566 Rockwell St SW · Atlanta, GA 30310

$279,900

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 55 Days on market

Built 1960 7,261 sqft lot $216/sqft · 16% below area Est $334k · 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).

• ARV discount +14.7/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• 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

This is a single-story, garden-style home located in Fulton County, Georgia. It features 4 bedrooms and 3 full bathrooms, offering a practical layout for families. All rooms are on one level, making the home easily accessible. The property includes a well-kept garden area in the back, suitable for outdoor seating or light gardening. Located in an established neighborhood, the home is close to local schools, parks, shopping centers, and main roadways.

Key facts

• Main roadways
• Shopping centers
• Garden area

Tags

• GARDEN AREA
• ESTABLISHED NEIGHBORHOOD
• LOCAL SCHOOLS
• SHOPPING CENTERS
• MAIN ROADWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $58 ($696/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 $249k (11.1% below list).
• Recommended offer: $249k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+2.8%/yr); 452 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,489/mo this rent would consume 56% of the median local household income ($53k/yr) (locally 1676% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 55 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts; this cycle's ask is 14670% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $220k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $248,871 (11.1% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.89% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (median comp): $333,522
• List price: $279,900
• Delta: -16.08%
• 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
802 Welch St SW	0.14mi	3/2.0 (-1)	1,218 (-6%)	1mo	$289,900	$238	78
911 Smith St SW	0.32mi	3/2.0 (-1)	1,266 (-2%)	0mo	$185,000	$146	76
762 Pearce St SW	0.41mi	3/2.0 (-1)	1,328 (+2%)	3mo	$488,500	$368	70
881 Oakhill Ave SW	0.20mi	3/2.0 (-1)	1,434 (+11%)	1mo	$462,500	$323	68
594 Fletcher St SW	0.43mi	3/2.0 (-1)	1,276 (-2%)	9mo	$204,000	$160	65
1090 Coleman St SW	0.47mi	3/2.0 (-1)	1,352 (+4%)	8mo	$310,000	$229	59
749 Bonnie Brae Ave SW	0.36mi	3/2.0 (-1)	1,141 (-12%)	1mo	$364,251	$319	58
885 Rose Cir	0.61mi	3/1.0 (-1)	1,259 (-3%)	2mo	$195,000	$155	56
882 Tift Ave SW	0.24mi	3/2.0 (-1)	1,456 (+12%)	9mo	$540,000	$371	56
1149 Ira St SW	0.66mi	3/2.0 (-1)	1,231 (-5%)	3mo	$184,000	$149	54
988 Mcdaniel St SW	0.38mi	3/2.5 (-1)	1,484 (+14%)	6mo	$392,800	$265	46
641 Ira St SW	0.52mi	3/2.5 (-1)	1,480 (+14%)	3mo	$230,000	$155	43

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-42,214
• Equity at exit: $41,734

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-34,262
• Equity at exit: $24,201

Cash invested: $78,372 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$324 /mo · $3,883/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $58

