12-31 Contingent — GAMLS
• 2024-12-14 Price Changed $265,000 GAMLS
• 2024-12-14 Price Changed $265,000 FMLS
• 2024-11-24 Price Changed $275,000 GAMLS
• 2024-11-24 Price Changed $275,000 FMLS
• 2024-11-08 Listed $280,000 FMLS
• 2024-11-07 Coming Soon — FMLS
• 2024-10-28 Listed $280,000 GAMLS
• 2021-10-22 Sold (MLS) $255,000 GAMLS
• 2021-09-27 Pending — GAMLS
• 2021-09-27 Relisted — GAMLS
• 2021-09-20 Listing Removed — GAMLS
• 2021-07-21 Listed $255,000 GAMLS
• 2002-07-18 Sold (Public Records) $145,000 Public Records
• 1984-03-29 Sold (Public Records) $52,000 Public Records
• 1983-11-07 Sold (Public Records) $36,427 Public Records

Property tax history

+6.6%/yr

Latest (2025): $6,212 · +22.5% YoY. Source: county tax records.