2608 Barge SW · Atlanta, GA 30331

$175,000

2 bd · 1.0 ba · 906 sqft · SingleFamily public records · 63 Days on market

Built 1953 7,622 sqft lot $193/sqft · 17% below area Est $211k · 17% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• 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

Step into your sanctuary in Southwest Atlanta! This charming bungalow invites you into a sun-drenched living room, seamlessly flowing into a modern kitchen boasting new cabinets, countertops, and state-of-the-art appliances. The master bedroom has been beautifully renovated, offering a touch of luxury with its new bathroom, while down the hall, you'll find updated guest suites and a second bathroom. Ideal for first-time buyers craving comfort, savvy investor looking to cash-flow (9% cap rate!), or second-homeowners looking for a cute property close to it all! Seize the opportunity-schedule your tour now and make this haven yours! Other features include NEW HVAC, ROOF, & WATER HEATER.

Key facts

• New cabinets
• New countertops
• Modern kitchen

Tags

• SUN-DRENCHED LIVING ROOM
• MODERN KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS
• STATE-OF-THE-ART APPLIANCES
• RENOVATED MASTER BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-27 ($-326/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (14.3% below list).
• Recommended offer: $150k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 12 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).

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 63 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 2y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $150,060 (14.3% 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 63 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $210,590
• List price: $175,000
• Delta: -16.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3668 Bunker Hill Dr SW	0.14mi	2/1.0	888 (-2%)	11mo	$176,000	$198	81
3793 Stone Rd SW	0.21mi	3/1.0 (+1)	925 (+2%)	9mo	$155,000	$168	75
3667 Bunker Hill Dr SW	0.15mi	3/1.0 (+1)	925 (+2%)	21mo	$165,000	$178	67
3877 Stone Rd SW	0.29mi	3/1.0 (+1)	999 (+10%)	0mo	$70,000	$70	64
2540 SW Rex Ave SW	0.13mi	2/1.0	1,008 (+11%)	23mo	$181,800	$180	56

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: -17.8%
• Equity multiple: 0.38×
• Total profit: $-30,619
• Equity at exit: $26,093

10-year hold

• IRR: -10.6%
• Equity multiple: 0.37×
• Total profit: $-31,057
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$918
• Tax from tax record: −$222 /mo · $2,664/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-27

Break-even live

Break-even rent $1,535

Max offer price $170,202

Occupancy floor 97%

Sensitivity live

Price	-10% $72	-5% $22	+0% $-27	+5% $-77	+10% $-126
Rent	-10% $-146	-5% $-86	+0% $-27	+5% $32	+10% $91
Rate	-1.0pp $61	-0.5pp $17	base $-27	+0.5pp $-73	+1.0pp $-119

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$1,936	$1.96	2d	52	0.25mi
3381 Greenbriar Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	836	$1,416	$1.69	24d	1	0.25mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	3d	5	0.69mi
3261 Hogan Rd SW Atlanta, GA	1.0	1.0	714	$1,104	$1.55	24d	1	0.74mi
3030 Continental Colony Pkwy SW Atlanta, GA	1.0	1.0	576	$1,125	$1.95	17d	2	0.80mi
3901 Campbellton Rd SW Unit 3901-L04 Atlanta, GA	2.0	1.5	1093	$1,140	$1.04	24d	1	0.83mi
3901 Campbellton Rd SW Unit 3909-K01 Atlanta, GA	2.0	1.5	1093	$1,199	$1.10	24d	1	0.83mi
3901 Campbellton Rd SW Unit 3909-M06 Atlanta, GA	2.0	1.5	1093	$1,150	$1.05	24d	1	0.83mi
3000 Continental Colony Pkwy SW Atlanta, GA	1.0	1.5	800	$1,200	$1.50	21d	1	0.88mi
2100 Southwood Blvd SW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,537	$1.63	1d	15	1.10mi
3540 N Camp Creek Pkwy SW Atlanta, GA	1.0–5.0	1.0–2.0	1100	$1,262	$1.15	24d	1	1.17mi
2111 Kimberly Rd SW Atlanta, GA	2.0	1.0	996	$1,600	$1.61	8d	1	1.34mi