Break-even live

Break-even rent $2,415

Max offer price $279,900

Occupancy floor 93%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
564 Hope St SW Unit A Atlanta, GA	4.0	2.0	1188	$2,300	$1.94	24d	1	0.12mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,410	$1.99	1d	6	0.14mi
802 Lowndes Ave SW Atlanta, GA	3.0	2.0	1872	$2,550	$1.36	21d	1	0.32mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	16d	1	0.37mi
906 Allene Ave SW Atlanta, GA	3.0	2.0	1500	$3,500	$2.33	21d	1	0.45mi
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	24d	1	0.45mi
610 Fletcher St SW Atlanta, GA	3.0	2.5	1550	$2,100	$1.35	24d	1	0.45mi
685 Garibaldi St SW Atlanta, GA	3.0	2.5	1868	$1,900	$1.02	18d	1	0.48mi
1040 Smith St SW Atlanta, GA	3.0	2.5	1500	$1,595	$1.06	24d	1	0.50mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	7d	1	0.51mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	0.52mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.55mi
827 Elbert St SW Atlanta, GA	3.0	2.0	1300	$2,900	$2.23	24d	1	0.56mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	24d	1	0.56mi
1151 Smith St SW Atlanta, GA	3.0	2.5	1728	$1,100	$0.64	24d	1	0.65mi
1153 Smith St SW Atlanta, GA	3.0	2.5	1728	$2,023	$1.17	12d	1	0.65mi
504 Dunbar St SW Atlanta, GA	3.0	2.5	1728	$1,625	$0.94	24d	1	0.65mi
903 Beecher St SW Unit 905 Beecher Atlanta, GA	3.0	2.0	1500	$4,000	$2.67	21d	1	0.66mi
903 Beecher St SW Atlanta, GA	3.0	2.0	1500	$7,500	$5.00	24d	1	0.66mi
1141 Moton Ave SW Atlanta, GA	3.0	3.0	1584	$2,800	$1.77	24d	1	0.77mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1400	$5,000	$3.57	1d	1	0.85mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1394	$2,600	$1.87	24d	1	0.85mi
72 Ormond St SW Atlanta, GA	3.0	2.0	1664	$3,800	$2.28	24d	1	0.91mi
600 Greensferry Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	949	$1,590	$1.68	7d	16	0.98mi
821 Erin Ave SW Atlanta, GA	3.0	2.0	1535	$2,195	$1.43	24d	1	1.00mi
1264 Hartford Ave SW Atlanta, GA	3.0	2.0	1290	$1,989	$1.54	24d	1	1.01mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,688	$1.84	24d	1	1.03mi
973 Lawton St SW Atlanta, GA	3.0	1.0	912	$1,575	$1.73	7d	1	1.04mi
496 Shannon Dr SW Atlanta, GA	3.0	2.0	1658	$3,250	$1.96	2d	1	1.07mi
496 Shannon Dr SW Atlanta, GA	3.0	2.0	1658	$2,900	$1.75	1d	1	1.07mi
551 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1597	$2,450	$1.53	24d	1	1.09mi
444 Shannon Dr SW Atlanta, GA	3.0	2.0	1600	$2,450	$1.53	24d	1	1.09mi
549 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1215	$2,450	$2.02	24d	1	1.09mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$3,070	$2.70	2d	23	1.12mi
490 Lynnhaven Dr SW Atlanta, GA	3.0	2.0	1289	$2,395	$1.86	4d	1	1.14mi
51 Little St SE Atlanta, GA	3.0	2.5	1478	$2,995	$2.03	24d	1	1.14mi
976 Dunning St SE Unit A Atlanta, GA	3.0	2.5	1598	$3,150	$1.97	21d	1	1.14mi
1412 Allene Ave SW Atlanta, GA	3.0	2.0	1705	$2,500	$1.47	24d	1	1.14mi
1443 Metropolitan Pkwy SW Atlanta, GA	3.0	2.0	1518	$2,200	$1.45	24d	1	1.15mi
660 Queen St SW Unit B Atlanta, GA	3.0	3.0	1840	$3,250	$1.77	24d	1	1.16mi

Listing history 45 events

1. 2026-05-31
   days on market $279,900 Active 55 DOM
2. 2026-05-13
   listed $1,895
3. 2026-05-09
   historical $1,895
4. 2026-04-07
   listed $1,895
5. 2026-04-07
   historical $1,895
6. 2026-04-06
   listed $279,900 New 460-char remark

   Show marketing remark (460 chars)

   This is a single-story, garden-style home located in Fulton County, Georgia. It features 4 bedrooms and 3 full bathrooms, offering a practical layout for families. All rooms are on one level, making the home easily accessible. The property includes a well-kept garden area in the back, suitable for outdoor seating or light gardening. Located in an established neighborhood, the home is close to local schools, parks, shopping centers, and main roadways.

7. 2026-04-06
   listed $279,900 Active 460-char remark

   Show marketing remark (460 chars)

   This is a single-story, garden-style home located in Fulton County, Georgia. It features 4 bedrooms and 3 full bathrooms, offering a practical layout for families. All rooms are on one level, making the home easily accessible. The property includes a well-kept garden area in the back, suitable for outdoor seating or light gardening. Located in an established neighborhood, the home is close to local schools, parks, shopping centers, and main roadways.

