2416 Meadow Park Dr SW · Atlanta, GA 30315

$169,900

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 58 Days on market

Built 1958 0.29 ac lot $147/sqft · 17% below area Est $205k · 17% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• 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 MLS

Discover your dream home in the heart of Atlanta, GA-a stunning single-story retreat boasting 4 bedrooms and 2 baths. This exquisite residence offers an exceptional blend of comfort and style, perfect for living and entertaining. Each of the four spacious bedrooms offers a serene sanctuary equipped with generous closet space, while two pristine bathrooms exude spa-like elegance. Outside, your own private oasis awaits with a sprawling yard ideal for outdoor gatherings or tranquil relaxation under the Georgian skies. Situated in a friendly neighborhood just minutes away from vibrant local dining, shopping hubs, and top-rated schools, this home provides both tranquility and accessibility. Whether you're planting roots or looking for your next investment opportunity, this charming abode promises limitless potential.

Key facts

• Sprawling yard
• Private oasis
• Top rated schools

Tags

• PRIVATE OASIS
• SPRAWLING YARD
• TOP RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (2.3% below list).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 (+3.2%/yr); 378 active listings in the ZIP; 40 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 39% 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 $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 58 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $205,416
• List price: $169,900
• Delta: -17.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Judy Ln SW	0.30mi	3/2.0 (+1)	1,176 (+2%)	6mo	$217,000	$185	68
2288 Polar Rock Ave SW	0.33mi	3/1.0 (+1)	1,044 (-9%)	5mo	$120,000	$115	60
2185 Lang Dr SW	0.42mi	3/2.5 (+1)	1,230 (+7%)	4mo	$320,000	$260	55
2245 Polar Rock Ave SW	0.41mi	3/1.0 (+1)	1,000 (-13%)	2mo	$167,500	$168	52
245 Bromack Dr SE	0.58mi	3/2.0 (+1)	1,100 (-4%)	10mo	$170,000	$155	49
2361 Swallow Cir SE	0.56mi	3/2.0 (+1)	1,025 (-11%)	1mo	$199,900	$195	46
233 Banberry Dr SE	0.55mi	3/2.0 (+1)	1,025 (-11%)	5mo	$185,000	$180	43
97 Harper Rd SE	0.66mi	3/1.5 (+1)	1,025 (-11%)	1mo	$154,680	$151	43
287 Banberry Dr	0.68mi	3/2.0 (+1)	1,025 (-11%)	0mo	$225,000	$220	41
270 Bromack Dr SE	0.64mi	3/2.5 (+1)	1,247 (+8%)	7mo	$170,000	$136	40
305 Banberry Dr SE	0.72mi	3/1.0 (+1)	1,000 (-13%)	3mo	$135,000	$135	37
276 Lydia Dr SE	0.64mi	3/2.5 (+1)	1,311 (+14%)	7mo	$245,000	$187	30

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-20,457
• Equity at exit: $25,333

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-7,488
• Equity at exit: $14,690

Cash invested: $47,572 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$891
• Tax from tax record: −$245 /mo · $2,944/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $104

