4065 Princeton Pl SW · Atlanta, GA 30331

$299,999

4 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 48 Days on market

Built 1966 0.33 ac lot $296/sqft · 80% above area Est $333k · 10% under

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Why this score? — see what drove the F 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 +12.0/15.0
• Cash flow +5.5/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Renovated 5-Bedroom Home with All-New Systems in Baker Hills Welcome to 4065 Princeton Place, a beautifully renovated split-level home located in the peaceful Baker Hills neighborhood of the Adamsville area in Atlanta. This spacious 5-bedroom, 3-full-bathroom residence has been thoughtfully updated from top to bottom, offering modern comfort, reliability, and style. Step inside to discover a fresh, contemporary interior featuring new flooring, modern fixtures, updated lighting, and a bright open layout designed for comfortable living and effortless entertaining. The split-level design provides multiple living spaces, giving the home a spacious and versatile feel. This home offers five generously sized bedrooms, perfect for family, guests, a home office, or flex space. The three fully updated bathrooms showcase modern finishes that complement the home's overall renovation. One of the standout features of this property is that all major systems have been completely updated, giving buyers peace of mind for years to come. The home is total electric and includes new electrical and plumbing systems, providing improved efficiency and reliability. Nestled in the quiet and established Baker Hills community, the property offers a calm residential atmosphere while still being conveniently located near shopping, dining, parks, and major highways for easy access throughout Atlanta.

Key facts

• Fully renovated
• Bright open layout
• Modern finishes

Tags

• FULLY RENOVATED
• NEW SYSTEMS
• UPDATED LIGHTING
• BRIGHT OPEN LAYOUT
• MULTIPLE LIVING SPACES
• MODERN FINISHES

Property features AI

Finance

• Other: Green energy features: appliances, HVAC, insulation, water heater, windows

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; Electricity available
• Home design: Two levels; Shingle roof; Slab foundation; Construction listed as other
• Construction: Shingle roof; Slab foundation; Construction materials: other
• Exterior features: Deck; Property updated/remodeled

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Kitchen described as updated/other features
• Bedrooms: Three bedrooms on upper level; Two bedrooms on lower level; No special bedroom features listed
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Three full bathrooms; Upper level has two full baths; Lower level has one full bath; Master bath with shower (shower only)
• Heating & cooling: Central air; Electric heating
• Interior features: Insulated windows; No common walls; Updated/remodeled interior; Finished basement with finished bath
• Laundry & utility: Laundry located in basement; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-640 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (39.5% below list).
• Recommended offer: $181k (39.5% below list) — sets the bar for 1% rule.

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: Miles Elementary School (math 17% / reading 12%, grade F, #996 of 1,228 statewide, top 83%, 516 students, 100% FRL); Jean Childs Young Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 747 students, 100% FRL); Benjamin E. Mays High School (math 22% / reading 15%, grade F, #254 of 424 statewide, top 61%, 1,337 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 32% district-wide (-18 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 483 active listings in the ZIP; 16 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 35% 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 $2k of loan paydown is wiped out by about $9k 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 48 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $140k; list at $300k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $181,419 (39.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.60% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.14%
• DSCR: 0.59
• GRM: 13.8

CMA / ARV

• ARV (median comp): $333,042
• List price: $299,999
• Delta: -9.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4063 Cornell Blvd SW	0.17mi	3/2.0 (-1)	1,000 (-1%)	4mo	$125,000	$125	82
3991 Adamsville Dr SW	0.14mi	3/2.0 (-1)	1,016 (+0%)	8mo	$190,000	$187	81
232 Whitworth Dr SW	0.15mi	4/2.0	1,075 (+6%)	11mo	$270,000	$251	74
4093 Cornell Blvd SW	0.15mi	3/1.0 (-1)	975 (-4%)	14mo	$150,000	$154	66
3940 Rutgers Dr SW	0.26mi	3/2.0 (-1)	950 (-6%)	15mo	$233,000	$245	60
439 Oakside Dr SW	0.54mi	3/1.0 (-1)	1,000 (-1%)	12mo	$140,000	$140	53
4062 Doster Dr SW	0.63mi	3/1.0 (-1)	1,000 (-1%)	10mo	$192,000	$192	51
444 Oakside Dr SW	0.57mi	3/1.0 (-1)	1,000 (-1%)	15mo	$147,000	$147	49
4077 Codel St SW	0.65mi	3/1.0 (-1)	1,050 (+4%)	9mo	$183,500	$175	47
4009 Ester Dr SW	0.61mi	3/1.0 (-1)	1,056 (+4%)	11mo	$130,000	$123	47
4051 Ester Dr SW	0.56mi	3/1.0 (-1)	1,096 (+8%)	13mo	$180,000	$164	40
4037 Wisteria Ln SW	0.69mi	5/2.0 (+1)	1,080 (+6%)	17mo	$228,000	$211	38

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: -33.0%
• Equity multiple: -0.07×
• Total profit: $-90,021
• Equity at exit: $44,731

10-year hold

• IRR: -41.6%
• Equity multiple: -0.59×
• Total profit: $-133,507
• Equity at exit: $25,938

Cash invested: $84,000 (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: 13.8×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-640

