2916 Renfro Dr NW · Atlanta, GA 30318

$195,000

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 93 Days on market

Built 1958 8,842 sqft lot $185/sqft · 7% above area Est $182k · 7% over

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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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• ARV discount +4.4/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3bedroom brick ranch in the heart of Collier Heights / Renfro Valley. This wellmaintained home offers an easy, singlelevel layout, featuring an eatin kitchen, spacious living area, and updated laminate/LVP flooring throughout and central HVAC, public sewer, enjoy a large, level lot with a private yard, perfect for relaxing or entertaining. The home includes covered carport parking, a front porch, and convenient access to major highways, parks, and schools. This property is movein ready and ideal for homeowners or investors seeking a solid Atlanta opportunity. No HOA and no rental restrictions. Convenient access to I285, I20, and the Westside's growing redevelopment corridor. Strong rental demand in the area makes this a great addition to any portfolio. Perfect for investors seeking a reliable rental or flip opportunity.

Key facts

• Central hvac
• Spacious living area
• Large level lot

Tags

• BRICK RANCH
• EAT-IN KITCHEN
• SPACIOUS LIVING AREA
• UPDATED LAMINATE FLOORING
• CENTRAL HVAC
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+3.3%/yr); 732 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 93 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 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 $80k; list at $195k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.03% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $182,304
• List price: $195,000
• Delta: 6.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 NW Baker Rd	0.07mi	3/2.0	1,135 (+8%)	4mo	$122,600	$108	79
546 Hamilton E Holmes Dr NW	0.17mi	2/1.0 (-1)	1,084 (+3%)	6mo	$110,000	$101	76
540 Hamilton E Holmes Dr NW	0.15mi	3/1.0	1,140 (+8%)	3mo	$125,000	$110	75
534 Hamilton E Holmes Dr	0.15mi	4/2.0 (+1)	1,100 (+4%)	5mo	$198,750	$181	75
648 Ozburn Rd NW	0.40mi	3/1.0	1,040 (-2%)	10mo	$192,000	$185	68
477 Center Hill Ave NW	0.57mi	3/1.5	1,040 (-2%)	3mo	$159,600	$153	68
2630 Loghaven Dr	0.52mi	3/1.0	1,110 (+5%)	3mo	$165,600	$149	63
2556 Godfrey Dr NW	0.58mi	3/2.0	1,039 (-2%)	7mo	$188,500	$181	62
2720 Santa Barbara Dr NW	0.15mi	3/1.0	912 (-14%)	9mo	$149,000	$163	61
2475 Harvel Dr NW	0.61mi	4/2.0 (+1)	1,080 (+2%)	5mo	$170,000	$157	57
563 Center Hill Ave NW	0.58mi	4/2.0 (+1)	1,015 (-4%)	4mo	$195,000	$192	56
2707 Crescendo Dr NW	0.48mi	3/1.5	1,200 (+14%)	8mo	$183,000	$153	48

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-4,177
• Equity at exit: $29,075

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $32,930
• Equity at exit: $16,860

Cash invested: $54,600 (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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $424

Break-even live

Break-even rent $1,470

Max offer price $195,000

Occupancy floor 74%

Sensitivity live

Price	-10% $534	-5% $479	+0% $424	+5% $368	+10% $313
Rent	-10% $265	-5% $344	+0% $424	+5% $503	+10% $582
Rate	-1.0pp $522	-0.5pp $473	base $424	+0.5pp $373	+1.0pp $322

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	25d	1	0.21mi
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	25d	1	0.24mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	25d	1	0.31mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	20d	1	0.33mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	25d	1	0.35mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	9d	1	0.37mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	25d	1	0.38mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	19d	1	0.41mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	25d	1	0.56mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	25d	1	0.58mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	17d	1	0.60mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	18d	1	0.61mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	25d	1	0.71mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	25d	1	0.74mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	25d	1	0.86mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	18d	1	0.87mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	25d	1	0.91mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	25d	1	0.92mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	25d	1	0.94mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	25d	1	0.95mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	12d	1	0.97mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	15d	1	1.01mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	1.04mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	5d	1	1.04mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	25d	1	1.04mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	25d	1	1.05mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	0d	17	1.05mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	1.06mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	0d	25	1.11mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	6d	1	1.18mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	25d	1	1.18mi
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	25d	1	1.18mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	6d	1	1.23mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	25d	1	1.26mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	4d	1	1.26mi
308 Anderson Ave NW Unit A Atlanta, GA	4.0	3.0	1250	$2,200	$1.76	25d	1	1.27mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	25d	1	1.28mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	22d	1	1.36mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	25d	1	1.36mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	25d	1	1.36mi