Listing history 50 events

1. 2026-06-18
   days on market $175,000 Active 63 DOM
2. 2026-06-17
   days on market $175,000 Active 62 DOM
3. 2026-06-16
   days on market $175,000 Active 61 DOM
4. 2026-06-15
   days on market $175,000 Active 60 DOM
5. 2026-06-13
   days on market $175,000 Active 58 DOM
6. 2026-06-13
   days on market $175,000 Active 57 DOM
7. 2026-06-09
   days on market $175,000 Active 54 DOM
8. 2026-06-08
   days on market $175,000 Active 53 DOM
9. 2026-06-07
   days on market $175,000 Active 52 DOM
10. 2026-06-04
    days on market $175,000 Active 49 DOM
11. 2026-06-03
    days on market $175,000 Active 48 DOM
12. 2026-06-02
    days on market $175,000 Active 47 DOM
13. 2026-06-01
    days on market $175,000 Active 46 DOM
14. 2026-05-31
    days on market $175,000 Active 45 DOM
15. 2026-05-18
    price $190,000 696-char remark

    Show marketing remark (696 chars)

    Step into your sanctuary in Southwest Atlanta! This charming bungalow invites you into a sun-drenched living room, seamlessly flowing into a modern kitchen boasting new cabinets, countertops, and state-of-the-art appliances. The master bedroom has been beautifully renovated, offering a touch of luxury with its new bathroom, while down the hall, you'll find updated guest suites and a second bathroom. Ideal for first-time buyers craving comfort, savvy investor looking to cash-flow (9% cap rate!), or second-homeowners looking for a cute property close to it all! Seize the opportunity-schedule your tour now and make this haven yours! Other features include NEW HVAC, ROOF, & WATER HEATER.

16. 2026-05-18
    price $190,000 696-char remark

    Show marketing remark (696 chars)

    Step into your sanctuary in Southwest Atlanta! This charming bungalow invites you into a sun-drenched living room, seamlessly flowing into a modern kitchen boasting new cabinets, countertops, and state-of-the-art appliances. The master bedroom has been beautifully renovated, offering a touch of luxury with its new bathroom, while down the hall, you'll find updated guest suites and a second bathroom. Ideal for first-time buyers craving comfort, savvy investor looking to cash-flow (9% cap rate!), or second-homeowners looking for a cute property close to it all! Seize the opportunity-schedule your tour now and make this haven yours! Other features include NEW HVAC, ROOF, & WATER HEATER.

17. 2026-04-16
    listed $200,000 New 696-char remark

    Show marketing remark (696 chars)

    Step into your sanctuary in Southwest Atlanta! This charming bungalow invites you into a sun-drenched living room, seamlessly flowing into a modern kitchen boasting new cabinets, countertops, and state-of-the-art appliances. The master bedroom has been beautifully renovated, offering a touch of luxury with its new bathroom, while down the hall, you'll find updated guest suites and a second bathroom. Ideal for first-time buyers craving comfort, savvy investor looking to cash-flow (9% cap rate!), or second-homeowners looking for a cute property close to it all! Seize the opportunity-schedule your tour now and make this haven yours! Other features include NEW HVAC, ROOF, & WATER HEATER.

18. 2026-04-16
    listed $200,000 Active 696-char remark

    Show marketing remark (696 chars)

    Step into your sanctuary in Southwest Atlanta! This charming bungalow invites you into a sun-drenched living room, seamlessly flowing into a modern kitchen boasting new cabinets, countertops, and state-of-the-art appliances. The master bedroom has been beautifully renovated, offering a touch of luxury with its new bathroom, while down the hall, you'll find updated guest suites and a second bathroom. Ideal for first-time buyers craving comfort, savvy investor looking to cash-flow (9% cap rate!), or second-homeowners looking for a cute property close to it all! Seize the opportunity-schedule your tour now and make this haven yours! Other features include NEW HVAC, ROOF, & WATER HEATER.

19. 2025-11-30
    historical
20. 2025-11-30
    historical
21. 2025-11-30
    historical
22. 2025-11-21
    price $187,000
23. 2025-10-13
    status Price Change
24. 2025-10-13
    status Price Change
25. 2025-10-13
    price $195,000
26. 2025-10-13
    price $195,000
27. 2025-10-13
    price $195,000
28. 2025-10-13
    status Active
29. 2025-09-30
    historical
30. 2025-09-30
    historical
31. 2025-09-30
    historical
32. 2025-09-22
    price $210,000
33. 2025-09-18
    price $210,000
34. 2025-09-11
    price $210,000
35. 2025-09-03
    status Back On Market
36. 2025-09-03
    status Price Change
37. 2025-09-03
    status Active
38. 2025-09-03
    price $220,000
39. 2025-09-03
    price $220,000
40. 2025-09-02
    historical
41. 2025-09-01
    historical
42. 2025-09-01
    historical
43. 2025-07-14
    price $220,000
44. 2025-07-01
    price $227,500
45. 2025-07-01
    price $227,500
46. 2025-06-17
    listed $232,500 Active
47. 2025-06-17
    listed $232,500 New
48. 2025-05-09
    listed $232,500 New
49. 2024-08-21
    historical $1,850
50. 2024-06-24
    historical

