2776 Santa Barbara Dr NW · Atlanta, GA 30318

$135,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 29 Days on market

Built 1955 7,440 sqft lot Est $152k · 11% under

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Why this score? — see what drove the B 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 +28.4/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in Historic Collier Heights! Don’t miss this incredible opportunity to add value and build equity in one of Atlanta’s fastest-growing and most sought-after communities. This charming fixer-upper sits on a solid foundation and offers endless potential for investors or savvy homeowners looking for their next rehab project. The existing carport presents the perfect opportunity to create a spacious owner’s suite with a full bathroom, transforming the home into a 4-bedroom, 2-bath layout. Inside, you’ll find real hardwood floors and a functional floorplan where the living room flows effortlessly into the kitchen. Priced to sell, this is a rare chance to p

Key facts

• Real hardwood floors
• Solid foundation
• Functional floorplan

Tags

• HISTORIC COLLIER HEIGHTS
• SOLID FOUNDATION
• REAL HARDWOOD FLOORS
• FUNCTIONAL FLOORPLAN
• BELTLINE ACCESS
• NEARBY GREEN SPACES

Property features AI

Finance

• Other: Road surface: Asphalt; Road frontage: City street; Directions: Use GPS; County: Fulton, GA

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric: Other; Other utilities
• Home design: One-level single-family home; Brick construction; Shingle roof; Slab foundation
• Construction: Brick construction; Shingle roof; Slab foundation; Property listed as fixer
• Exterior features: Back yard fencing; Chain link fence; Patio

Interior

• Kitchen: Kitchen opens to family room (view to family room); Other kitchen features
• Bedrooms: Three main-level bedrooms
• Flooring: Other flooring
• Bathrooms: One full bathroom (main level); Master bathroom: Other features
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: No shared/common walls; Fixer condition
• Laundry & utility: Laundry: Other features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 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.
• Zoned schools: Barack And Michelle Obama Academy (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 258 students, 100% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 5% at this address vs 32% district-wide (-26 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 722 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.91%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $152,150
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2648 Santa Monica Dr NW	0.10mi	3/1.0	850 (0%)	11mo	$157,500	$185	86
2720 Santa Barbara Dr NW	0.12mi	3/1.0	912 (+7%)	9mo	$149,000	$163	75
467 Park Valley Dr NW	0.64mi	3/1.0	840 (-1%)	3mo	$122,000	$145	66
2631 Godfrey Dr NW	0.51mi	3/1.0	840 (-1%)	12mo	$150,000	$179	64
568 Commercial Ave NW	0.27mi	2/1.0 (-1)	728 (-14%)	10mo	$165,000	$227	50
462 Center Hill Ave	0.56mi	2/1.0 (-1)	768 (-10%)	8mo	$185,000	$241	46
2375 Baker Rd NW	0.53mi	2/1.0 (-1)	725 (-15%)	4mo	$112,500	$155	42

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $6,508
• Equity at exit: $20,129

10-year hold

• IRR: 14.2%
• Equity multiple: 2.15×
• Total profit: $43,580
• Equity at exit: $11,672

Cash invested: $37,800 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $438

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 70%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	24d	1	0.37mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	24d	1	0.39mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	24d	1	0.64mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	0.78mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	24d	1	0.85mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	0.92mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	2d	19	1.01mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	2d	26	1.04mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	11d	1	1.04mi
2175 Pansy St NW Atlanta, GA	2.0	1.0	624	$1,403	$2.25	24d	1	1.04mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	22d	1	1.09mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	24d	1	1.10mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	5d	1	1.10mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	1.15mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	24d	1	1.28mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	5d	1	1.30mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	24d	1	1.32mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	4d	1	1.38mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	14d	1	1.38mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	20d	1	1.40mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	24d	1	1.40mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	24d	1	1.42mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	3d	1	1.42mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	24d	1	1.42mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	24d	1	1.42mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	24d	1	1.43mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	7d	1	1.43mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	12d	1	1.43mi
3136 Martin Luther King Jr Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	800	$1,250	$1.56	20d	5	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 29 DOM
2. 2026-06-17
   days on market $135,000 Active 28 DOM
3. 2026-06-16
   days on market $135,000 Active 27 DOM
4. 2026-06-15
   days on market $135,000 Active 26 DOM
5. 2026-06-13
   days on market $135,000 Active 24 DOM
6. 2026-06-13
   days on market $135,000 Active 23 DOM
7. 2026-06-09
   days on market $135,000 Active 20 DOM
8. 2026-06-08
   days on market $135,000 Active 19 DOM
9. 2026-06-07
   days on market $135,000 Active 18 DOM
10. 2026-06-04
    days on market $135,000 Active 15 DOM
11. 2026-06-03
    days on market $135,000 Active 14 DOM
12. 2026-06-02
    days on market $135,000 Active 13 DOM
13. 2026-06-01
    days on market $135,000 Active 12 DOM
14. 2026-05-31
    days on market $135,000 Active 11 DOM
15. 2026-05-20
    listed $135,000 Active

ⓘ 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 5/10 Major 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,826
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$3,927
• Taxable income: $3,304
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,464/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

1 event — show timeline

• 2026-05-20 Listed $135,000 FMLS

Property tax history

-15.7%/yr

Latest (2025): $7 · -54.7% YoY. Source: county tax records.