3185 Delmar Ln NW · Atlanta, GA 30311

$125,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 76 Days on market

Built 1962 Fair condition 0.32 ac lot $135/sqft · 42% below area Est $215k · 42% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1-bath brick home offering solid construction and excellent value-add potential. With 925 square feet, this property features hardwood floors throughout, a functional layout, and flexible living space suited for homeowners or investors. The unfinished basement provides a great opportunity to expand square footage or create additional living areas, while the carport adds everyday convenience. With durable brick siding and strong fundamentals, this home is a great fit for buyers looking to personalize or add value - don't miss your chance to unlock its full potential.

Key facts

• Brick siding
• Unfinished basement
• Carport

Tags

• HARDWOOD FLOORS
• UNFINISHED BASEMENT
• CARPORT
• BRICK SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.2% 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: Harper-Archer Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 641 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 5% 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); 318 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 44% 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 $864 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — 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. 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: 1.47% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 5.7

CMA / ARV

• ARV (median comp): $214,847
• List price: $125,000
• Delta: -41.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Delmoor Ct NW	0.06mi	4/2.0 (+1)	975 (+5%)	4mo	$212,500	$218	76
3365 Delmar Ln NW	0.37mi	3/2.0	1,000 (+8%)	9mo	$73,000	$73	58
93 Stratford Dr NW	0.24mi	3/1.0	1,040 (+12%)	20mo	$185,000	$178	51
3154 Oakcliff Rd	0.16mi	4/3.0 (+1)	988 (+7%)	23mo	$316,240	$320	49
187 Brownlee Rd SW	0.60mi	3/1.0	1,026 (+11%)	8mo	$140,000	$136	48
3395 Lake Valley Rd NW	0.71mi	2/2.0 (-1)	954 (+3%)	14mo	$185,000	$194	41
218 Nathan Rd SW	0.67mi	3/2.0	1,014 (+10%)	10mo	$179,900	$177	40
3362 Delmar Ln NW	0.36mi	3/1.0	792 (-14%)	24mo	$60,000	$76	40
3494 Thompson Dr	0.72mi	2/1.0 (-1)	980 (+6%)	15mo	$110,000	$112	39
170 NW Hemphill School Rd	0.60mi	2/1.0 (-1)	812 (-12%)	18mo	$108,000	$133	32

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $6,549
• Equity at exit: $18,638

10-year hold

• IRR: 11.3%
• Equity multiple: 1.76×
• Total profit: $26,537
• Equity at exit: $10,808

Cash invested: $35,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 4 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $165,500 ($158/sqft)
• Median days on market: 61 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +47.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 318
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$656
• Tax from tax record: −$243 /mo · $2,913/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $504

Break-even live

Break-even rent $1,203

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $575	-5% $540	+0% $504	+5% $469	+10% $434
Rent	-10% $359	-5% $432	+0% $504	+5% $577	+10% $650
Rate	-1.0pp $567	-0.5pp $536	base $504	+0.5pp $472	+1.0pp $439

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	73d	1	0.02mi
3136 Martin Luther King Jr Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	800	$1,250	$1.56	7d	5	0.45mi
294 Brownlee Rd SW Atlanta, GA	2.0	1.5	950	$1,050	$1.11	66d	2	0.57mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	66d	1	0.59mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	73d	1	0.63mi
3440 Boulder Park Dr SW Atlanta, GA	2.0	1.0	825	$1,124	$1.36	3d	5	0.69mi
195 Fairburn Rd NW Atlanta, GA	2.0–3.0	1.0	834	$975	$1.17	23d	1	0.74mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	73d	1	0.89mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,200	$1.19	21d	1	0.93mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	73d	1	0.93mi
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	54d	2	0.95mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,750	$1.68	43d	1	1.06mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	48d	25	1.06mi
450 Forrest Ridge Dr NW Atlanta, GA	2.0	2.0	1000	$1,450	$1.45	10d	1	1.11mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	60d	1	1.11mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,195	$1.11	25d	1	1.16mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,025	$0.95	43d	1	1.16mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	73d	1	1.27mi
2519 Godfrey Dr NW Atlanta, GA	3.0	2.0	1056	$1,900	$1.80	16d	1	1.28mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	73d	1	1.34mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	73d	1	1.36mi
3593 Adkins Rd NW Atlanta, GA	3.0	2.0	982	$2,000	$2.04	29d	1	1.39mi
3593 Adkins Rd NW Atlanta, GA	3.0	2.0	982	$1,625	$1.65	7d	1	1.39mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,600	$1.43	7d	11	1.44mi
415 Fairburn Rd SW Atlanta, GA	2.0–3.0	1.0–2.0	958	$1,490	$1.55	1d	29	1.46mi

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, VA, and other financing
• HOA & community: No HOANo community features

Exterior

• Parking: Carport (1 parking space)
• Utilities: Public waterPublic sewerSewer connected
• Home design: Single-family residence (house)Two levelsResale property
• Construction: Built in 1962Brick constructionTar/gravel roof
• Exterior features: Other exterior featuresLevel lotHas a view

Interior

• Kitchen: Dryer listed with appliances
• Bedrooms: 3 bedrooms (2 on main level, 1 on lower level)
• Flooring: Hardwood flooringTile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingCeiling fan(s) for cooling
• Interior features: Walk-in closet(s)Full basementFamily room
• Laundry & utility: Laundry in basement