Break-even live

Break-even rent $1,528

Max offer price $169,900

Occupancy floor 89%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2268 Polar Rock Pl SW Atlanta, GA	3.0	1.0	925	$1,575	$1.70	24d	1	0.26mi
2332 Baywood Dr SE Atlanta, GA	3.0	2.0	1100	$1,400	$1.27	18d	1	0.34mi
136 Hillsdale Dr SE Atlanta, GA	3.0	2.0	1075	$1,995	$1.86	24d	1	0.34mi
2197 Polar Rock Pl SW Atlanta, GA	3.0	2.5	1000	$2,700	$2.70	20d	1	0.39mi
2145 Macon Dr SW Atlanta, GA	3.0	1.0	1059	$1,450	$1.37	24d	1	0.48mi
73 Polar Rock Rd SW Atlanta, GA	3.0	1.0	1098	$1,850	$1.68	10d	1	0.52mi
2308 Lakewood Ave SW Unit A Atlanta, GA	1.0	1.0	1112	$895	$0.80	24d	1	0.58mi
2745 Old Hapeville Rd SW Atlanta, GA	2.0–3.0	2.0	1007	$1,250	$1.24	15d	1	0.63mi
2786 Old Hapeville Rd SW Atlanta, GA	2.0	1.5	1050	$1,150	$1.10	24d	1	0.70mi
76 Schell Rd SE Atlanta, GA	3.0	1.0	1080	$1,623	$1.50	24d	1	0.76mi
2255 Rhinehill Rd SE Atlanta, GA	1.0	1.0	1482	$638	$0.43	7d	1	0.77mi
488 Pomona Cir SW Atlanta, GA	3.0	1.0	1000	$1,800	$1.80	24d	1	0.78mi
2019 Pryor Rd SW Atlanta, GA	2.0	2.5	1449	$2,600	$1.79	24d	1	0.80mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	24d	1	0.84mi
45 Baker Dr SW Atlanta, GA	3.0	2.0	1056	$1,600	$1.52	24d	1	0.86mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	15d	1	0.98mi
532 Cleveland Ave SW Atlanta, GA	2.0	1.0	836	$950	$1.14	15d	1	0.99mi
532 Cleveland Ave SW Atlanta, GA	2.0	1.0	836	$925	$1.11	22d	1	0.99mi
2875 3rd Ave SW Unit A Atlanta, GA	2.0	1.0	900	$1,245	$1.38	2d	1	1.10mi
643 Langston Dr SW Atlanta, GA	3.0	2.0	1180	$2,000	$1.69	24d	1	1.11mi
445 Cleveland Ave SE Atlanta, GA	2.0–3.0	1.0–2.0	1014	$1,111	$1.10	1d	13	1.11mi
2000 Rambling Ln Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,396	$1.29	1d	8	1.12mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,803	$1.66	22d	1	1.13mi
2959 Forrest Hills Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	925	$1,250	$1.35	13d	1	1.13mi
2959 Forrest Hills Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	925	$1,250	$1.35	16d	2	1.13mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	24d	1	1.16mi
340 Adelle St SE Atlanta, GA	3.0	1.0	1122	$1,500	$1.34	3d	1	1.17mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	18d	1	1.17mi
2085 Browns Mill Rd SE Atlanta, GA	1.0	1.0	1200	$695	$0.58	24d	1	1.17mi
250 Amal Dr SW #7009 Atlanta, GA	3.0	2.5	1440	$1,850	$1.28	7d	1	1.18mi
245 Amal Dr SW #3004 Atlanta, GA	2.0	2.0	1402	$1,800	$1.28	22d	1	1.21mi
745 Yale Pl SW Atlanta, GA	3.0	1.0	1048	$2,200	$2.10	24d	1	1.23mi
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,249	$1.32	22d	1	1.24mi
751 Yale Pl SW Atlanta, GA	3.0	2.0	1230	$1,499	$1.22	24d	1	1.24mi
3054 Waters Rd SW Atlanta, GA	3.0	1.0	891	$1,800	$2.02	7d	1	1.26mi
3066 Waters Rd SW Atlanta, GA	3.0	1.0	1144	$1,395	$1.22	20d	1	1.28mi
3018 Grand Ave SW Atlanta, GA	2.0	1.0	825	$1,400	$1.70	4d	1	1.28mi
585 McWilliams Rd SE #104 Atlanta, GA	2.0	3.0	1500	$2,078	$1.39	20d	1	1.30mi
3028 Grand Ave SW Atlanta, GA	1.0	1.0	1048	$900	$0.86	5d	1	1.30mi
278 Moreland Way Atlanta, GA	3.0	2.0	1000	$1,945	$1.95	24d	1	1.35mi

Listing history 34 events

1. 2026-06-18
   days on market $169,900 Active 58 DOM
2. 2026-06-17
   days on market $169,900 Active 57 DOM
3. 2026-06-16
   days on market $169,900 Active 56 DOM
4. 2026-06-15
   days on market $169,900 Active 55 DOM
5. 2026-06-13
   days on market $169,900 Active 53 DOM
6. 2026-06-13
   days on market $169,900 Active 52 DOM
7. 2026-06-09
   days on market $169,900 Active 49 DOM
8. 2026-06-08
   days on market $169,900 Active 48 DOM
9. 2026-06-07
   days on market $169,900 Active 47 DOM
10. 2026-06-04
    days on market $169,900 Active 44 DOM
11. 2026-06-03
    days on market $169,900 Active 43 DOM
12. 2026-06-02
    days on market $169,900 Active 42 DOM
13. 2026-06-01
    days on market $169,900 Active 41 DOM
14. 2026-05-31
    days on market $169,900 Active 40 DOM
15. 2026-05-14
    price $169,900 824-char remark

