2716 Bonnybrook Dr SW · Atlanta, GA 30311

$201,000

2 bd · 1.5 ba · 958 sqft · SingleFamily public records · 89 Days on market

Built 1960 0.31 ac lot $210/sqft · 27% above area Est $224k · 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 +7.1/30.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity - Easy Rehab with Huge Upside! Looking for your next fix & flip or rental investment? This property is currently in pre-foreclosure and going through loss mitigation / short sale on a reverse mortgage, making it a rare chance to grab a high-equity deal. With only light-to-moderate renovations needed, this home offers a quick turnaround for flippers or long-term cash flow potential for rental investors. Why This Deal Makes Sense for You: Easy rehab - no major overhauls needed. Perfect for quick resale or long-term rental income Distressed situation = strong upside opportunity Rare short sale on reverse mortgage = motivated situation. Offer Instructions: Submit AS-IS offers only. No Blind Offers. Don't miss this chance to pick up a property with built-in equity and great upside. Whether you're looking to flip for a quick profit or add a cash-flowing rental to your portfolio, this deal won't last long.

Key facts

• 0.31 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $201k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (30.4% below list).
• Recommended offer: $140k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); Ralph Bunche Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 824 students, 100% FRL); D. M. Therrell High School (math 5% / reading 10%, grade F, #378 of 424 statewide, top 91%, 973 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 7% 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 soft (-0.2%/yr); 250 active listings in the ZIP; 30 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 ($51k/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 $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 89 days — a 6% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 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 $33k; list at $201k implies a 509% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,994 (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. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.60%
• Cash-on-cash: -6.04%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $223,537
• List price: $201,000
• Delta: -10.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2818 Connally Dr SW	0.16mi	3/1.5 (+1)	1,092 (+14%)	4mo	$110,000	$101	61
2537 Bonnybrook Dr SW	0.22mi	3/1.5 (+1)	1,050 (+10%)	10mo	$173,000	$165	60
2226 Maxwell Dr SW	0.28mi	3/1.5 (+1)	1,044 (+9%)	17mo	$156,000	$149	53
2657 Bonnybrook Dr	0.10mi	3/1.5 (+1)	1,092 (+14%)	20mo	$235,000	$215	50
2126 Ivydale St	0.58mi	3/1.0 (+1)	1,100 (+15%)	1mo	$163,000	$148	41
1822 Dodson Dr SW	0.73mi	3/1.0 (+1)	1,000 (+4%)	20mo	$90,000	$90	35
1991 Wells Dr SW	0.67mi	3/2.0 (+1)	1,058 (+10%)	16mo	$275,000	$260	31
2028 Wells Dr SW	0.72mi	3/1.0 (+1)	1,100 (+15%)	10mo	$155,000	$141	26
1941 Wells Dr SW	0.69mi	3/2.0 (+1)	1,100 (+15%)	15mo	$270,000	$245	24
2053 Wells Dr SW	0.70mi	3/1.0 (+1)	1,100 (+15%)	15mo	$202,000	$184	23
1984 Wells Dr SW	0.70mi	3/1.0 (+1)	1,100 (+15%)	22mo	$199,900	$182	17

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: -30.0%
• Equity multiple: 0.03×
• Total profit: $-54,684
• Equity at exit: $29,970

10-year hold

• IRR: -50.7%
• Equity multiple: -0.54×
• Total profit: $-86,606
• Equity at exit: $17,379

Cash invested: $56,280 (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: 250
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$1,054
• Tax est. 1.5%: −$251 /mo · $3,015/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-283

Break-even live

Break-even rent $1,758

Max offer price $160,033

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-214	+0% $-283	+5% $-353	+10% $-422
Rent	-10% $-394	-5% $-338	+0% $-283	+5% $-228	+10% $-173
Rate	-1.0pp $-182	-0.5pp $-232	base $-283	+0.5pp $-335	+1.0pp $-388

