350 Willis Mill Rd SW · Atlanta, GA 30311

$90,000

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 248 Days on market

Built 1930 0.51 ac lot $103/sqft · 58% below area ↓ 28% since listing

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

Listing remarks MLS

(Back on Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

Key facts

• 0.51 acre lot
• Built 1930
• Listed 248 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: 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); 245 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% of the median local income ($51k/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 $622 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 3y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.84%
• DSCR: 2.11
• GRM: 4.9

CMA / ARV

• ARV (median comp): $211,877
• List price: $90,000
• Delta: -57.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Henry Aaron Ave	0.53mi	2/1.0	841 (-3%)	5mo	$75,000	$89	66
191 Florida Ave SW	0.32mi	3/1.0 (+1)	950 (+9%)	3mo	$135,000	$142	62
1 Lamar Ave SW	0.57mi	2/2.0	800 (-8%)	3mo	$185,000	$231	54
116 Dahlia Ave NW	0.75mi	3/2.0 (+1)	858 (-1%)	1mo	$66,675	$78	53
2200 Larchwood Rd SW	0.41mi	2/2.0	984 (+13%)	3mo	$146,000	$148	53
185 Florida Ave SW	0.33mi	3/1.0 (+1)	925 (+6%)	21mo	$225,000	$243	52
2168 Martin Luther King Jr Dr SW	0.48mi	3/2.0 (+1)	988 (+14%)	21mo	$210,000	$213	29

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: 14.7%
• Equity multiple: 1.56×
• Total profit: $14,228
• Equity at exit: $13,419

10-year hold

• IRR: 20.9%
• Equity multiple: 2.51×
• Total profit: $38,146
• Equity at exit: $7,782

Cash invested: $25,200 (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: 245
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$472
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $522

Break-even live

Break-even rent $864

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	24d	1	0.25mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	4d	1	0.44mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	14d	1	0.44mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,356	$1.21	2d	19	0.52mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,574	$1.51	2d	26	0.59mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	24d	1	0.68mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	5d	1	0.68mi
2225 Beecher Cir SW Atlanta, GA	1.0	1.5	800	$795	$0.99	12d	1	0.86mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	24d	1	0.89mi
2175 Pansy St NW Atlanta, GA	2.0	1.0	624	$1,403	$2.25	24d	1	0.96mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	1.13mi
2557 Hightower Ct NW Atlanta, GA	1.0	1.0	1000	$650	$0.65	24d	1	1.13mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	1.19mi
295 Penelope Dr NW Atlanta, GA	1.0–2.0	1.0	751	$1,542	$2.05	22d	1	1.24mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	3d	1	1.26mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	24d	1	1.26mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	24d	1	1.26mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	7d	1	1.27mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	12d	1	1.27mi
2232 Highview Rd SW Unit C Atlanta, GA	1.0	1.0	760	$2,000	$2.63	24d	1	1.32mi
3136 Martin Luther King Jr Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	800	$1,250	$1.56	20d	5	1.32mi
1699 Derry Ave SW Atlanta, GA	2.0	1.0	825	$1,800	$2.18	24d	1	1.37mi

Listing history 50 events

1. 2026-05-31
   days on market $90,000 Active 248 DOM
2. 2026-02-27
   price $90,000 231-char remark

   Show marketing remark (235 chars)

   (Back on the Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

3. 2026-02-27
   price $90,000 235-char remark

   Show marketing remark (235 chars)

   (Back on the Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

4. 2026-02-02
   status Back On Market 231-char remark

   Show marketing remark (235 chars)

   (Back on the Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

5. 2026-02-02
   status Active 235-char remark

   Show marketing remark (235 chars)

   (Back on the Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

6. 2026-01-09
   status Under Contract 231-char remark

   Show marketing remark (235 chars)

   (Back on the Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

7. 2026-01-09
   historical Active Under Contract 235-char remark

   Show marketing remark (235 chars)

   (Back on the Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

8. 2025-12-30
   price $95,000 235-char remark

   Show marketing remark (231 chars)

   (Back on Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

9. 2025-12-30
   price $95,000 231-char remark

   Show marketing remark (231 chars)

   (Back on Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

10. 2025-10-08
    price $99,000 231-char remark

    Show marketing remark (235 chars)

    (Back on the Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

11. 2025-10-08
    price $99,000 235-char remark

    Show marketing remark (235 chars)

    (Back on the Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

12. 2025-09-25
    listed $115,000 New 231-char remark

    Show marketing remark (235 chars)

    (Back on the Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

13. 2025-09-25
    listed $115,000 Active 235-char remark

    Show marketing remark (235 chars)

    (Back on the Market, deal fell through) Investors, Investors, Investors! Here's an Opportunity for a total rehab or tore down and build a new home on the property of this Half-Acre lot. This is a Fixer Upper and it needs a lot of work.

