3363 Lake Valley Rd NW · Atlanta, GA 30331

$90,000

3 bd · 1.0 ba · 784 sqft · SingleFamily public records · 121 Days on market

Built 1946 0.44 ac lot $115/sqft · 50% below area Est $180k · 50% under ↓ 33% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Conveniently located in Atlanta with a new roof installed about five years ago, remodeled bathroom, new windows, new HVAC installed about three years ago and way much more.

Key facts

• Remodeled bathroom
• New hvac
• New roof

Tags

• NEW ROOF
• REMODELED BATHROOM
• NEW WINDOWS
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/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 14.6% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $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 + 2.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 18y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 121 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 1946 — 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: 1.82% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.51%
• DSCR: 2.31
• GRM: 4.6

CMA / ARV

• ARV (median comp): $179,847
• List price: $90,000
• Delta: -49.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3512 Fairlane Dr NW	0.28mi	3/1.0	875 (+12%)	10mo	$224,500	$257	60
170 NW Hemphill School Rd	0.37mi	2/1.0 (-1)	812 (+4%)	16mo	$108,000	$133	58
3362 Delmar Ln NW	0.58mi	3/1.0	792 (+1%)	22mo	$60,000	$76	53
3683 Fairlane Dr NW	0.62mi	3/1.0	875 (+12%)	1mo	$120,000	$137	51
3560 Fairlane Dr NW	0.38mi	3/1.0	875 (+12%)	16mo	$162,000	$185	50
474 Fairlock Ln NW	0.64mi	3/1.0	875 (+12%)	13mo	$224,000	$256	40

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $24,340
• Equity at exit: $13,419

10-year hold

• IRR: 31.3%
• Equity multiple: 3.77×
• Total profit: $69,782
• 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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$472
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $620

Break-even live

Break-even rent $858

Max offer price $90,000

Occupancy floor 57%

Sensitivity live

Price	-10% $671	-5% $645	+0% $620	+5% $594	+10% $569
Rent	-10% $490	-5% $555	+0% $620	+5% $685	+10% $750
Rate	-1.0pp $665	-0.5pp $643	base $620	+0.5pp $596	+1.0pp $573

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	25d	1	0.19mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	25d	1	0.30mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	11d	1	0.45mi
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	6d	2	0.52mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	25d	1	0.68mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	25d	1	0.73mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	22d	1	0.93mi
875 Fairburn Rd NW Atlanta, GA	3.0	1.0	850	$1,375	$1.62	17d	1	1.02mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	25d	1	1.03mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	1.04mi
942 Fairburn Rd NW Atlanta, GA	3.0	2.0	900	$1,623	$1.80	22d	1	1.05mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	15d	1	1.06mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	15d	1	1.06mi
3440 Boulder Park Dr SW Atlanta, GA	2.0	1.0	800	$1,050	$1.31	11d	3	1.10mi
294 Brownlee Rd SW Atlanta, GA	2.0	1.5	950	$1,050	$1.11	17d	2	1.14mi
3136 Martin Luther King Jr Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	800	$1,250	$1.56	20d	5	1.15mi
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	8d	15	1.22mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	25d	1	1.23mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	25d	1	1.27mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	3d	12	1.39mi

Listing history 50 events

1. 2026-06-18
   days on market $90,000 Active 121 DOM
2. 2026-06-17
   days on market $90,000 Active 120 DOM
3. 2026-06-16
   days on market $90,000 Active 119 DOM
4. 2026-06-15
   days on market $90,000 Active 118 DOM
5. 2026-06-13
   days on market $90,000 Active 116 DOM
6. 2026-06-13
   days on market $90,000 Active 115 DOM
7. 2026-06-09
   days on market $90,000 Active 112 DOM
8. 2026-06-08
   days on market $90,000 Active 111 DOM
9. 2026-06-07
   days on market $90,000 Active 110 DOM
10. 2026-06-04
    days on market $90,000 Active 107 DOM
11. 2026-06-03
    days on market $90,000 Active 106 DOM
12. 2026-06-02
    days on market $90,000 Active 105 DOM
13. 2026-06-01
    days on market $90,000 Active 104 DOM
14. 2026-05-31
    days on market $90,000 Active 103 DOM
15. 2026-04-29
    status Back On Market 172-char remark

    Show marketing remark (154 chars)

    Conveniently located in Atlanta with a new roof installed, about five years ago, remodeled bathroom, new windows and HVAC about 3 years and way much more.

16. 2026-04-29
    status Active 154-char remark

    Show marketing remark (154 chars)

    Conveniently located in Atlanta with a new roof installed, about five years ago, remodeled bathroom, new windows and HVAC about 3 years and way much more.

17. 2026-04-07
    status Pending 154-char remark

    Show marketing remark (154 chars)

    Conveniently located in Atlanta with a new roof installed, about five years ago, remodeled bathroom, new windows and HVAC about 3 years and way much more.

18. 2026-03-20
    status Under Contract 172-char remark

    Show marketing remark (154 chars)

    Conveniently located in Atlanta with a new roof installed, about five years ago, remodeled bathroom, new windows and HVAC about 3 years and way much more.

19. 2026-03-20
    historical Active Under Contract 154-char remark

    Show marketing remark (154 chars)

    Conveniently located in Atlanta with a new roof installed, about five years ago, remodeled bathroom, new windows and HVAC about 3 years and way much more.

