3503 Adkins Rd NW · Atlanta, GA 30331

$159,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 29 Days on market

Built 1961 9,783 sqft lot Est $190k · 16% 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 +21.4/30.0
• ARV discount +14.8/15.0
• DSCR +6.8/10.0
• 1% rule +6.2/10.0
• 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

Classic 4-Sided Brick Ranch Atlanta Motivated Seller - Priced to Move Don't miss this solid 4-sided brick ranch sitting on a generous corner lot in Atlanta - a rare find that checks every box for first-time buyers and savvy investors alike. The master bedroom on the main level means effortless, single-floor living, while the fully fenced backyard offers the privacy, space, and security that's hard to come by at this price point. Brick construction means low maintenance, durability, and long-term value - exactly what you want whether you're planting roots or building a portfolio. The seller is motivated, which means real opportunity for buyers ready to act. In a market where move-in ready homes go fast, this one won't last. ? 4-sided brick - built to last, low upkeep ? Master on main - single-level convenience! Corner lot - more space, more curb appeal! Fenced backyard - private, secure, and versatile! Atlanta location - strong rental demand & appreciation potential! Motivated seller - serious offers considered Whether you're buying your first home or adding a strong asset to your portfolio, this is the kind of opportunity worth moving on today.

Key facts

• Atlanta location
• 4 sided brick
• Master on main

Tags

• 4 SIDED BRICK
• MASTER ON MAIN
• CORNER LOT
• FENCED BACKYARD
• ATLANTA LOCATION

Property features AI

Finance

• HOA & community: Near Beltline; Near public transportation; Close to schools; Near shopping; Near park; Street lights in community

Exterior

• Parking: Driveway with level access; On-street parking available; Open parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: One-story home; Resale property
• Construction: Brick construction (brick 4 sides); Composition roof; Brick/mortar foundation
• Exterior features: Garden; Front porch and rear porch; Back yard fencing with chain link (fenced)

Interior

• Kitchen: Cabinets and pantry; Dishwasher; Gas oven; Refrigerator; Disposal
• Bedrooms: Three main-level bedrooms; Master bedroom on the main level; Roommate floor plan
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet available; No shared/common walls; Family room; Crawl space basement
• Laundry & utility: Washer and dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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: 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 2% at this address vs 32% district-wide (-29 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 (+2.6%/yr); 483 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 29 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $100k; list at $159k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.12% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $190,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
679 Bolton Rd NW	0.11mi	3/1.0	1,000 (0%)	5mo	$123,000	$123	91
3730 Clovis Ct NW	0.29mi	3/2.0	1,000 (0%)	2mo	$211,999	$212	81
779 Amber Pl NW	0.42mi	4/2.0 (+1)	1,018 (+2%)	2mo	$232,000	$228	67
394 Argus Cir	0.55mi	3/1.0	1,050 (+5%)	3mo	$120,000	$114	64
362 Ard Pl NW	0.59mi	3/1.0	1,050 (+5%)	1mo	$150,000	$143	64
711 Alfred Rd NW	0.35mi	3/2.0	1,089 (+9%)	2mo	$235,000	$216	63
876 Bolton Pl NW	0.49mi	3/1.0	1,095 (+10%)	1mo	$130,000	$119	60
3683 Fairlane Dr NW	0.47mi	3/1.0	875 (-12%)	1mo	$120,000	$137	56
800 Fairburn Rd NW	0.42mi	3/2.0	1,109 (+11%)	3mo	$244,000	$220	56
3665 Bolfair Dr NW	0.39mi	3/2.0	1,144 (+14%)	3mo	$217,000	$190	52
3231 Amhurst Dr	0.70mi	3/3.0	1,021 (+2%)	6mo	$155,700	$152	51
309 Hemphill School Rd NW	0.67mi	3/2.0	1,144 (+14%)	4mo	$219,900	$192	37

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-11,426
• Equity at exit: $23,707

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $6,875
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$834
• Tax from tax record: −$273 /mo · $3,273/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $234

Break-even live

Break-even rent $1,485

Max offer price $159,000

Occupancy floor 82%

Sensitivity live

Price	-10% $324	-5% $279	+0% $234	+5% $189	+10% $144
Rent	-10% $94	-5% $164	+0% $234	+5% $305	+10% $375
Rate	-1.0pp $314	-0.5pp $275	base $234	+0.5pp $193	+1.0pp $151

