2203 Tiger Flowers Dr NW · Atlanta, GA 30314

$224,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 10 Days on market

Built 1950 10,193 sqft lot $187/sqft · at area comps Est $275k · 18% 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 +7.6/30.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 2-bath home is a great opportunity for first-time buyers looking to stop renting and start building equity. Major improvements have already been completed, including a roof, HVAC, and water heater that are approximately 5 years old. The roof also comes with a transferable 20-year warranty. Featuring a strong foundation, spacious fenced backyard, and private driveway, this home offers peace of mind while providing the perfect opportunity to add your own cosmetic updates and personal touches. A rare chance to make a home truly your own at an affordable price point in Atlanta.

Key facts

• Private driveway
• Fenced backyard
• 0.23 acre lot

Tags

• FENCED BACKYARD
• PRIVATE DRIVEWAY
• MAJOR SYSTEMS REPLACED

Property features AI

Exterior

• Parking: Driveway; Parking pad; Open parking available
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available
• Home design: Single-story (one level); Resale property; Fee simple ownership
• Construction: Block and vinyl siding construction; Composition roof; Foundation: block, brick/mortar, concrete perimeter; Built with traditional materials (resale condition)
• Exterior features: Private yard; Rear stairs; Exterior lighting; Covered front porch; Fenced backyard with chain link fencing

Interior

• Kitchen: Refrigerator; Disposal; Cabinets; Laminate countertops; Laundry area located in the kitchen
• Bedrooms: Master suite on main level; Four main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Laminate; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central heating and air; Forced air heating; Heat pump; Natural gas heating; Ceiling fans; Electric cooling
• Interior features: Disappearing attic stairs; Window treatments; No common walls; Crawl space basement with exterior entry
• Laundry & utility: Laundry located in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (30.4% below list).
• Recommended offer: $157k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: Bazoline E. Usher/Collier Heights Elmentary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 398 students, 100% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 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 (+2.5%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $2k of loan paydown is wiped out by about $7k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $74k; list at $225k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $156,631 (30.4% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.70% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 12.0

CMA / ARV

• ARV (median comp): $275,183
• List price: $224,900
• Delta: -18.27%
• 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
2191 Tiger Flowers Dr NW	0.02mi	3/2.0 (+1)	1,286 (+7%)	8mo	$156,188	$121	71
102 Dahlia Ave NW	0.41mi	3/2.0 (+1)	1,200 (0%)	6mo	$244,000	$203	67
2481 Harvel Dr NW	0.51mi	3/1.0 (+1)	1,250 (+4%)	1mo	$145,000	$116	63
100 Dahlia Ave NW	0.42mi	2/1.5	1,050 (-12%)	6mo	$245,696	$234	52
2068 Verbena St NW	0.58mi	3/2.0 (+1)	1,258 (+5%)	8mo	$238,900	$190	50
2081 Verbena St NW	0.53mi	3/2.0 (+1)	1,100 (-8%)	8mo	$215,000	$195	46
477 Center Hill Ave NW	0.54mi	3/1.5 (+1)	1,040 (-13%)	3mo	$159,600	$153	43
2022 Detroit Ave NW	0.53mi	3/2.0 (+1)	1,369 (+14%)	1mo	$235,900	$172	42
225 NW Aaron St NW	0.72mi	2/2.0	1,367 (+14%)	1mo	$120,000	$88	38
170 Adeline Ave NW	0.61mi	3/2.0 (+1)	1,040 (-13%)	3mo	$235,000	$226	38
2040 Penelope St NW	0.73mi	2/2.0	1,042 (-13%)	3mo	$160,000	$154	37
2556 Godfrey Dr NW	0.69mi	3/2.0 (+1)	1,039 (-13%)	7mo	$188,500	$181	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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.08×
• Total profit: $-57,963
• Equity at exit: $33,533

10-year hold

• IRR: -27.5%
• Equity multiple: -0.27×
• Total profit: $-80,148
• Equity at exit: $19,445

Cash invested: $62,972 (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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 293
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$235 /mo · $2,826/yr
• Insurance: −$94
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-327

Break-even live

Break-even rent $1,980

Max offer price $167,176

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-263	+0% $-327	+5% $-390	+10% $-454
Rent	-10% $-451	-5% $-389	+0% $-327	+5% $-265	+10% $-203
Rate	-1.0pp $-214	-0.5pp $-270	base $-327	+0.5pp $-385	+1.0pp $-444