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: $50,250
• Closing costs: $6,030
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2641 Connally Dr East Point, GA	2.0	1.0	1000	$1,500	$1.50	45d	1	0.17mi
2640 Campbellton Rd SW Atlanta, GA	1.0–2.0	1.0	775	$899	$1.16	9d	1	0.50mi
2909 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	917	$1,099	$1.20	26d	1	0.50mi
2900 Landrum Dr SW Atlanta, GA	2.0–3.0	2.0	1045	$1,337	$1.28	20d	6	0.69mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,202	$1.16	9d	1	0.75mi
2039 Bent Creek Way SW Atlanta, GA	1.0–2.0	1.0	898	$1,200	$1.34	9d	1	0.84mi
2400 Campbellton Rd SW Atlanta, GA	2.0–3.0	1.5–2.5	1237	$1,250	$1.01	18d	3	0.87mi
2400 Campbellton Rd SW Atlanta, GA	2.0	2.0	1125	$1,250	$1.11	26d	1	0.87mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	26d	1	0.91mi
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	14d	1	0.92mi
2328 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1014	$1,225	$1.21	26d	9	0.97mi
2656 Westchester Dr Atlanta, GA	3.0	1.0	1025	$1,600	$1.56	21d	1	1.02mi
3000 Continental Colony Pkwy SW Atlanta, GA	1.0	1.5	800	$1,200	$1.50	22d	1	1.09mi
3030 Continental Colony Pkwy SW Atlanta, GA	1.0	1.0	576	$1,125	$1.95	18d	2	1.14mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	5d	5	1.19mi
2206 Delowe Dr Unit 2206D East Point, GA	2.0	1.0	860	$1,300	$1.51	26d	1	1.19mi
2186 Delowe Dr Unit 2186J East Point, GA	2.0	1.0	860	$1,050	$1.22	24d	1	1.19mi
2140 Delowe Dr Unit 2140A East Point, GA	2.0	1.0	860	$1,300	$1.51	26d	1	1.21mi
2124 Delowe Dr Unit 2124J East Point, GA	3.0	1.0	920	$1,500	$1.63	26d	1	1.21mi
2065 Alison Ct SW Unit 7 Atlanta, GA	2.0	1.5	760	$995	$1.31	5d	1	1.32mi
2065 Alison Ct SW Unit 7 Atlanta, GA	2.0	1.5	760	$995	$1.31	1d	1	1.32mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	22d	1	1.33mi
2060 Alison Ct SW Atlanta, GA	2.0	1.0	850	$995	$1.17	24d	1	1.34mi
2055 Alison Ct SW Unit 3 Atlanta, GA	2.0	1.5	760	$995	$1.31	5d	1	1.34mi
2055 Alison Ct SW Unit 3 Atlanta, GA	2.0	1.5	760	$995	$1.31	1d	1	1.34mi
2045 Alison Ct SW Apt 3 Atlanta, GA	2.0	1.5	760	$995	$1.31	1d	1	1.37mi
2045 Alison Ct SW Unit 4 Atlanta, GA	2.0	1.5	760	$995	$1.31	5d	1	1.37mi
1901 Myrtle Dr SW Atlanta, GA	1.0	1.0	698	$1,185	$1.70	26d	1	1.39mi
1975 Alison Ct SW Atlanta, GA	1.0	1.0	548	$975	$1.78	26d	4	1.48mi
1870 Myrtle Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	900	$1,212	$1.35	24d	26	1.50mi

Listing history 25 events

1. 2026-06-21
   days on market $201,000 Active 89 DOM
2. 2026-06-18
   days on market $201,000 Active 86 DOM
3. 2026-06-17
   days on market $201,000 Active 85 DOM
4. 2026-06-16
   days on market $201,000 Active 84 DOM
5. 2026-06-15
   days on market $201,000 Active 83 DOM
6. 2026-06-13
   days on market $201,000 Active 81 DOM
7. 2026-06-13
   days on market $201,000 Active 80 DOM
8. 2026-06-09
   days on market $201,000 Active 77 DOM
9. 2026-06-08
   days on market $201,000 Active 76 DOM
10. 2026-06-07
    days on market $201,000 Active 75 DOM
11. 2026-06-04
    days on market $201,000 Active 72 DOM
12. 2026-06-03
    days on market $201,000 Active 71 DOM
13. 2026-06-02
    days on market $201,000 Active 70 DOM
14. 2026-06-01
    days on market $201,000 Active 69 DOM
15. 2026-05-31
    days on market $201,000 Active 68 DOM
16. 2026-04-16
    price $201,000 938-char remark

    Show marketing remark (967 chars)

    Investor Opportunity – Easy Rehab with Huge Upside! Looking for your next fix & flip or rental investment? This property is currently in pre-foreclosure and going through loss mitigation / short sale on a reverse mortgage, making it a rare chance to grab a high-equity deal. With only light-to-moderate renovations needed, this home offers a quick turnaround for flippers or long-term cash flow potential for rental investors. Why This Deal Makes Sense for You: Easy rehab – no major overhauls needed. Perfect for quick resale or long-term rental income Distressed situation = strong upside opportunity Rare short sale on reverse mortgage = motivated situation. Offer Instructions: Submit AS-IS offers only. No Blind Offers. Don’t miss this chance to pick up a property with built-in equity and great upside. Whether you’re looking to flip for a quick profit or add a cash-flowing rental to your portfolio, this deal won’t last long.

