1778 Campbellton Rd SW · Atlanta, GA 30311

$199,000

2 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 44 Days on market

Built 1945 0.27 ac lot $137/sqft · 27% below area Est $271k · 27% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible Opportunity in Venetian Hills! This charming 2BR/2BA estate-owned gem sits on a sprawling corner lot and is brimming with original character. Featuring original hardwood floors, abundant natural light, and a cozy sunroom, this home is the perfect canvas for a renovation or expansion. The generous floor plan offers a seamless path to reconfigure into a 3-bedroom layout, providing instant equity. Rare detached garage is perfect for a workshop or a potential ADU/income-generating suite. Unbeatable Location, minutes from the SW BeltLine, Lee + White District, Tyler Perry Studios, and John White Golf Course. Easy access to Downtown Atlanta, I-20, and I-285. Whether you are looking to preserve its vintage appeal or craft a modern masterpiece, this property offers endless possibilities in one of Atlanta's fastest-growing corridors. Sold AS-IS with right to inspect. No disclosures available as it is estate-owned. Bring your vision and make this classic treasure your own! Please note that images of the kitchen/bathrooms have been virtually renovated to show some great possibilities!

Key facts

• Potential adu
• Corner lot
• Cozy sunroom

Tags

• CORNER LOT
• ORIGINAL HARDWOOD FLOORS
• COZY SUNROOM
• DETACHED GARAGE
• POTENTIAL ADU
• INCOME GENERATING SUITE

Property features AI

Finance

• HOA & community: Near Beltline, public transport, schools, shopping, and trails/greenway

Exterior

• Parking: Two garage spaces; Driveway, garage and on-street parking available; Open parking available
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone service available
• Home design: One-level home; Brick front with wood siding; Composition roof; Block foundation
• Construction: Brick front and wood siding construction; Composition roof; Block foundation
• Exterior features: Private yard; Patio; Rain gutters; Storage; Chain link fencing; Garage(s) as additional structure

Interior

• Kitchen: Stained cabinets with laminate counters; Electric range; Range hood; Refrigerator
• Bedrooms: Two main-level bedrooms; Roommate floor plan and split bedroom layout
• Flooring: Combination of carpet, ceramic tile, hardwood, and laminate flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heating: Other; Cooling: Ceiling fans and wall unit(s)
• Interior features: 9-foot ceilings on main level; One fireplace located in the family room; No shared/common walls; Basement with daylight exposure and exterior entry
• Laundry & utility: Laundry area located in the kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/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 $186k (6.6% below list).
• Recommended offer: $186k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Finch Elementary (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 339 students, 100% FRL); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 445 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 (-26 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 soft (-0.2%/yr); 245 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 44 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $60k; list at $199k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $185,872 (6.6% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 0.93% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (median comp): $271,081
• List price: $199,000
• Delta: -26.59%
• 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
1439 Aniwaka Ave SW	0.43mi	3/2.0 (+1)	1,360 (-7%)	4mo	$275,000	$202	61
1426 Elizabeth Ave SW	0.67mi	3/2.0 (+1)	1,439 (-1%)	4mo	$325,000	$226	59
1761 Venetian Dr SW	0.29mi	3/2.0 (+1)	1,302 (-11%)	6mo	$194,000	$149	59
1239 Avonwood Cir SW	0.73mi	3/2.0 (+1)	1,432 (-2%)	3mo	$200,000	$140	56
1845 Fort Valley Dr SW	0.52mi	3/2.0 (+1)	1,582 (+9%)	1mo	$285,000	$180	56
1994 Honeysuckle Ln SW	0.51mi	3/2.0 (+1)	1,568 (+8%)	7mo	$350,000	$223	53
2059 Honeysuckle Ln SW	0.59mi	3/2.0 (+1)	1,548 (+6%)	9mo	$236,245	$153	49
1599 Sandtown Rd	0.40mi	3/2.0 (+1)	1,283 (-12%)	9mo	$272,000	$212	49
1283 Wichita Dr SW	0.71mi	3/2.5 (+1)	1,344 (-8%)	1mo	$330,000	$246	46
1252 Anchor Ter SW	0.72mi	3/2.0 (+1)	1,371 (-6%)	9mo	$398,000	$290	44
1324 Eastridge Rd SW	0.57mi	3/1.0 (+1)	1,262 (-13%)	9mo	$190,000	$151	35
1282 Westridge Rd SW	0.65mi	3/3.0 (+1)	1,276 (-12%)	10mo	$338,000	$265	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-18,255
• Equity at exit: $29,672

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-12,204
• Equity at exit: $17,206