8. 2026-03-31
   historical
9. 2026-03-31
   historical
10. 2026-03-03
    status Back On Market
11. 2026-03-02
    status Active
12. 2026-02-28
    historical
13. 2026-02-28
    historical
14. 2026-01-30
    listed $1,895
15. 2026-01-29
    historical $1,895
16. 2026-01-21
    listed $1,895
17. 2026-01-21
    historical $1,895
18. 2026-01-04
    listed $1,895
19. 2026-01-03
    historical $1,895
20. 2026-01-02
    listed $279,900 Active
21. 2026-01-02
    listed $279,900 New
22. 2025-12-31
    listed $1,895
23. 2025-12-31
    historical
24. 2025-12-30
    historical $1,895
25. 2025-12-23
    listed $1,895
26. 2025-12-22
    historical $1,895
27. 2025-12-16
    listed $1,895
28. 2025-12-15
    historical $1,895
29. 2025-12-13
    listed $1,895
30. 2025-12-12
    historical $1,895
31. 2025-12-04
    listed $1,895
32. 2025-12-04
    historical $1,895
33. 2025-11-27
    listed $1,895
34. 2025-11-26
    historical $1,895
35. 2025-10-28
    listed $1,895
36. 2025-10-28
    historical $2,000
37. 2025-10-22
    listed $2,000
38. 2025-09-30
    listed $279,900 New
39. 2022-03-15
    soldstatus $220,000
40. 2019-12-04
    soldstatus $85,000
41. 2007-01-08
    soldstatus $100,800
42. 2005-06-15
    soldstatus $160,000
43. 2005-05-09
    soldstatus $105,000
44. 2005-04-15
    soldstatus $79,900
45. 2002-06-26
    soldstatus $150,000

ⓘ 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: $3,883 · $324/mo
• Projected year-2 tax: $3,883 · $324/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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $29,865
• − Mortgage interest: −$15,679
• − Property taxes: −$3,883
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$8,143
• Taxable loss: −$4,018
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $1,660/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): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 (76%)
• Race & ethnicity: Black 76% White 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

-98.7% since first listed

44 events — show timeline

• 2026-05-13 Listed for Rent $1,895 RENTEC
• 2026-05-09 Rental Removed $1,895 FMLS
• 2026-04-07 Listed for Rent $1,895 FMLS
• 2026-04-07 Rental Removed $1,895 RENTEC
• 2026-04-06 Listed $279,900 FMLS
• 2026-04-06 Listed $279,900 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-03-03 Relisted — GAMLS
• 2026-03-02 Relisted — FMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — FMLS
• 2026-01-30 Listed for Rent $1,895 RENTEC
• 2026-01-29 Rental Removed $1,895 FMLS
• 2026-01-21 Listed for Rent $1,895 FMLS
• 2026-01-21 Rental Removed $1,895 FMLS
• 2026-01-04 Listed for Rent $1,895 FMLS
• 2026-01-03 Rental Removed $1,895 RENTEC
• 2026-01-02 Listed $279,900 GAMLS
• 2026-01-02 Listed $279,900 FMLS
• 2025-12-31 Listed for Rent $1,895 RENTEC
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-30 Rental Removed $1,895 FMLS
• 2025-12-23 Listed for Rent $1,895 FMLS
• 2025-12-22 Rental Removed $1,895 FMLS
• 2025-12-16 Listed for Rent $1,895 FMLS
• 2025-12-15 Rental Removed $1,895 RENTEC
• 2025-12-13 Listed for Rent $1,895 RENTEC
• 2025-12-12 Rental Removed $1,895 FMLS
• 2025-12-04 Listed for Rent $1,895 FMLS
• 2025-12-04 Rental Removed $1,895 RENTEC
• 2025-11-27 Listed for Rent $1,895 RENTEC
• 2025-11-26 Rental Removed $1,895 FMLS
• 2025-10-28 Listed for Rent $1,895 FMLS
• 2025-10-28 Rental Removed $2,000 RENTEC
• 2025-10-22 Listed for Rent $2,000 RENTEC
• 2025-09-30 Listed $279,900 GAMLS
• 2022-03-15 Sold (Public Records) $220,000 Public Records
• 2019-12-04 Sold (Public Records) $85,000 Public Records
• 2007-01-08 Sold (Public Records) $100,800 Public Records
• 2005-06-15 Sold (Public Records) $160,000 Public Records
• 2005-05-09 Sold (Public Records) $105,000 Public Records
• 2005-04-15 Sold (Public Records) $79,900 Public Records
• 2002-06-26 Sold (Public Records) $150,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,883 · -5.9% YoY. Source: county tax records.