1060 Hilburn Dr · Atlanta, GA 30316

$340,628

5 bd · 3.0 ba · 2,094 sqft · SingleFamily public records · 11 Days on market

Built 2007 0.27 ac lot Est $482k · 29% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW CONSTRUCTION W/CRAFTSMAN ELEMENTS. HARDWOOD IN LIVING ROOM, KITCHEN AND DINING, HALLWAYS. BEAUTIFUL GRANITE COUNTERS & ISLAND,TUMBLE STONE BCKSPLASH.ENERGY SAVING NEW CONSTRUCTION.FENCED BCKYRD.HUGE OAK IN FRONT. 8 MIN. TO DWNTWN. PROFESS LANDSCPE. NEW CAR WITH FULL PRICE SALE!!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 2007

Property features AI

Exterior

• Parking: Detached garage with 2 covered parking spaces (2 total parking spaces)
• Utilities: Sewer: Unknown
• Home design: Single-family residence; One and one-half stories
• Construction: Slab foundation
• Exterior features: Lot approximately 0.27 acres

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Has heating (details in remarks)
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $341k.

Deal economics

• At list price, monthly cash flow is $62 ($742/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 $279k (18.2% below list).
• Recommended offer: $279k (18.2% 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: 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: Burgess-Peterson Elementary School (math 34% / reading 54%, grade F, #336 of 1,228 statewide, top 29%, 504 students, 31% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL); Maynard Jackson High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,474 students, 44% FRL).
• Market conditions: Rents rising (+2.3%/yr); 470 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 33% of the median local income ($103k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $245k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,695 (18.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $481,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2078 Marshalls Ln SE	0.29mi	4/3.5 (-1)	2,102 (+0%)	11mo	$597,000	$284	69
2209 Charleston Pointe SE	0.13mi	4/3.0 (-1)	1,848 (-12%)	2mo	$425,000	$230	68
1025 Hilburn Dr SE	0.08mi	4/2.5 (-1)	2,218 (+6%)	19mo	$470,000	$212	64
2437 Charleston Pointe Ct SE	0.33mi	4/3.0 (-1)	1,850 (-12%)	1mo	$310,500	$168	59
1776 Valencia Rd	0.45mi	4/2.0 (-1)	2,238 (+7%)	4mo	$335,000	$150	55
1977 Nash Ave SE	0.56mi	4/3.5 (-1)	2,016 (-4%)	12mo	$537,700	$267	50
1684 Braeburn Dr SE	0.75mi	4/3.0 (-1)	2,238 (+7%)	9mo	$507,500	$227	41
1705 Braeburn Dr SE	0.70mi	4/3.0 (-1)	1,831 (-13%)	2mo	$694,000	$379	40
1378 Lochland Rd SE	0.50mi	4/3.0 (-1)	2,371 (+13%)	12mo	$625,000	$264	39
1256 Fayetteville Rd SE	0.49mi	4/3.0 (-1)	2,392 (+14%)	14mo	$420,000	$176	37
1721 Streamview Dr SE	0.66mi	5/3.5	2,376 (+14%)	14mo	$565,000	$238	33
1754 Streamview Dr SE	0.65mi	4/2.5 (-1)	2,404 (+15%)	19mo	$495,000	$206	22

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-53,215
• Equity at exit: $50,789

10-year hold

• IRR: -8.5%
• Equity multiple: 0.48×
• Total profit: $-49,189
• Equity at exit: $29,451

Cash invested: $95,376 (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 30316

• Rents YoY: 2.3%
• Active inventory: 470
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,787 high
• Mortgage (P&I): −$1,786
• Tax from tax record: −$212 /mo · $2,540/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $62

Break-even live

Break-even rent $2,709

Max offer price $340,628

Occupancy floor 93%

Sensitivity live

Price	-10% $255	-5% $158	+0% $62	+5% $-35	+10% $-131
Rent	-10% $-158	-5% $-48	+0% $62	+5% $172	+10% $282
Rate	-1.0pp $233	-0.5pp $148	base $62	+0.5pp $-26	+1.0pp $-116

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: $85,157
• Closing costs: $10,219
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1932 Camellia Dr Decatur, GA	4.0	3.0	2200	$1,800	$0.82	23d	1	0.82mi
1892 Terry Mill Rd SE Atlanta, GA	4.0	2.0	1925	$2,975	$1.55	45d	1	0.94mi
2177 Wiggins Walk Atlanta, GA	4.0	3.5	2489	$3,000	$1.21	45d	1	1.07mi
2181 Juanita St Decatur, GA	4.0	3.0	1595	$3,500	$2.19	26d	1	1.15mi
2561 Lewfield Cir SE Atlanta, GA	4.0	2.0	1528	$1,950	$1.28	14d	1	1.23mi
2657 Crestdale Cir SE Atlanta, GA	4.0	1.5	1593	$2,600	$1.63	45d	1	1.27mi
1035 Moreland Ave SE Atlanta, GA	4.0	3.0	2707	$2,399	$0.89	0d	1	1.42mi
1035 Moreland Ave SE Atlanta, GA	4.0	3.0	2707	$2,399	$0.89	26d	1	1.42mi
2017 Memorial Dr SE Atlanta, GA	5.0	2.5	2100	$6,500	$3.10	0d	1	1.44mi

Listing history 8 events

1. 2026-06-21
   days on market $340,628 Active 11 DOM
2. 2026-06-18
   days on market $340,628 Active 8 DOM
3. 2026-06-17
   days on market $340,628 Active 7 DOM
4. 2026-06-16
   days on market $340,628 Active 6 DOM
5. 2026-06-15
   days on market $340,628 Active 5 DOM
6. 2026-06-13
   days on market $340,628 Active 3 DOM
7. 2026-06-13
   remarks 246-char remark
8. 2026-06-13
   listed $340,628 Active 2 DOM

ⓘ 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: $2,540 · $212/mo
• Projected year-2 tax: $3,134 · $261/mo
• Expected delta: +$594/yr (+$49/mo · 23.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 75% 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 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,443
• − Mortgage interest: −$19,080
• − Property taxes: −$2,540
• − Insurance: −$1,703
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − Depreciation: −$9,909
• Taxable loss: −$5,140
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $1,975/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: Dekalb County · 782,738 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

+325.8% since first listed

6 events — show timeline

• 2026-06-11 Listed $340,628 CGMLS
• 2008-05-15 Sold (MLS) $244,900 FMLS
• 2007-11-13 Listed $259,900 FMLS
• 2007-09-06 Sold (Public Records) $35,000 Public Records
• 2002-03-20 Sold (Public Records) $151,500 Public Records
• 1995-06-05 Sold (Public Records) $80,000 Public Records

Property tax history

-3.3%/yr

Latest (2025): $2,540 · +6.1% YoY. Source: county tax records.