Listing history 28 events

1. 2026-07-01
   days on market $125,000 Active 76 DOM
2. 2026-06-30
   days on market $125,000 Active 75 DOM
3. 2026-06-29
   days on market $125,000 Active 74 DOM
4. 2026-06-28
   days on market $125,000 Active 73 DOM
5. 2026-06-27
   statusdays on market $125,000 Active 72 DOM
6. 2026-06-26
   pricestatusdays on market $125,000 Price Change 71 DOM
7. 2026-06-24
   days on market $128,500 Active 69 DOM
8. 2026-06-22
   days on market $128,500 Active 67 DOM
9. 2026-06-21
   statusdays on market $128,500 Active 66 DOM
10. 2026-06-18
    days on market $128,500 Back On Market 63 DOM
11. 2026-06-17
    statusdays on market $128,500 Back On Market 62 DOM
12. 2026-06-15
    days on market $128,500 Active 61 DOM
13. 2026-06-13
    days on market $128,500 Active 59 DOM
14. 2026-06-13
    days on market $128,500 Active 58 DOM
15. 2026-06-09
    days on market $128,500 Active 55 DOM
16. 2026-06-08
    statusdays on market $128,500 Active 54 DOM
17. 2026-06-07
    pricestatusdays on market $128,500 Price Change 53 DOM
18. 2026-06-04
    days on market $132,000 Active 50 DOM
19. 2026-06-03
    days on market $132,000 Active 49 DOM
20. 2026-06-02
    days on market $132,000 Active 48 DOM
21. 2026-06-01
    days on market $132,000 Active 47 DOM
22. 2026-05-31
    days on market $132,000 Active 46 DOM
23. 2026-05-08
    price $132,000 608-char remark
24. 2026-05-04
    price $137,500 608-char remark
25. 2026-04-15
    listed $140,000 New 608-char remark
26. 2005-09-09
    soldstatus $122,000
27. 2005-09-09
    soldstatus $122,000
28. 2002-07-12
    soldstatus $68,500

ⓘ 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: $2,913 · $243/mo
• Projected year-2 tax: $2,913 · $243/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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 4/10 Moderate 23% 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: $22,096
• − Mortgage interest: −$7,002
• − Property taxes: −$2,913
• − Insurance: −$625
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$3,636
• Taxable income: $4,384
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $4,999/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $23,125–$41,625 screening

This home requires significant repairs and maintenance, including a new roof, exterior siding, and landscaping. However, with these updates, it has the potential to become a solid investment with increased resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — The electrical panel is visible and appears to be outdated.
• Major Plumbing (plumbing) — The plumbing fixtures and pipes appear to be old and possibly leaking.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition with visible damage and missing siding.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior brick siding shows signs of weathering and discoloration.
• Major landscaping — The landscaping is overgrown and unkempt, requiring significant maintenance.
• Major fence — The fence is in poor condition, with some sections appearing to be damaged or missing.

Value-add opportunities

• Resale paint exterior walls — Fresh paint can significantly improve the curb appeal and overall appearance of the home. ↑
• Resale repair roof — A new roof can greatly increase the home's value and reduce maintenance costs. ↑
• Resale repair exterior siding — A new exterior siding can improve the home's appearance and increase its value. ↑
• Both trim and maintain landscaping — A well-maintained landscape can improve the home's curb appeal and increase its rental value. ↑
• Both repair fence — A repaired fence can improve the home's appearance and increase its rental value by providing a safer and more secure environment for tenants. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 4/100

Zoned Schools

Elementary Harper-Archer Elementary School F GA #1,160/1,228 Nat'l #40,579/41,679 Middle John Lewis Invictus Academy F GA #470/470 Nat'l #13,969/14,009 High Frederick Douglass High School

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

A Composite livability gradescore 83/100

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 · 1,203,707 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: 17% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, VA, and other financing
• HOA & community: No HOANo community features

Exterior

• Parking: Carport (1 parking space)
• Utilities: Public waterPublic sewerSewer connected
• Home design: Single-family residence (house)Two levelsResale property
• Construction: Built in 1962Brick constructionTar/gravel roof
• Exterior features: Other exterior featuresLevel lotHas a view

Interior

• Kitchen: Dryer listed with appliances
• Bedrooms: 3 bedrooms (2 on main level, 1 on lower level)
• Flooring: Hardwood flooringTile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingCeiling fan(s) for cooling
• Interior features: Walk-in closet(s)Full basementFamily room
• Laundry & utility: Laundry in basement

Price history

+82.5% since first listed

10 events — show timeline

• 2026-06-24 Price Changed $125,000 GAMLS
• 2026-06-16 Relisted — GAMLS
• 2026-06-15 Listing Removed — GAMLS
• 2026-06-05 Price Changed $128,500 GAMLS
• 2026-05-08 Price Changed $132,000 GAMLS
• 2026-05-04 Price Changed $137,500 GAMLS
• 2026-04-15 Listed $140,000 GAMLS
• 2005-09-09 Sold (Public Records) $122,000 Public Records
• 2005-09-09 Sold (Public Records) $122,000 Public Records
• 2002-07-12 Sold (Public Records) $68,500 Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,913 · -17.5% YoY. Source: county tax records.