1099 Forest Valley Dr SE · Atlanta, GA 30354

$134,000

3 bd · 1.5 ba · 1,083 sqft · SingleFamily public records · 5 Days on market

Built 1970 0.42 ac lot Est $190k · 29% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Value-add opportunity in an area of new development. This 3-bedroom, 1.5-bath home features 1,083 finished square feet and an unfinished walk-out basement with additional potential. Located at the beginning of the new Forest Valley subdivision currently under construction, this property is well-positioned for investors seeking a fix-and-flip, rental hold, or renovation project with upside. The existing footprint offers a functional layout, while the basement provides extra flexibility for future improvements. A great option for buyers ready to renovate, reposition, or create a home tailored to their vision.

Key facts

• 0.42 acre lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Cap rate 7.8% 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: Heritage Academy Elementary School (math 5% / reading 8%, grade F, #1,153 of 1,228 statewide, top 94%, 398 students, 100% FRL); Crawford Long Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 705 students, 100% FRL); South Atlanta High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 928 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 6% at this address vs 32% district-wide (-25 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 fast (+5.5%/yr); 175 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $86k; list at $134k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,000

Questions for the listing agent

1. Built in 1970 — 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: 1.08% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $189,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1099 Forest Valley Dr SE	0.00mi	3/1.5	1,083 (0%)	1mo	$104,000	$96	99
3901 Bonnie Ln SE	0.21mi	3/2.0	1,075 (-1%)	12mo	$230,000	$214	77
1034 Forest Valley Dr SE	0.11mi	3/2.0	1,188 (+10%)	7mo	$150,000	$126	71
3567 Forrest Park Rd SE	0.48mi	3/1.0	1,110 (+2%)	2mo	$130,000	$117	70
3975 Scott Dr	0.29mi	3/2.0	1,161 (+7%)	6mo	$215,000	$185	67
1082 Holly Cirlce Cir	0.43mi	3/1.0	1,028 (-5%)	3mo	$180,000	$175	67
3568 Oakshire Way SE	0.50mi	3/2.0	1,088 (+0%)	9mo	$227,000	$209	66
3523 Garfield Way SE	0.58mi	3/2.0	1,000 (-8%)	2mo	$168,000	$168	57
1026 Eisenhower Ct SE	0.65mi	3/2.0	1,180 (+9%)	7mo	$183,000	$155	47
3453 Eisenhower Cir E	0.69mi	3/1.0	1,000 (-8%)	11mo	$155,000	$155	44
3508 Pine Forest Dr SE	0.61mi	3/2.0	1,188 (+10%)	14mo	$232,000	$195	42
993 Roosevelt Dr SE	0.51mi	4/2.0 (+1)	1,240 (+14%)	9mo	$229,000	$185	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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,592
• Equity at exit: $19,980

10-year hold

• IRR: 7.2%
• Equity multiple: 1.61×
• Total profit: $22,831
• Equity at exit: $11,586

Cash invested: $37,520 (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 30354

• Home prices YoY: -17.5%
• Rents YoY: 5.5%
• Active inventory: 175
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$703
• Tax from tax record: −$225 /mo · $2,702/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $163

Break-even live

Break-even rent $1,245

Max offer price $134,000

Occupancy floor 84%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3450 Forrest Park Rd SE Atlanta, GA	1.0–3.0	1.0–2.0	1002	$1,537	$1.53	24d	11	0.68mi
1365 Conley Rd Unit F-07 Conley, GA	2.0	1.0	825	$1,125	$1.36	43d	1	0.69mi
1365 Conley Rd Apt F8 Conley, GA	2.0	1.0	825	$1,125	$1.36	5d	1	0.69mi
1365 Conley Rd Unit B-08 Conley, GA	2.0	1.0	825	$995	$1.21	43d	1	0.69mi
1365 Conley Rd Ofc B-02 Conley, GA	2.0	1.0	825	$995	$1.21	15d	1	0.70mi
729 Blueridge Dr Forest Park, GA	3.0	1.0	1150	$1,505	$1.31	5d	1	0.99mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	24d	1	1.00mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	43d	1	1.00mi
1131 Stoneybrook Rd Forest Park, GA	3.0	1.0	1053	$3,400	$3.23	43d	1	1.09mi
4168 Tara Dr Forest Park, GA	3.0	1.0	975	$1,299	$1.33	43d	1	1.10mi
1006 Hutchens Rd SE Atlanta, GA	3.0	2.0	881	$2,800	$3.18	24d	1	1.11mi
1122 Elaine Dr Forest Park, GA	2.0	1.0	800	$1,700	$2.12	4d	1	1.15mi
1466 Rock Cut Rd Forest Park, GA	1.0–2.0	1.0	685	$1,100	$1.61	17d	9	1.27mi
4522 Ridge Dr Forest Park, GA	3.0	2.0	1176	$1,450	$1.23	4d	1	1.30mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	12d	1	1.31mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	10d	1	1.31mi
1409 Rock Cut Rd Forest Park, GA	1.0–2.0	1.0	875	$1,100	$1.26	43d	1	1.31mi
4419 Richard Rd Conley, GA	3.0	2.0	864	$1,700	$1.97	43d	1	1.32mi
4404 Currie Ct Forest Park, GA	3.0	2.0	1188	$1,595	$1.34	43d	1	1.32mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	1d	1	1.32mi
4241 Hendrix Dr Forest Park, GA	2.0	1.5	1050	$1,224	$1.17	1d	5	1.33mi
4548 Pine Dr Forest Park, GA	3.0	1.0	963	$1,250	$1.30	12d	1	1.35mi
575 Springwood Dr Forest Park, GA	2.0	1.0	1100	$1,550	$1.41	43d	1	1.35mi
574 Evergreen Ter Unit 3 Forest Park, GA	2.0	1.0	854	$1,000	$1.17	12d	1	1.39mi
574 Evergreen Ter Unit 4 Forest Park, GA	2.0	1.0	854	$1,000	$1.17	43d	1	1.39mi
573 Evergreen Ter Unit 3 Forest Park, GA	2.0	1.0	856	$1,150	$1.34	43d	1	1.42mi
573 Evergreen Ter Unit 2 Forest Park, GA	2.0	1.0	900	$1,150	$1.28	44d	1	1.42mi
4522 Ridge Dr Forest Park, GA	3.0	2.0	1176	$1,450	$1.23	43d	1	1.45mi
1678 Bagpipe Pl Conley, GA	3.0	2.0	1450	$1,300	$0.90	43d	1	1.46mi