14. 2025-03-13
    historical
15. 2025-03-07
    historical
16. 2025-03-07
    historical
17. 2025-03-07
    historical
18. 2025-03-04
    price $110,000
19. 2025-03-04
    price $110,000
20. 2025-03-03
    price $110,000
21. 2025-03-03
    price $110,000
22. 2025-02-10
    price $115,000
23. 2025-02-10
    price $115,000
24. 2025-02-08
    price $115,000
25. 2025-02-08
    price $115,000
26. 2025-01-22
    price $120,000
27. 2025-01-22
    price $120,000
28. 2025-01-22
    price $120,000
29. 2025-01-22
    price $120,000
30. 2025-01-03
    price $130,000
31. 2025-01-03
    price $130,000
32. 2025-01-03
    price $130,000
33. 2025-01-03
    price $130,000
34. 2024-12-16
    listed $140,000 Active
35. 2024-12-16
    listed $140,000 New
36. 2024-12-10
    price $140,000
37. 2024-12-10
    price $140,000
38. 2024-11-21
    listed $150,000 New
39. 2024-11-21
    listed $150,000 Active
40. 2023-08-22
    status Under Contract
41. 2023-08-03
    historical Active Under Contract
42. 2023-08-01
    status Back On Market
43. 2023-07-31
    historical
44. 2023-07-31
    historical
45. 2023-07-25
    status Back On Market
46. 2023-07-21
    historical
47. 2023-07-06
    price $89,000
48. 2023-07-05
    status Back On Market
49. 2023-06-30
    historical
50. 2023-06-27
    price $95,000

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,075 · $173/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $18,288
• − Mortgage interest: −$5,041
• − Property taxes: −$2,075
• − Insurance: −$450
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$2,618
• Taxable income: $5,177
• Est. tax owed @ 24.0%: −$1,242
• After-tax cash flow: $5,016/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

-28.0% since first listed

54 events — show timeline

• 2026-02-27 Price Changed $90,000 GAMLS
• 2026-02-27 Price Changed $90,000 FMLS
• 2026-02-02 Relisted — GAMLS
• 2026-02-02 Relisted — FMLS
• 2026-01-09 Pending — GAMLS
• 2026-01-09 Contingent — FMLS
• 2025-12-30 Price Changed $95,000 FMLS
• 2025-12-30 Price Changed $95,000 GAMLS
• 2025-10-08 Price Changed $99,000 GAMLS
• 2025-10-08 Price Changed $99,000 FMLS
• 2025-09-25 Listed $115,000 FMLS
• 2025-09-25 Listed $115,000 GAMLS
• 2025-03-13 Listing Removed — FMLS
• 2025-03-07 Listing Removed — FMLS
• 2025-03-07 Listing Removed — GAMLS
• 2025-03-07 Listing Removed — GAMLS
• 2025-03-04 Price Changed $110,000 GAMLS
• 2025-03-04 Price Changed $110,000 GAMLS
• 2025-03-03 Price Changed $110,000 FMLS
• 2025-03-03 Price Changed $110,000 FMLS
• 2025-02-10 Price Changed $115,000 GAMLS
• 2025-02-10 Price Changed $115,000 GAMLS
• 2025-02-08 Price Changed $115,000 FMLS
• 2025-02-08 Price Changed $115,000 FMLS
• 2025-01-22 Price Changed $120,000 GAMLS
• 2025-01-22 Price Changed $120,000 GAMLS
• 2025-01-22 Price Changed $120,000 FMLS
• 2025-01-22 Price Changed $120,000 FMLS
• 2025-01-03 Price Changed $130,000 GAMLS
• 2025-01-03 Price Changed $130,000 GAMLS
• 2025-01-03 Price Changed $130,000 FMLS
• 2025-01-03 Price Changed $130,000 FMLS
• 2024-12-16 Listed $140,000 GAMLS
• 2024-12-16 Listed $140,000 FMLS
• 2024-12-10 Price Changed $140,000 GAMLS
• 2024-12-10 Price Changed $140,000 FMLS
• 2024-11-21 Listed $150,000 FMLS
• 2024-11-21 Listed $150,000 GAMLS
• 2023-08-22 Pending — GAMLS
• 2023-08-03 Contingent — GAMLS
• 2023-08-01 Relisted — GAMLS
• 2023-07-31 Listing Removed — GAMLS
• 2023-07-31 Listing Removed — GAMLS
• 2023-07-25 Relisted — GAMLS
• 2023-07-21 Listing Removed — GAMLS
• 2023-07-06 Price Changed $89,000 GAMLS
• 2023-07-05 Relisted — GAMLS
• 2023-06-30 Listing Removed — GAMLS
• 2023-06-27 Price Changed $95,000 GAMLS
• 2023-06-26 Relisted — GAMLS
• 2023-06-26 Price Changed $105,000 GAMLS
• 2023-06-23 Listing Removed — GAMLS
• 2023-06-20 Price Changed $119,000 GAMLS
• 2023-06-12 Listed $125,000 GAMLS

Property tax history

+4.4%/yr

Latest (2025): $2,075 · -18.1% YoY. Source: county tax records.