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3537 Fairburn Pl NW Atlanta, GA	2.0	1.0	1484	$2,000	$1.35	25d	1	0.11mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	22d	1	0.27mi
3610 Bolfair Dr NW Atlanta, GA	3.0	1.5	1178	$1,900	$1.61	25d	1	0.29mi
3566 Bolfair Dr NW Atlanta, GA	3.0	2.0	1192	$1,595	$1.34	14d	1	0.29mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	11d	1	0.35mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	25d	1	0.40mi
451 Fairlock Ln NW Atlanta, GA	3.0	1.0	1141	$1,450	$1.27	25d	1	0.41mi
942 Fairburn Rd NW Atlanta, GA	3.0	2.0	900	$1,623	$1.80	22d	1	0.47mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	25d	1	0.49mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	25d	1	0.50mi
875 Fairburn Rd NW Atlanta, GA	3.0	1.0	850	$1,375	$1.62	17d	1	0.52mi
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	6d	2	0.73mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	25d	1	0.84mi
1015 Hayden St Atlanta, GA	3.0	2.5	1339	$2,550	$1.90	5d	1	0.85mi
1040 Summerfield Way Atlanta, GA	3.0	2.5	1378	$2,150	$1.56	25d	1	0.87mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	3d	12	0.94mi
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	8d	15	0.95mi
1071 Bolton Rd NW Atlanta, GA	3.0	2.0–2.5	1358	$2,388	$1.76	6d	2	0.99mi
440 Dartmouth Dr SW Atlanta, GA	4.0	3.0	1148	$1,795	$1.56	21d	1	1.15mi
3919 Wisteria Ln SW Atlanta, GA	4.0	2.0	1126	$1,730	$1.54	14d	1	1.20mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	25d	1	1.22mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	15d	1	1.30mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	15d	1	1.30mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	25d	1	1.41mi

Listing history 21 events

1. 2026-06-16
   statusdays on market $159,000 Pending 29 DOM
2. 2026-06-15
   days on market $159,000 Active Under Contract 28 DOM
3. 2026-06-13
   days on market $159,000 Active Under Contract 26 DOM
4. 2026-06-13
   days on market $159,000 Active Under Contract 25 DOM
5. 2026-06-09
   days on market $159,000 Active Under Contract 22 DOM
6. 2026-06-08
   days on market $159,000 Active Under Contract 21 DOM
7. 2026-06-07
   statusdays on market $159,000 Active Under Contract 20 DOM
8. 2026-06-04
   days on market $159,000 Active 17 DOM
9. 2026-06-03
   days on market $159,000 Active 16 DOM
10. 2026-06-02
    days on market $159,000 Active 15 DOM
11. 2026-06-01
    days on market $159,000 Active 14 DOM
12. 2026-05-31
    days on market $159,000 Active 13 DOM
13. 2026-05-18
    listed $159,000 New 1189-char remark

    Show marketing remark (1189 chars)

    Classic 4-Sided Brick Ranch Atlanta Motivated Seller - Priced to Move Don't miss this solid 4-sided brick ranch sitting on a generous corner lot in Atlanta - a rare find that checks every box for first-time buyers and savvy investors alike. The master bedroom on the main level means effortless, single-floor living, while the fully fenced backyard offers the privacy, space, and security that's hard to come by at this price point. Brick construction means low maintenance, durability, and long-term value - exactly what you want whether you're planting roots or building a portfolio. The seller is motivated, which means real opportunity for buyers ready to act. In a market where move-in ready homes go fast, this one won't last. ? 4-sided brick - built to last, low upkeep ? Master on main - single-level convenience! Corner lot - more space, more curb appeal! Fenced backyard - private, secure, and versatile! Atlanta location - strong rental demand & appreciation potential! Motivated seller - serious offers considered Whether you're buying your first home or adding a strong asset to your portfolio, this is the kind of opportunity worth moving on today.