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	25d	1	0.03mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	25d	1	0.16mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	25d	1	0.26mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	22d	1	0.52mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	3d	1	0.52mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	25d	1	0.52mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	25d	1	0.53mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	8d	1	0.53mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	12d	1	0.53mi
2506 Godfrey Dr NW Atlanta, GA	1.0	1.0	1344	$650	$0.48	25d	1	0.57mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	18d	1	0.61mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	21d	1	0.61mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	25d	1	0.61mi
2557 Hightower Ct NW Atlanta, GA	1.0	1.0	1000	$650	$0.65	25d	1	0.63mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	25d	1	0.65mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,356	$1.21	2d	19	0.66mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	25d	1	0.67mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	4d	1	0.68mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	25d	1	0.69mi
2225 Baker Ter NW Atlanta, GA	1.0	1.0	1400	$820	$0.59	25d	1	0.72mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	16d	1	0.73mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	4d	1	0.75mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	14d	1	0.75mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	25d	1	0.76mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	8d	1	0.76mi
1824 Tiger Flowers Dr NW Atlanta, GA	1.0	1.0	1400	$925	$0.66	25d	1	0.77mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	25d	1	0.78mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	25d	1	0.79mi
295 Penelope Dr NW Atlanta, GA	1.0–2.0	1.0	751	$1,542	$2.05	22d	1	0.81mi
240 Whitaker Cir NW Atlanta, GA	1.0	1.0	1414	$685	$0.48	18d	1	0.85mi
240 Whitaker Cir NW Atlanta, GA	1.0	1.0	1414	$665	$0.47	6d	1	0.85mi
1770 Springview Rd NW Atlanta, GA	3.0	2.0	1262	$2,000	$1.58	25d	1	0.86mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	17d	1	0.86mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	25d	1	0.87mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	6d	1	0.88mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	25d	1	0.90mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,654	$2.13	25d	1	0.95mi
324 Brooks Ave SW Unit B Atlanta, GA	2.0	1.0	1176	$1,050	$0.89	25d	1	0.98mi
324 Brooks Ave SW Unit A Atlanta, GA	2.0	1.0	1176	$1,000	$0.85	25d	1	0.98mi
0 W Lake Ave NW Atlanta, GA	3.0	2.5	1300	$1,900	$1.46	2d	1	1.02mi

Listing history 19 events

1. 2026-06-18
   days on market $224,900 Active 10 DOM
2. 2026-06-17
   days on market $224,900 Active 9 DOM
3. 2026-06-16
   days on market $224,900 Active 8 DOM
4. 2026-06-15
   days on market $224,900 Active 7 DOM
5. 2026-06-13
   days on market $224,900 Active 5 DOM
6. 2026-06-13
   days on market $224,900 Active 4 DOM
7. 2026-06-08
   days on marketlisting id $224,900 Active 1 DOM
8. 2026-06-07
   days on market $224,900 Active 40 DOM
9. 2026-06-04
   days on market $224,900 Active 37 DOM
10. 2026-06-03
    days on market $224,900 Active 36 DOM
11. 2026-06-02
    days on market $224,900 Active 35 DOM
12. 2026-06-01
    days on market $224,900 Active 34 DOM
13. 2026-05-31
    days on market $224,900 Active 33 DOM
14. 2026-04-27
    listed $224,900 New 715-char remark

    Show marketing remark (596 chars)

    This 4-bedroom, 2-bath home is a great opportunity for first-time buyers looking to stop renting and start building equity. Major improvements have already been completed, including a roof, HVAC, and water heater that are approximately 5 years old. The roof also comes with a transferable 20-year warranty. Featuring a strong foundation, spacious fenced backyard, and private driveway, this home offers peace of mind while providing the perfect opportunity to add your own cosmetic updates and personal touches. A rare chance to make a home truly your own at an affordable price point in Atlanta.

15. 2001-08-22
    soldstatus $74,000
16. 1996-06-24
    soldstatus $55,000
17. 1995-08-25
    soldstatus $15,000
18. 1993-12-15
    soldstatus $39,500
19. 1986-02-04
    soldstatus $14,900

ⓘ 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: $2,826 · $235/mo
• Projected year-2 tax: $2,826 · $235/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,796
• − Mortgage interest: −$12,598
• − Property taxes: −$2,826
• − Insurance: −$1,791
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$6,543
• Taxable loss: −$7,969
• Est. tax savings @ 24.0%: +$1,913
• After-tax cash flow: $-2,009/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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

+1409.4% since first listed

7 events — show timeline

• 2026-06-08 Listed $224,900 FMLS
• 2026-04-27 Listed $224,900 GAMLS
• 2001-08-22 Sold (Public Records) $74,000 Public Records
• 1996-06-24 Sold (Public Records) $55,000 Public Records
• 1995-08-25 Sold (Public Records) $15,000 Public Records
• 1993-12-15 Sold (Public Records) $39,500 Public Records
• 1986-02-04 Sold (Public Records) $14,900 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,826 · -0.1% YoY. Source: county tax records.