Cash invested: $55,720 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 245
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $307

Break-even live

Break-even rent $1,470

Max offer price $199,000

Occupancy floor 78%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1681 Hadlock St SW Atlanta, GA	3.0	2.0	1170	$1,875	$1.60	5d	1	0.10mi
1402 Bayrose Cir East Point, GA	2.0	2.5	1404	$1,595	$1.14	24d	1	0.38mi
1804 Idlewood Dr Unit 1 Atlanta, GA	2.0	1.0	923	$1,025	$1.11	17d	1	0.39mi
1006 Bayrose Cir Atlanta, GA	2.0	2.5	1326	$2,650	$2.00	17d	1	0.40mi
9051 Bayrose Cir East Point, GA	3.0	3.5	1620	$2,300	$1.42	43d	1	0.42mi
2042 Bayrose Cir Unit 42B Atlanta, GA	3.0	2.5	1370	$1,875	$1.37	3d	1	0.42mi
2148 Bayrose Cir East Point, GA	3.0	2.5	1370	$1,800	$1.31	5d	1	0.43mi
2994 Bayrose Cir East Point, GA	1.0	1.0	1564	$975	$0.62	17d	1	0.45mi
2993 Bayrose Cir East Point, GA	1.0	1.0	1564	$760	$0.49	24d	1	0.48mi
2993 Bayrose Cir East Point, GA	1.0	1.0	1564	$760	$0.49	43d	1	0.48mi
3002 Bayrose Cir East Point, GA	1.0	1.0	1488	$940	$0.63	43d	1	0.50mi
3006 Bayrose Cir Unit 104B Atlanta, GA	3.0	3.0	1564	$2,300	$1.47	43d	1	0.50mi
3004 Bayrose Cir East Point, GA	3.0	3.0	1564	$2,350	$1.50	43d	1	0.50mi
3004 Bayrose Cir Unit 102B Atlanta, GA	3.0	3.0	1564	$2,250	$1.44	4d	1	0.50mi
1900 Stanton Rd East Point, GA	2.0–3.0	1.0	890	$1,150	$1.29	15d	11	0.52mi
1876 Sandtown Rd SW Atlanta, GA	3.0	2.0	1230	$2,500	$2.03	24d	1	0.54mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	2d	13	0.57mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	10d	13	0.57mi
1932 Stanton Rd East Point, GA	1.0–3.0	1.0–2.0	1045	$1,324	$1.27	43d	1	0.58mi
1408 Lockwood Dr SW Atlanta, GA	3.0	2.0	1300	$1,950	$1.50	24d	1	0.58mi
1404 Lockwood Dr SW Atlanta, GA	2.0	2.0	980	$1,700	$1.73	7d	1	0.59mi
1346 Wichita Dr SW Atlanta, GA	3.0	2.0	1183	$2,125	$1.80	7d	1	0.61mi
2079 Honeysuckle Ln SW Atlanta, GA	3.0	2.0	1500	$1,900	$1.27	24d	1	0.61mi
1717 Centra Villa Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1033	$1,400	$1.35	24d	1	0.62mi
1443 Venetian Dr SW Atlanta, GA	3.0	1.0	1139	$1,395	$1.22	24d	1	0.64mi
1313 Aniwaka Ave SW Atlanta, GA	3.0	2.0	1530	$2,145	$1.40	2d	1	0.65mi
1300 Wichita Dr SW Atlanta, GA	3.0	2.0	1077	$2,200	$2.04	24d	1	0.67mi
1870 Myrtle Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	900	$1,212	$1.35	22d	26	0.68mi
1867 Myrtle Dr SW Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	24d	1	0.69mi
1867 Myrtle Dr SW #24 Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	18d	1	0.72mi
1295 Westmont Rd SW Atlanta, GA	2.0	1.0	910	$1,500	$1.65	24d	1	0.77mi
1255 Westmont Rd SW Atlanta, GA	3.0	2.0	1500	$1,695	$1.13	24d	1	0.82mi
1427 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1128	$1,995	$1.77	24d	1	0.82mi
1246 Westmont Rd SW Atlanta, GA	3.0	1.0	1200	$1,500	$1.25	3d	1	0.87mi
1280 Elizabeth Ave SW Atlanta, GA	3.0	1.0	1105	$1,950	$1.76	24d	1	0.87mi
1310 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1192	$2,000	$1.68	24d	1	0.90mi
1346 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1486	$5,000	$3.36	24d	1	0.93mi
1280 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1000	$1,800	$1.80	24d	1	0.94mi
1307 Lorenzo Dr SW Unit A Atlanta, GA	3.0	2.0	1300	$1,795	$1.38	24d	1	0.95mi
1537 Orlando St SW Atlanta, GA	2.0	1.0	1068	$1,700	$1.59	24d	1	0.96mi