    Show marketing remark (824 chars)

    Discover your dream home in the heart of Atlanta, GA-a stunning single-story retreat boasting 4 bedrooms and 2 baths. This exquisite residence offers an exceptional blend of comfort and style, perfect for living and entertaining. Each of the four spacious bedrooms offers a serene sanctuary equipped with generous closet space, while two pristine bathrooms exude spa-like elegance. Outside, your own private oasis awaits with a sprawling yard ideal for outdoor gatherings or tranquil relaxation under the Georgian skies. Situated in a friendly neighborhood just minutes away from vibrant local dining, shopping hubs, and top-rated schools, this home provides both tranquility and accessibility. Whether you're planting roots or looking for your next investment opportunity, this charming abode promises limitless potential.

16. 2026-04-21
    listed $174,900 New 824-char remark

    Show marketing remark (824 chars)

    Discover your dream home in the heart of Atlanta, GA-a stunning single-story retreat boasting 4 bedrooms and 2 baths. This exquisite residence offers an exceptional blend of comfort and style, perfect for living and entertaining. Each of the four spacious bedrooms offers a serene sanctuary equipped with generous closet space, while two pristine bathrooms exude spa-like elegance. Outside, your own private oasis awaits with a sprawling yard ideal for outdoor gatherings or tranquil relaxation under the Georgian skies. Situated in a friendly neighborhood just minutes away from vibrant local dining, shopping hubs, and top-rated schools, this home provides both tranquility and accessibility. Whether you're planting roots or looking for your next investment opportunity, this charming abode promises limitless potential.

17. 2022-02-16
    soldstatus $342,500
18. 2014-10-12
    historical
19. 2014-08-28
    price $44,999 Reduced
20. 2014-08-06
    price $49,999 Reduced
21. 2014-06-30
    listed $58,000 New
22. 2013-12-13
    historical
23. 2013-12-10
    soldstatus $35,000 Sold
24. 2013-12-10
    soldstatus $35,000 Sold
25. 2013-07-02
    status Pending
26. 2013-06-21
    status Under Contract
27. 2013-06-21
    historical Contingent - Due Diligence
28. 2013-06-03
    listed $35,000 New
29. 2013-06-03
    listed $35,000 Active
30. 2005-01-25
    soldstatus $124,000
31. 2003-08-12
    soldstatus $112,000
32. 1994-10-13
    soldstatus $15,900
33. 1986-04-01
    soldstatus $30,905
34. 1986-03-31
    soldstatus $30,500

ⓘ 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: $2,944 · $245/mo
• Projected year-2 tax: $2,944 · $245/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,920
• − Mortgage interest: −$9,517
• − Property taxes: −$2,944
• − Insurance: −$850
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$4,943
• Taxable loss: −$1,520
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $1,617/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): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

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 (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

+457.0% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $169,900 GAMLS
• 2026-04-21 Listed $174,900 GAMLS
• 2022-02-16 Sold (Public Records) $342,500 Public Records
• 2014-10-12 Listing Removed — GAMLS
• 2014-08-28 Price Changed $44,999 GAMLS
• 2014-08-06 Price Changed $49,999 GAMLS
• 2014-06-30 Listed $58,000 GAMLS
• 2013-12-13 Listing Removed — FMLS
• 2013-12-10 Sold (MLS) $35,000 GAMLS
• 2013-12-10 Sold (MLS) $35,000 FMLS
• 2013-07-02 Pending — FMLS
• 2013-06-21 Pending — GAMLS
• 2013-06-21 Contingent — FMLS
• 2013-06-03 Listed $35,000 GAMLS
• 2013-06-03 Listed $35,000 FMLS
• 2005-01-25 Sold (Public Records) $124,000 Public Records
• 2003-08-12 Sold (Public Records) $112,000 Public Records
• 1994-10-13 Sold (Public Records) $15,900 Public Records
• 1986-04-01 Sold (Public Records) $30,905 Public Records
• 1986-03-31 Sold (Public Records) $30,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,944 · -0.1% YoY. Source: county tax records.