2482 Susan Ln SW · Atlanta, GA 30331

$120,000

3 bd · 1.5 ba · 1,690 sqft · SingleFamily public records · 1 Days on market

Built 1955

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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
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special & acirc; & euro; & ldquo; Occupied | No Interior Access | Priced to Sell Fast. Unlock the potential of this property located at 2482 Susan Ln SW in a well-established neighborhood. This is a great opportunity for experienced investors or buyers familiar with occupied properties. The home is currently occupied, and the buyer will be responsible for handling possession after closing (including any eviction process, if necessary). This is reflected in the price. Key Highlights:

Key facts

• Built 1955

Property features AI

Exterior

• Home design: Built in 1955
• Construction: Living area approximately 1,690
• Exterior features: Located in the Mellwood subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 12.9% 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); 487 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $120,000

Questions for the listing agent

1. Built in 1955 — 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: 1.65% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.61%
• DSCR: 2.05
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $290,680
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2519 Rex Ave	0.10mi	3/2.0	1,644 (-3%)	18mo	$315,000	$192	74
2332 Barge Rd	0.36mi	3/2.0	1,790 (+6%)	1mo	$235,000	$131	70
2143 Barge Rd SW	0.63mi	3/2.0	1,720 (+2%)	3mo	$170,000	$99	63
3745 Asbury Ln SW	0.22mi	3/2.5	1,566 (-7%)	16mo	$300,000	$192	60
3819 Hempstead Way	0.46mi	4/2.0 (+1)	1,755 (+4%)	9mo	$320,000	$182	57
3620 Stone Rd SW	0.55mi	3/3.0	1,684 (-0%)	15mo	$280,000	$166	55
2287 Pemberton Rd SW	0.43mi	3/2.0	1,780 (+5%)	19mo	$307,000	$172	53
3699 Narron Dr SW	0.63mi	3/2.0	1,789 (+6%)	10mo	$219,870	$123	50
2805 Alexandria Dr SW	0.74mi	4/2.0 (+1)	1,628 (-4%)	8mo	$290,000	$178	46
3968 Blanton Ave SW	0.68mi	4/2.0 (+1)	1,451 (-14%)	15mo	$265,000	$183	25
2341 Daniel Rd SW	0.70mi	4/2.0 (+1)	1,476 (-13%)	23mo	$249,000	$169	20

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: 16.3%
• Equity multiple: 1.65×
• Total profit: $22,004
• Equity at exit: $17,892

10-year hold

• IRR: 24.7%
• Equity multiple: 3.10×
• Total profit: $70,694
• Equity at exit: $10,375

Cash invested: $33,600 (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: 487
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$629
• Tax from tax record: −$220 /mo · $2,638/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $661

Break-even live

Break-even rent $1,138

Max offer price $120,000

Occupancy floor 62%

Sensitivity live

Price	-10% $729	-5% $695	+0% $661	+5% $627	+10% $593
Rent	-10% $505	-5% $583	+0% $661	+5% $739	+10% $817
Rate	-1.0pp $722	-0.5pp $692	base $661	+0.5pp $630	+1.0pp $598