Listing history 20 events

1. 2026-06-17
   days on market $195,000 Active 93 DOM
2. 2026-06-16
   days on market $195,000 Active 92 DOM
3. 2026-06-15
   days on market $195,000 Active 91 DOM
4. 2026-06-13
   days on market $195,000 Active 89 DOM
5. 2026-06-13
   days on market $195,000 Active 88 DOM
6. 2026-06-09
   days on market $195,000 Active 85 DOM
7. 2026-06-08
   days on market $195,000 Active 84 DOM
8. 2026-06-07
   days on market $195,000 Active 83 DOM
9. 2026-06-04
   days on market $195,000 Active 80 DOM
10. 2026-06-03
    days on market $195,000 Active 79 DOM
11. 2026-06-02
    days on market $195,000 Active 78 DOM
12. 2026-06-02
    price $195,000 Active 77 DOM
13. 2026-06-01
    days on market $205,000 Active 77 DOM
14. 2026-05-31
    days on market $205,000 Active 76 DOM
15. 2026-03-16
    listed $205,000 New 856-char remark

    Show marketing remark (869 chars)

    Welcome to this charming 3-bedroom brick ranch in the heart of Collier Heights / Renfro Valley. This well-maintained home offers an easy, single-level layout, featuring an eat-in kitchen, spacious living area, and updated laminate/LVP flooring throughout and central HVAC, public sewer, enjoy a large, level lot with a private yard, perfect for relaxing or entertaining. The home includes covered carport parking, a front porch, and convenient access to major highways, parks, and schools. This property is move-in ready and ideal for homeowners or investors seeking a solid Atlanta opportunity. No HOA and no rental restrictions. Convenient access to I-285, I-20, and the Westside’s growing redevelopment corridor. Strong rental demand in the area makes this a great addition to any portfolio. Perfect for investors seeking a reliable rental or flip opportunity.

16. 2026-03-16
    listed $205,000 Active 869-char remark

    Show marketing remark (869 chars)

    Welcome to this charming 3-bedroom brick ranch in the heart of Collier Heights / Renfro Valley. This well-maintained home offers an easy, single-level layout, featuring an eat-in kitchen, spacious living area, and updated laminate/LVP flooring throughout and central HVAC, public sewer, enjoy a large, level lot with a private yard, perfect for relaxing or entertaining. The home includes covered carport parking, a front porch, and convenient access to major highways, parks, and schools. This property is move-in ready and ideal for homeowners or investors seeking a solid Atlanta opportunity. No HOA and no rental restrictions. Convenient access to I-285, I-20, and the Westside’s growing redevelopment corridor. Strong rental demand in the area makes this a great addition to any portfolio. Perfect for investors seeking a reliable rental or flip opportunity.

17. 2000-09-13
    soldstatus $80,000
18. 2000-09-13
    soldstatus $80,000
19. 1998-10-20
    soldstatus $69,500
20. 1994-10-05
    soldstatus $15,000

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$1,106/yr (+$92/mo · 160.7%)

ⓘ 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 ≥103°F today · 16 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: $24,073
• − Mortgage interest: −$10,923
• − Property taxes: −$688
• − Insurance: −$975
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$5,673
• Taxable income: $1,962
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $4,612/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

+1266.7% since first listed

6 events — show timeline

• 2026-03-16 Listed $205,000 FMLS
• 2026-03-16 Listed $205,000 GAMLS
• 2000-09-13 Sold (Public Records) $80,000 Public Records
• 2000-09-13 Sold (Public Records) $80,000 Public Records
• 1998-10-20 Sold (Public Records) $69,500 Public Records
• 1994-10-05 Sold (Public Records) $15,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $688 · -6.3% YoY. Source: county tax records.