20. 2026-02-27
    listed $900
21. 2026-02-04
    status Active 154-char remark

    Show marketing remark (154 chars)

    Conveniently located in Atlanta with a new roof installed, about five years ago, remodeled bathroom, new windows and HVAC about 3 years and way much more.

22. 2026-02-04
    status Active 154-char remark

    Show marketing remark (154 chars)

    Conveniently located in Atlanta with a new roof installed, about five years ago, remodeled bathroom, new windows and HVAC about 3 years and way much more.

23. 2026-01-21
    listed $90,000 New 172-char remark

    Show marketing remark (172 chars)

    Conveniently located in Atlanta with a new roof installed about five years ago, remodeled bathroom, new windows, new HVAC installed about three years ago and way much more.

24. 2026-01-20
    listed $90,000 Active 154-char remark

    Show marketing remark (154 chars)

    Conveniently located in Atlanta with a new roof installed, about five years ago, remodeled bathroom, new windows and HVAC about 3 years and way much more.

25. 2025-12-14
    historical
26. 2025-12-14
    historical
27. 2025-06-15
    listed $130,000 Active
28. 2025-06-15
    listed $130,000 New
29. 2022-11-22
    historical
30. 2017-02-04
    soldstatus $30,000 Sold
31. 2017-02-03
    status Under Contract
32. 2017-02-02
    status Back on Market
33. 2017-02-01
    soldstatus $30,000 Sold
34. 2017-01-30
    historical Pending
35. 2017-01-30
    status Under Contract
36. 2017-01-10
    listed $30,000 Active
37. 2017-01-07
    listed $30,000 New
38. 2017-01-03
    historical
39. 2016-12-08
    listed $28,000 New
40. 2016-10-29
    historical
41. 2016-09-09
    price $28,500
42. 2016-06-30
    price $32,999
43. 2016-05-07
    price $35,500
44. 2016-04-28
    listed $37,500 New
45. 2016-03-03
    price $20,000
46. 2016-02-18
    price $20,000
47. 2016-02-16
    soldstatus $20,000 Sold
48. 2016-02-16
    soldstatus $20,000 Sold
49. 2016-02-16
    price $29,000
50. 2016-02-04
    historical Contingent - Due Diligence

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $19,709
• − Mortgage interest: −$5,041
• − Property taxes: −$2,019
• − Insurance: −$450
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$2,618
• Taxable income: $6,427
• Est. tax owed @ 24.0%: −$1,542
• After-tax cash flow: $5,895/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

-33.3% since first listed

54 events — show timeline

• 2026-04-29 Relisted — GAMLS
• 2026-04-29 Relisted — FMLS
• 2026-04-07 Pending — FMLS
• 2026-03-20 Pending — GAMLS
• 2026-03-20 Contingent — FMLS
• 2026-02-27 Listed for Rent $900 FMLS
• 2026-02-04 Relisted — FMLS
• 2026-02-04 Relisted — FMLS
• 2026-01-21 Listed $90,000 GAMLS
• 2026-01-20 Listed $90,000 FMLS
• 2025-12-14 Listing Removed — GAMLS
• 2025-12-14 Listing Removed — FMLS
• 2025-06-15 Listed $130,000 GAMLS
• 2025-06-15 Listed $130,000 FMLS
• 2022-11-22 Rental Removed — GAMLS
• 2017-02-04 Sold (MLS) $30,000 GAMLS
• 2017-02-03 Pending — GAMLS
• 2017-02-02 Relisted — GAMLS
• 2017-02-01 Sold (MLS) $30,000 FMLS
• 2017-01-30 Contingent — FMLS
• 2017-01-30 Pending — GAMLS
• 2017-01-10 Listed $30,000 FMLS
• 2017-01-07 Listed $30,000 GAMLS
• 2017-01-03 Listing Removed — GAMLS
• 2016-12-08 Listed $28,000 GAMLS
• 2016-10-29 Listing Removed — GAMLS
• 2016-09-09 Price Changed $28,500 GAMLS
• 2016-06-30 Price Changed $32,999 GAMLS
• 2016-05-07 Price Changed $35,500 GAMLS
• 2016-04-28 Listed $37,500 GAMLS
• 2016-03-03 Price Changed $20,000 GAMLS
• 2016-02-18 Price Changed $20,000 FMLS
• 2016-02-16 Sold (MLS) $20,000 GAMLS
• 2016-02-16 Price Changed $29,000 FMLS
• 2016-02-16 Sold (MLS) $20,000 FMLS
• 2016-02-04 Contingent — FMLS
• 2016-02-03 Pending — GAMLS
• 2016-02-03 Price Changed $29,000 GAMLS
• 2015-12-10 Listed $29,000 GAMLS
• 2015-12-03 Listed $29,000 FMLS
• 2013-05-18 Price Changed $17,000 GAMLS
• 2013-05-02 Price Changed $17,000 FMLS
• 2013-05-02 Listing Removed — FMLS
• 2013-04-29 Sold (MLS) $17,000 GAMLS
• 2013-04-29 Sold (MLS) $17,000 FMLS
• 2013-04-29 Price Changed $19,900 FMLS
• 2013-04-10 Pending — GAMLS
• 2013-04-10 Pending — FMLS
• 2013-04-09 Price Changed $19,900 GAMLS
• 2013-01-16 Listed $19,900 FMLS
• 2013-01-16 Listed $19,900 GAMLS
• 2008-06-20 Sold (MLS) $10,000 FMLS
• 2008-03-18 Listed $15,900 FMLS
• 2007-08-03 Sold (Public Records) $135,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,019 · -11.0% YoY. Source: county tax records.