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2511 Susan Ln SW Atlanta, GA	3.0	2.0	1277	$1,625	$1.27	0d	1	0.08mi
2535 Rex Ave SW Atlanta, GA	3.0	2.0	1443	$1,850	$1.28	25d	1	0.09mi
3638 Barrow Pl SW Atlanta, GA	3.0	2.0	1200	$1,695	$1.41	25d	1	0.22mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	25d	2	0.23mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	25d	1	0.24mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	8d	1	0.30mi
2684 Toucan Way SW Atlanta, GA	3.0	2.5	1652	$2,350	$1.42	25d	1	0.30mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	25d	1	0.31mi
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,371	$2.40	0d	51	0.40mi
3477 Meadowlane Pl SW Atlanta, GA	3.0	2.0	2182	$2,350	$1.08	25d	1	0.43mi
2311 Cherry Blossom Dr SW Atlanta, GA	3.0	2.0	1311	$1,750	$1.33	25d	1	0.44mi
3596 Indian Rock Rd SW Atlanta, GA	3.0	1.5	1198	$2,000	$1.67	5d	1	0.53mi
2164 Camp Ground Rd SW Atlanta, GA	3.0	1.5	1128	$1,595	$1.41	25d	1	0.66mi
3901 Campbellton Rd SW Unit 3901-L04 Atlanta, GA	2.0	1.5	1093	$1,140	$1.04	25d	1	0.69mi
3901 Campbellton Rd SW Unit 3909-M06 Atlanta, GA	2.0	1.5	1093	$1,150	$1.05	25d	1	0.69mi
3901 Campbellton Rd SW Unit 3909-K01 Atlanta, GA	2.0	1.5	1093	$1,199	$1.10	25d	1	0.69mi
2800 Alexandria Dr SW Atlanta, GA	3.0	2.0	1208	$1,674	$1.39	15d	1	0.73mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	4d	5	0.77mi
2840 Alexandria Dr SW Atlanta, GA	4.0	2.0	1209	$2,500	$2.07	0d	1	0.80mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	18d	1	0.86mi
2211 Butner Rd SW Atlanta, GA	4.0	2.0	1336	$1,875	$1.40	25d	1	0.89mi
2243 Butner Rd Unit NA Atlanta, GA	4.0	2.5	1518	$2,350	$1.55	25d	1	0.91mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	25d	1	0.93mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	25d	1	0.96mi
2100 Southwood Blvd SW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,537	$1.63	0d	16	0.96mi
3503 Parc Cir SW Atlanta, GA	3.0	2.5	1742	$1,850	$1.06	25d	1	0.98mi
3146 Parc Ct SW Unit 3146 Atlanta, GA	2.0	2.5	1800	$2,400	$1.33	16d	1	1.03mi
3138 Imperial Cir SW Atlanta, GA	3.0	3.0	2210	$2,250	$1.02	25d	1	1.13mi
3333 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1830	$2,800	$1.53	25d	1	1.21mi
4211 Campbellton Rd SW Atlanta, GA	3.0	2.0	1384	$2,050	$1.48	23d	1	1.24mi
2787 Deerwood Ln SW Atlanta, GA	3.0	2.5	1460	$1,900	$1.30	25d	1	1.24mi
1928 Grant Rd SW Atlanta, GA	3.0	2.0	1160	$1,823	$1.57	23d	1	1.26mi
3540 N Camp Creek Pkwy SW Atlanta, GA	1.0–5.0	1.0–2.0	1100	$1,425	$1.30	25d	1	1.31mi
1960 W Kimberly Rd SW Atlanta, GA	3.0	2.5	1852	$2,105	$1.14	25d	1	1.42mi
3433 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1682	$2,500	$1.49	25d	1	1.44mi
4407 Kimball Rd SW Atlanta, GA	3.0	2.0	1976	$1,855	$0.94	0d	1	1.45mi
2801 Ridgeview Dr SW Atlanta, GA	3.0	3.0	1588	$2,500	$1.57	19d	1	1.49mi

Listing history 1 events

1. 2026-05-26
   listed $120,000 Active

ⓘ 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: $2,638 · $220/mo
• Projected year-2 tax: $2,638 · $220/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 6/10 Major 27% 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: $23,700
• − Mortgage interest: −$6,722
• − Property taxes: −$2,638
• − Insurance: −$600
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$3,491
• Taxable income: $6,458
• Est. tax owed @ 24.0%: −$1,550
• After-tax cash flow: $6,384/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

1 event — show timeline

• 2026-05-26 Listed $120,000 FSBO.com

Property tax history

+3.0%/yr

Latest (2025): $2,638 · +1.0% YoY. Source: county tax records.