14. 2026-05-18
    listed $159,000 Active

    Show marketing remark (1189 chars)

    Classic 4-Sided Brick Ranch Atlanta Motivated Seller - Priced to Move Don't miss this solid 4-sided brick ranch sitting on a generous corner lot in Atlanta - a rare find that checks every box for first-time buyers and savvy investors alike. The master bedroom on the main level means effortless, single-floor living, while the fully fenced backyard offers the privacy, space, and security that's hard to come by at this price point. Brick construction means low maintenance, durability, and long-term value - exactly what you want whether you're planting roots or building a portfolio. The seller is motivated, which means real opportunity for buyers ready to act. In a market where move-in ready homes go fast, this one won't last. ? 4-sided brick - built to last, low upkeep ? Master on main - single-level convenience! Corner lot - more space, more curb appeal! Fenced backyard - private, secure, and versatile! Atlanta location - strong rental demand & appreciation potential! Motivated seller - serious offers considered Whether you're buying your first home or adding a strong asset to your portfolio, this is the kind of opportunity worth moving on today.

15. 2019-05-16
    soldstatus $100,000
16. 2019-05-14
    soldstatus $100,000 Closed 344-char remark

    Show marketing remark (344 chars)

    Ranch on a corner lot with 3 bedrooms, 4 side brick with a large fence yard in a quiet neighborhood. Has all hardwood floors, gas stove, Laundry room, updated windows and HVAC appro. 4 years old. It also has a fence in Dog run area. Close to an active park, mins from I-20, and I-285. Marta bus stop within walking distance, two blocks.

17. 2019-05-14
    soldstatus $100,000 Sold

    Show marketing remark (344 chars)

    Ranch on a corner lot with 3 bedrooms, 4 side brick with a large fence yard in a quiet neighborhood. Has all hardwood floors, gas stove, Laundry room, updated windows and HVAC appro. 4 years old. It also has a fence in Dog run area. Close to an active park, mins from I-20, and I-285. Marta bus stop within walking distance, two blocks.

18. 2019-04-29
    status Pending 344-char remark

    Show marketing remark (344 chars)

    Ranch on a corner lot with 3 bedrooms, 4 side brick with a large fence yard in a quiet neighborhood. Has all hardwood floors, gas stove, Laundry room, updated windows and HVAC appro. 4 years old. It also has a fence in Dog run area. Close to an active park, mins from I-20, and I-285. Marta bus stop within walking distance, two blocks.

19. 2019-04-29
    status Under Contract

    Show marketing remark (344 chars)

    Ranch on a corner lot with 3 bedrooms, 4 side brick with a large fence yard in a quiet neighborhood. Has all hardwood floors, gas stove, Laundry room, updated windows and HVAC appro. 4 years old. It also has a fence in Dog run area. Close to an active park, mins from I-20, and I-285. Marta bus stop within walking distance, two blocks.

20. 2019-04-16
    listed $109,000 Active 344-char remark

    Show marketing remark (344 chars)

    Ranch on a corner lot with 3 bedrooms, 4 side brick with a large fence yard in a quiet neighborhood. Has all hardwood floors, gas stove, Laundry room, updated windows and HVAC appro. 4 years old. It also has a fence in Dog run area. Close to an active park, mins from I-20, and I-285. Marta bus stop within walking distance, two blocks.

21. 2019-04-16
    listed $109,000 New

    Show marketing remark (344 chars)

    Ranch on a corner lot with 3 bedrooms, 4 side brick with a large fence yard in a quiet neighborhood. Has all hardwood floors, gas stove, Laundry room, updated windows and HVAC appro. 4 years old. It also has a fence in Dog run area. Close to an active park, mins from I-20, and I-285. Marta bus stop within walking distance, two blocks.

ⓘ 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: $3,273 · $273/mo
• Projected year-2 tax: $3,273 · $273/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 24% 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: $21,375
• − Mortgage interest: −$8,906
• − Property taxes: −$3,273
• − Insurance: −$795
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$4,625
• Taxable income: $355
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $2,727/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

+45.9% since first listed

9 events — show timeline

• 2026-05-18 Listed $159,000 FMLS
• 2026-05-18 Listed $159,000 GAMLS
• 2019-05-16 Sold (Public Records) $100,000 Public Records
• 2019-05-14 Sold (MLS) $100,000 GAMLS
• 2019-05-14 Sold (MLS) $100,000 FMLS
• 2019-04-29 Pending — FMLS
• 2019-04-29 Pending — GAMLS
• 2019-04-16 Listed $109,000 GAMLS
• 2019-04-16 Listed $109,000 FMLS

Property tax history

+31.1%/yr

Latest (2025): $3,273 · +69.4% YoY. Source: county tax records.