4334 Greenleaf Cir · Atlanta, GA 30331

$165,000

3 bd · 1.5 ba · 1,464 sqft · SingleFamily public records · 129 Days on market

Built 1964 0.33 ac lot $113/sqft · 30% below area Est $235k · 30% under ↓ 15% since listing

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! This charming three-bedroom, one-and-a-half-bathroom residence is ready for its new owner. The property features some recent updates and comes equipped with brand-new appliances. As you enter, you'll be greeted by a spacious living room that leads seamlessly into the kitchen, complete with a new appliance package and a cozy dining area. Down the hall, you'll find a full bathroom, two inviting guest bedrooms, and a master bedroom with an en-suite half bath for added convenience. Brand New HVAC is to be installed before closing.

Key facts

• Cozy dining area
• En-suite half bath
• Recent updates

Tags

• RECENT UPDATES
• BRAND NEW APPLIANCES
• SPACIOUS LIVING ROOM
• COZY DINING AREA
• FULL BATHROOM
• EN-SUITE HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: schools C-, 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.
• Market conditions: Rents rising (+2.6%/yr); 487 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% 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 $1k of loan paydown is wiped out by about $5k 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 129 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $235,021
• List price: $165,000
• Delta: -29.79%
• 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
2494 Fairway Cir SW	0.23mi	3/2.0	1,368 (-7%)	0mo	$234,999	$172	76
4572 Sahara Dr SW	0.19mi	3/2.0	1,328 (-9%)	9mo	$220,000	$166	66
4728 Apache Trl SW	0.19mi	3/1.5	1,269 (-13%)	5mo	$185,000	$146	65
4628 Tucson Trl SW	0.41mi	3/2.0	1,568 (+7%)	4mo	$185,000	$118	63
2392 Ozark Trl SW	0.46mi	3/2.5	1,356 (-7%)	3mo	$170,000	$125	60
4748 Carson Pass SW	0.26mi	3/1.5	1,269 (-13%)	8mo	$195,000	$154	60
4732 Carson Pass SW	0.23mi	4/1.5 (+1)	1,269 (-13%)	4mo	$192,000	$151	59
4554 Saint Andrews Dr	0.26mi	4/2.0 (+1)	1,560 (+7%)	14mo	$180,000	$115	58
2356 County Line Rd SW	0.61mi	3/1.0	1,360 (-7%)	10mo	$112,551	$83	49
2521 County Line Rd SW	0.37mi	4/2.0 (+1)	1,368 (-7%)	22mo	$269,999	$197	47
2236 Fairway Cir SW	0.34mi	4/2.0 (+1)	1,600 (+9%)	20mo	$330,000	$206	45
2364 El Paso Rd SW	0.64mi	3/2.5	1,265 (-14%)	9mo	$25,000	$20	36

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,060
• Equity at exit: $24,602

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $6,661
• Equity at exit: $14,266

Cash invested: $46,200 (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: 487
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$865
• Tax from tax record: −$196 /mo · $2,348/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $240

Break-even live

Break-even rent $1,430

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $334	-5% $287	+0% $240	+5% $194	+10% $147
Rent	-10% $103	-5% $172	+0% $240	+5% $309	+10% $377
Rate	-1.0pp $323	-0.5pp $282	base $240	+0.5pp $197	+1.0pp $154

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4596 Sahara Dr SW Atlanta, GA	4.0	1.5	1375	$1,500	$1.09	5d	1	0.18mi
4596 Sahara Dr SW Atlanta, GA	4.0	1.5	1475	$1,200	$0.81	25d	1	0.18mi
4545 Sahara Dr SW Atlanta, GA	3.0	2.0	1075	$1,665	$1.55	6d	1	0.28mi
4515 Doral Dr SW Atlanta, GA	3.0	1.5	1184	$1,700	$1.44	16d	1	0.40mi
2356 County Line Rd SW Atlanta, GA	3.0	1.0	1360	$1,695	$1.25	25d	1	0.63mi
4211 Campbellton Rd SW Atlanta, GA	3.0	2.0	1384	$2,050	$1.48	23d	1	1.19mi
4687 Camp Creek Pkwy SW Atlanta, GA	2.0–3.0	2.0	1390	$2,002	$1.44	0d	16	1.20mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	18d	1	1.22mi
2243 Butner Rd Unit NA Atlanta, GA	4.0	2.5	1518	$2,350	$1.55	25d	1	1.22mi
2211 Butner Rd SW Atlanta, GA	4.0	2.0	1336	$1,875	$1.40	25d	1	1.28mi
2111 Kimberly Rd SW Atlanta, GA	2.0	1.0	996	$1,600	$1.61	8d	1	1.31mi
4720 Edwina Ln SW Atlanta, GA	4.0	2.0	1400	$1,873	$1.34	3d	1	1.32mi
2111 Sandtree Ct SW Unit 2 Atlanta, GA	2.0	1.0	1100	$1,500	$1.36	25d	1	1.38mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	25d	1	1.41mi
4610 Greenbriar Trl SW Unit 204 Atlanta, GA	3.0	2.0	1206	$1,950	$1.62	13d	1	1.42mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	25d	1	1.43mi