17. 2026-04-16
    price $201,000 967-char remark

    Show marketing remark (967 chars)

    Investor Opportunity – Easy Rehab with Huge Upside! Looking for your next fix & flip or rental investment? This property is currently in pre-foreclosure and going through loss mitigation / short sale on a reverse mortgage, making it a rare chance to grab a high-equity deal. With only light-to-moderate renovations needed, this home offers a quick turnaround for flippers or long-term cash flow potential for rental investors. Why This Deal Makes Sense for You: Easy rehab – no major overhauls needed. Perfect for quick resale or long-term rental income Distressed situation = strong upside opportunity Rare short sale on reverse mortgage = motivated situation. Offer Instructions: Submit AS-IS offers only. No Blind Offers. Don’t miss this chance to pick up a property with built-in equity and great upside. Whether you’re looking to flip for a quick profit or add a cash-flowing rental to your portfolio, this deal won’t last long.

18. 2026-03-24
    listed $207,000 New 938-char remark

    Show marketing remark (967 chars)

    Investor Opportunity – Easy Rehab with Huge Upside! Looking for your next fix & flip or rental investment? This property is currently in pre-foreclosure and going through loss mitigation / short sale on a reverse mortgage, making it a rare chance to grab a high-equity deal. With only light-to-moderate renovations needed, this home offers a quick turnaround for flippers or long-term cash flow potential for rental investors. Why This Deal Makes Sense for You: Easy rehab – no major overhauls needed. Perfect for quick resale or long-term rental income Distressed situation = strong upside opportunity Rare short sale on reverse mortgage = motivated situation. Offer Instructions: Submit AS-IS offers only. No Blind Offers. Don’t miss this chance to pick up a property with built-in equity and great upside. Whether you’re looking to flip for a quick profit or add a cash-flowing rental to your portfolio, this deal won’t last long.

19. 2026-03-24
    listed $207,000 Active 967-char remark

    Show marketing remark (967 chars)

    Investor Opportunity – Easy Rehab with Huge Upside! Looking for your next fix & flip or rental investment? This property is currently in pre-foreclosure and going through loss mitigation / short sale on a reverse mortgage, making it a rare chance to grab a high-equity deal. With only light-to-moderate renovations needed, this home offers a quick turnaround for flippers or long-term cash flow potential for rental investors. Why This Deal Makes Sense for You: Easy rehab – no major overhauls needed. Perfect for quick resale or long-term rental income Distressed situation = strong upside opportunity Rare short sale on reverse mortgage = motivated situation. Offer Instructions: Submit AS-IS offers only. No Blind Offers. Don’t miss this chance to pick up a property with built-in equity and great upside. Whether you’re looking to flip for a quick profit or add a cash-flowing rental to your portfolio, this deal won’t last long.

20. 2026-03-23
    historical
21. 2026-03-17
    price $207,000
22. 2026-01-16
    price $212,250
23. 2025-11-04
    price $218,250
24. 2025-09-26
    listed $225,000 New
25. 1978-07-10
    soldstatus $33,000

ⓘ 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 1/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,799
• − Mortgage interest: −$11,259
• − Property taxes: −$3,015
• − Insurance: −$1,005
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$5,847
• Taxable loss: −$7,015
• Est. tax savings @ 24.0%: +$1,684
• After-tax cash flow: $-1,714/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

+509.1% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $201,000 GAMLS
• 2026-04-16 Price Changed $201,000 FMLS
• 2026-03-24 Listed $207,000 FMLS
• 2026-03-24 Listed $207,000 GAMLS
• 2026-03-23 Listing Removed — GAMLS
• 2026-03-17 Price Changed $207,000 GAMLS
• 2026-01-16 Price Changed $212,250 GAMLS
• 2025-11-04 Price Changed $218,250 GAMLS
• 2025-09-26 Listed $225,000 GAMLS
• 1978-07-10 Sold (Public Records) $33,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $26 · -54.8% YoY. Source: county tax records.