ⓘ 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: $2,664 · $222/mo
• Projected year-2 tax: $2,664 · $222/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $18,007
• − Mortgage interest: −$9,803
• − Property taxes: −$2,664
• − Insurance: −$875
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$5,091
• Taxable loss: −$3,307
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $468/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

+439.0% since first listed

75 events — show timeline

• 2026-05-18 Price Changed $190,000 GAMLS
• 2026-05-18 Price Changed $190,000 FMLS
• 2026-04-16 Listed $200,000 FMLS
• 2026-04-16 Listed $200,000 GAMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-11-30 Listing Removed — FMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-11-21 Price Changed $187,000 GAMLS
• 2025-10-13 Relisted — GAMLS
• 2025-10-13 Relisted — GAMLS
• 2025-10-13 Price Changed $195,000 FMLS
• 2025-10-13 Price Changed $195,000 GAMLS
• 2025-10-13 Price Changed $195,000 GAMLS
• 2025-10-13 Relisted — FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-22 Price Changed $210,000 GAMLS
• 2025-09-18 Price Changed $210,000 FMLS
• 2025-09-11 Price Changed $210,000 GAMLS
• 2025-09-03 Relisted — GAMLS
• 2025-09-03 Relisted — GAMLS
• 2025-09-03 Relisted — FMLS
• 2025-09-03 Price Changed $220,000 GAMLS
• 2025-09-03 Price Changed $220,000 FMLS
• 2025-09-02 Listing Removed — GAMLS
• 2025-09-01 Listing Removed — FMLS
• 2025-09-01 Listing Removed — GAMLS
• 2025-07-14 Price Changed $220,000 GAMLS
• 2025-07-01 Price Changed $227,500 GAMLS
• 2025-07-01 Price Changed $227,500 FMLS
• 2025-06-17 Listed $232,500 GAMLS
• 2025-06-17 Listed $232,500 FMLS
• 2025-05-09 Listed $232,500 GAMLS
• 2024-08-21 Rental Removed $1,850 Avail
• 2024-06-24 Listing Removed — GAMLS
• 2024-06-24 Listing Removed — FMLS
• 2024-06-23 Listed for Rent $1,850 Avail
• 2024-06-12 Price Changed $239,900 GAMLS
• 2024-06-12 Price Changed $239,900 FMLS
• 2024-06-05 Listed $250,000 GAMLS
• 2024-06-05 Listed $250,000 FMLS
• 2024-06-01 Listing Removed — GAMLS
• 2024-06-01 Listing Removed — FMLS
• 2024-05-20 Relisted — GAMLS
• 2024-05-20 Price Changed $250,000 GAMLS
• 2024-05-20 Price Changed $250,000 FMLS
• 2024-05-02 Listing Removed — GAMLS
• 2024-04-29 Price Changed $260,000 GAMLS
• 2024-04-29 Price Changed $260,000 FMLS
• 2024-04-18 Price Changed $265,000 GAMLS
• 2024-04-18 Price Changed $265,000 FMLS
• 2024-03-27 Relisted — GAMLS
• 2024-03-27 Price Changed $270,000 GAMLS
• 2024-03-27 Price Changed $270,000 FMLS
• 2024-03-27 Relisted — FMLS
• 2024-03-22 Delisted — GAMLS
• 2024-03-05 Price Changed $255,000 GAMLS
• 2024-03-05 Price Changed $255,000 FMLS
• 2024-01-23 Listed $265,000 GAMLS
• 2024-01-23 Listed $265,000 FMLS
• 2023-07-24 Pending — FMLS
• 2023-07-20 Sold (MLS) $140,000 GAMLS
• 2023-07-20 Sold (MLS) $140,000 FMLS
• 2023-07-19 Pending — GAMLS
• 2023-07-09 Contingent — GAMLS
• 2023-07-09 Contingent — FMLS
• 2023-06-28 Price Changed $140,000 FMLS
• 2023-06-28 Price Changed $140,000 GAMLS
• 2005-04-14 Sold (Public Records) $100,000 Public Records
• 2003-01-28 Sold (Public Records) $90,000 Public Records
• 2002-08-06 Sold (Public Records) $67,000 Public Records
• 2002-07-31 Sold (Public Records) $56,000 Public Records
• 1999-03-12 Sold (Public Records) $73,000 Public Records
• 1984-12-12 Sold (Public Records) $35,250 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,664 · -0.1% YoY. Source: county tax records.