Listing history 25 events

1. 2026-06-18
   days on market $199,000 Active 44 DOM
2. 2026-06-17
   days on market $199,000 Active 43 DOM
3. 2026-06-16
   days on market $199,000 Active 42 DOM
4. 2026-06-15
   days on market $199,000 Active 41 DOM
5. 2026-06-13
   days on market $199,000 Active 39 DOM
6. 2026-06-13
   days on market $199,000 Active 38 DOM
7. 2026-06-09
   days on market $199,000 Active 35 DOM
8. 2026-06-08
   days on market $199,000 Active 34 DOM
9. 2026-06-07
   days on market $199,000 Active 33 DOM
10. 2026-06-04
    days on market $199,000 Active 30 DOM
11. 2026-06-03
    days on market $199,000 Active 29 DOM
12. 2026-06-02
    days on market $199,000 Active 28 DOM
13. 2026-06-01
    days on market $199,000 Active 27 DOM
14. 2026-05-31
    days on market $199,000 Active 26 DOM
15. 2026-04-28
    listed $199,000 New 1104-char remark

    Show marketing remark (1104 chars)

    Incredible Opportunity in Venetian Hills! This charming 2BR/2BA estate-owned gem sits on a sprawling corner lot and is brimming with original character. Featuring original hardwood floors, abundant natural light, and a cozy sunroom, this home is the perfect canvas for a renovation or expansion. The generous floor plan offers a seamless path to reconfigure into a 3-bedroom layout, providing instant equity. Rare detached garage is perfect for a workshop or a potential ADU/income-generating suite. Unbeatable Location, minutes from the SW BeltLine, Lee + White District, Tyler Perry Studios, and John White Golf Course. Easy access to Downtown Atlanta, I-20, and I-285. Whether you are looking to preserve its vintage appeal or craft a modern masterpiece, this property offers endless possibilities in one of Atlanta's fastest-growing corridors. Sold AS-IS with right to inspect. No disclosures available as it is estate-owned. Bring your vision and make this classic treasure your own! Please note that images of the kitchen/bathrooms have been virtually renovated to show some great possibilities!

16. 2026-04-28
    listed $199,000 Active 989-char remark

    Show marketing remark (1104 chars)

    Incredible Opportunity in Venetian Hills! This charming 2BR/2BA estate-owned gem sits on a sprawling corner lot and is brimming with original character. Featuring original hardwood floors, abundant natural light, and a cozy sunroom, this home is the perfect canvas for a renovation or expansion. The generous floor plan offers a seamless path to reconfigure into a 3-bedroom layout, providing instant equity. Rare detached garage is perfect for a workshop or a potential ADU/income-generating suite. Unbeatable Location, minutes from the SW BeltLine, Lee + White District, Tyler Perry Studios, and John White Golf Course. Easy access to Downtown Atlanta, I-20, and I-285. Whether you are looking to preserve its vintage appeal or craft a modern masterpiece, this property offers endless possibilities in one of Atlanta's fastest-growing corridors. Sold AS-IS with right to inspect. No disclosures available as it is estate-owned. Bring your vision and make this classic treasure your own! Please note that images of the kitchen/bathrooms have been virtually renovated to show some great possibilities!

17. 2025-06-30
    historical
18. 2025-06-30
    historical
19. 2025-05-16
    price $228,000
20. 2025-05-16
    price $228,000
21. 2025-02-18
    price $240,000
22. 2025-02-18
    price $240,000
23. 2024-11-17
    listed $250,000 New
24. 2024-11-16
    listed $250,000 Active
25. 1995-10-13
    soldstatus $59,900

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$1,410/yr (+$117/mo · 335.0%)

ⓘ 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 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: $22,305
• − Mortgage interest: −$11,147
• − Property taxes: −$421
• − Insurance: −$995
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$5,789
• Taxable income: $384
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $3,590/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

+232.2% since first listed

11 events — show timeline

• 2026-04-28 Listed $199,000 FMLS
• 2026-04-28 Listed $199,000 GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-05-16 Price Changed $228,000 GAMLS
• 2025-05-16 Price Changed $228,000 FMLS
• 2025-02-18 Price Changed $240,000 GAMLS
• 2025-02-18 Price Changed $240,000 FMLS
• 2024-11-17 Listed $250,000 GAMLS
• 2024-11-16 Listed $250,000 FMLS
• 1995-10-13 Sold (Public Records) $59,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $421 · -62.7% YoY. Source: county tax records.