Listing history 18 events

1. 2026-03-25
   price $165,000 559-char remark

   Show marketing remark (559 chars)

   Welcome to your new home! This charming three-bedroom, one-and-a-half-bathroom residence is ready for its new owner. The property features some recent updates and comes equipped with brand-new appliances. As you enter, you'll be greeted by a spacious living room that leads seamlessly into the kitchen, complete with a new appliance package and a cozy dining area. Down the hall, you'll find a full bathroom, two inviting guest bedrooms, and a master bedroom with an en-suite half bath for added convenience. Brand New HVAC is to be installed before closing.

2. 2026-03-25
   price $165,000 559-char remark

   Show marketing remark (559 chars)

   Welcome to your new home! This charming three-bedroom, one-and-a-half-bathroom residence is ready for its new owner. The property features some recent updates and comes equipped with brand-new appliances. As you enter, you'll be greeted by a spacious living room that leads seamlessly into the kitchen, complete with a new appliance package and a cozy dining area. Down the hall, you'll find a full bathroom, two inviting guest bedrooms, and a master bedroom with an en-suite half bath for added convenience. Brand New HVAC is to be installed before closing.

3. 2026-01-28
   listed $175,000 New 559-char remark

   Show marketing remark (559 chars)

   Welcome to your new home! This charming three-bedroom, one-and-a-half-bathroom residence is ready for its new owner. The property features some recent updates and comes equipped with brand-new appliances. As you enter, you'll be greeted by a spacious living room that leads seamlessly into the kitchen, complete with a new appliance package and a cozy dining area. Down the hall, you'll find a full bathroom, two inviting guest bedrooms, and a master bedroom with an en-suite half bath for added convenience. Brand New HVAC is to be installed before closing.

4. 2026-01-28
   historical

   Show marketing remark (559 chars)

   Welcome to your new home! This charming three-bedroom, one-and-a-half-bathroom residence is ready for its new owner. The property features some recent updates and comes equipped with brand-new appliances. As you enter, you'll be greeted by a spacious living room that leads seamlessly into the kitchen, complete with a new appliance package and a cozy dining area. Down the hall, you'll find a full bathroom, two inviting guest bedrooms, and a master bedroom with an en-suite half bath for added convenience. Brand New HVAC is to be installed before closing.

5. 2026-01-27
   listed $175,000 New
6. 2026-01-27
   historical
7. 2026-01-06
   listed $175,000 Active 559-char remark

   Show marketing remark (559 chars)

   Welcome to your new home! This charming three-bedroom, one-and-a-half-bathroom residence is ready for its new owner. The property features some recent updates and comes equipped with brand-new appliances. As you enter, you'll be greeted by a spacious living room that leads seamlessly into the kitchen, complete with a new appliance package and a cozy dining area. Down the hall, you'll find a full bathroom, two inviting guest bedrooms, and a master bedroom with an en-suite half bath for added convenience. Brand New HVAC is to be installed before closing.

8. 2025-11-07
   price $175,000
9. 2025-11-06
   status Back On Market
10. 2025-09-16
    status Under Contract
11. 2025-07-22
    price $185,000
12. 2025-05-31
    historical
13. 2025-03-26
    status Active
14. 2025-03-19
    status Back On Market
15. 2025-02-19
    status Under Contract
16. 2025-02-19
    status Pending
17. 2025-01-03
    listed $195,000 Active
18. 2024-12-22
    listed $195,000 New

ⓘ 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: $2,348 · $196/mo
• Projected year-2 tax: $2,348 · $196/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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,809
• − Mortgage interest: −$9,243
• − Property taxes: −$2,348
• − Insurance: −$825
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$4,800
• Taxable income: $264
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $2,819/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

-15.4% since first listed

18 events — show timeline

• 2026-03-25 Price Changed $165,000 FMLS
• 2026-03-25 Price Changed $165,000 GAMLS
• 2026-01-28 Listing Removed — GAMLS
• 2026-01-28 Listed $175,000 GAMLS
• 2026-01-27 Listing Removed — GAMLS
• 2026-01-27 Listed $175,000 GAMLS
• 2026-01-06 Listed $175,000 FMLS
• 2025-11-07 Price Changed $175,000 GAMLS
• 2025-11-06 Relisted — GAMLS
• 2025-09-16 Pending — GAMLS
• 2025-07-22 Price Changed $185,000 GAMLS
• 2025-05-31 Listing Removed — FMLS
• 2025-03-26 Relisted — FMLS
• 2025-03-19 Relisted — GAMLS
• 2025-02-19 Pending — GAMLS
• 2025-02-19 Pending — FMLS
• 2025-01-03 Listed $195,000 FMLS
• 2024-12-22 Listed $195,000 GAMLS

Property tax history

+15.5%/yr

Latest (2025): $2,348 · -1.2% YoY. Source: county tax records.