Break-even live

Break-even rent $2,624

Max offer price $207,388

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
440 Dartmouth Dr SW Atlanta, GA	4.0	3.0	1148	$1,795	$1.56	20d	1	0.37mi
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	24d	1	0.44mi
4172 Renfrew Ct SW Atlanta, GA	4.0	2.0	1136	$1,200	$1.06	7d	1	0.47mi
350 Fennel Way SW Atlanta, GA	4.0	2.0	1450	$1,500	$1.03	20d	1	0.61mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	14d	1	0.70mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	24d	1	0.71mi
3919 Wisteria Ln SW Atlanta, GA	4.0	2.0	1126	$1,730	$1.54	13d	1	0.77mi
451 Fairlock Ln NW Atlanta, GA	3.0	1.0	1141	$1,450	$1.27	24d	1	0.86mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	10d	1	1.01mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	22d	1	1.10mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	1.16mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	24d	1	1.22mi
3610 Bolfair Dr NW Atlanta, GA	3.0	1.5	1178	$1,900	$1.61	24d	1	1.37mi
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,490	$1.67	1d	31	1.38mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	24d	1	1.40mi
3566 Bolfair Dr NW Atlanta, GA	3.0	2.0	1192	$1,595	$1.34	13d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $299,999 Active 48 DOM
2. 2026-06-17
   days on market $299,999 Active 47 DOM
3. 2026-06-16
   days on market $299,999 Active 46 DOM
4. 2026-06-15
   days on market $299,999 Active 45 DOM
5. 2026-06-13
   days on market $299,999 Active 43 DOM
6. 2026-06-13
   days on market $299,999 Active 42 DOM
7. 2026-06-09
   days on market $299,999 Active 39 DOM
8. 2026-06-08
   days on market $299,999 Active 38 DOM
9. 2026-06-07
   days on market $299,999 Active 37 DOM
10. 2026-06-04
    days on market $299,999 Active 34 DOM
11. 2026-06-03
    days on market $299,999 Active 33 DOM
12. 2026-06-02
    days on market $299,999 Active 32 DOM
13. 2026-06-01
    days on market $299,999 Active 31 DOM
14. 2026-05-31
    days on market $299,999 Active 30 DOM
15. 2026-05-01
    listed $299,999 Active 1418-char remark

    Show marketing remark (1412 chars)

    Fully Renovated 5-Bedroom Home with All-New Systems in Baker Hills Welcome to 4065 Princeton Place, a beautifully renovated split-level home located in the peaceful Baker Hills neighborhood of the Adamsville area in Atlanta. This spacious 5-bedroom, 3-full-bathroom residence has been thoughtfully updated from top to bottom, offering modern comfort, reliability, and style. Step inside to discover a fresh, contemporary interior featuring new flooring, modern fixtures, updated lighting, and a bright open layout designed for comfortable living and effortless entertaining. The split-level design provides multiple living spaces, giving the home a spacious and versatile feel. This home offers five generously sized bedrooms, perfect for family, guests, a home office, or flex space. The three fully updated bathrooms showcase modern finishes that complement the home's overall renovation. One of the standout features of this property is that all major systems have been completely updated, giving buyers peace of mind for years to come. The home is total electric and includes new electrical and plumbing systems, providing improved efficiency and reliability. Nestled in the quiet and established Baker Hills community, the property offers a calm residential atmosphere while still being conveniently located near shopping, dining, parks, and major highways for easy access throughout Atlanta.

16. 2026-05-01
    listed $299,999 New 1412-char remark

    Show marketing remark (1412 chars)

    Fully Renovated 5-Bedroom Home with All-New Systems in Baker Hills Welcome to 4065 Princeton Place, a beautifully renovated split-level home located in the peaceful Baker Hills neighborhood of the Adamsville area in Atlanta. This spacious 5-bedroom, 3-full-bathroom residence has been thoughtfully updated from top to bottom, offering modern comfort, reliability, and style. Step inside to discover a fresh, contemporary interior featuring new flooring, modern fixtures, updated lighting, and a bright open layout designed for comfortable living and effortless entertaining. The split-level design provides multiple living spaces, giving the home a spacious and versatile feel. This home offers five generously sized bedrooms, perfect for family, guests, a home office, or flex space. The three fully updated bathrooms showcase modern finishes that complement the home's overall renovation. One of the standout features of this property is that all major systems have been completely updated, giving buyers peace of mind for years to come. The home is total electric and includes new electrical and plumbing systems, providing improved efficiency and reliability. Nestled in the quiet and established Baker Hills community, the property offers a calm residential atmosphere while still being conveniently located near shopping, dining, parks, and major highways for easy access throughout Atlanta.

17. 2025-12-23
    soldstatus $140,000
18. 1989-05-31
    soldstatus $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,770
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$8,727
• Taxable loss: −$13,245
• Est. tax savings @ 24.0%: +$3,179
• After-tax cash flow: $-4,501/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

+400.0% since first listed

4 events — show timeline

• 2026-05-01 Listed $299,999 FMLS
• 2026-05-01 Listed $299,999 GAMLS
• 2025-12-23 Sold (Public Records) $140,000 Public Records
• 1989-05-31 Sold (Public Records) $60,000 Public Records

Property tax history

-20.2%/yr

Latest (2025): $15 · -95.2% YoY. Source: county tax records.