Listing history 10 events

1. 2026-04-26
   status Under Contract 614-char remark

   Show marketing remark (614 chars)

   Value-add opportunity in an area of new development. This 3-bedroom, 1.5-bath home features 1,083 finished square feet and an unfinished walk-out basement with additional potential. Located at the beginning of the new Forest Valley subdivision currently under construction, this property is well-positioned for investors seeking a fix-and-flip, rental hold, or renovation project with upside. The existing footprint offers a functional layout, while the basement provides extra flexibility for future improvements. A great option for buyers ready to renovate, reposition, or create a home tailored to their vision.

2. 2026-04-26
   status Pending

   Show marketing remark (614 chars)

   Value-add opportunity in an area of new development. This 3-bedroom, 1.5-bath home features 1,083 finished square feet and an unfinished walk-out basement with additional potential. Located at the beginning of the new Forest Valley subdivision currently under construction, this property is well-positioned for investors seeking a fix-and-flip, rental hold, or renovation project with upside. The existing footprint offers a functional layout, while the basement provides extra flexibility for future improvements. A great option for buyers ready to renovate, reposition, or create a home tailored to their vision.

3. 2026-04-21
   listed $134,000 Active
4. 2026-04-21
   price $134,000
5. 2026-04-20
   historical $143,000
6. 2026-04-19
   listed $134,000 New 614-char remark

   Show marketing remark (614 chars)

   Value-add opportunity in an area of new development. This 3-bedroom, 1.5-bath home features 1,083 finished square feet and an unfinished walk-out basement with additional potential. Located at the beginning of the new Forest Valley subdivision currently under construction, this property is well-positioned for investors seeking a fix-and-flip, rental hold, or renovation project with upside. The existing footprint offers a functional layout, while the basement provides extra flexibility for future improvements. A great option for buyers ready to renovate, reposition, or create a home tailored to their vision.

7. 2007-02-23
   soldstatus $86,500
8. 2007-01-30
   soldstatus $71,000 158-char remark

   Show marketing remark (158 chars)

   BANK FORECLOSURE! SOLD IN 'AS IS' CONDITION. SELLER REQUESTS SERIOUS OFFERS ONLY PLEASE-PRICE IS FIRM. ALL OFFERS MUST HAVE A PREQUAL LETTER FROM SUN AMERICA.

9. 2006-10-24
   listed $72,900 158-char remark

   Show marketing remark (158 chars)

   BANK FORECLOSURE! SOLD IN 'AS IS' CONDITION. SELLER REQUESTS SERIOUS OFFERS ONLY PLEASE-PRICE IS FIRM. ALL OFFERS MUST HAVE A PREQUAL LETTER FROM SUN AMERICA.

10. 1979-03-16
    soldstatus $29,000

ⓘ 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: $2,702 · $225/mo
• Projected year-2 tax: $2,702 · $225/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 ≥104°F today · 16 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: $17,422
• − Mortgage interest: −$7,506
• − Property taxes: −$2,702
• − Insurance: −$670
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$3,898
• Taxable loss: −$142
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,993/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): 16,182
• Household income: $63,189
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 930.0

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 (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 16% White 10% Two or more races 9% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Swedish 1%
• Foreign-born: 11% · Canada, Vietnam, Guatemala
• Languages at home: 81% English-only · Spanish 15% German/W. Germanic 1% Vietnamese 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: ▼ -67.78%
• Current HPI: 320.1111
• Rent YoY: ▲ 5.45%
• 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

+362.1% since first listed

10 events — show timeline

• 2026-04-26 Pending — GAMLS
• 2026-04-26 Pending — FMLS
• 2026-04-21 Listed $134,000 FMLS
• 2026-04-21 Price Changed $134,000 FMLS
• 2026-04-20 Coming Soon $143,000 FMLS
• 2026-04-19 Listed $134,000 GAMLS
• 2007-02-23 Sold (Public Records) $86,500 Public Records
• 2007-01-30 Sold (MLS) $71,000 FMLS
• 2006-10-24 Listed $72,900 FMLS
• 1979-03-16 Sold (Public Records) $29,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,702 · +3.3% YoY. Source: county tax records.