2740 Santa Barbara Dr NW · Atlanta, GA 30318

$199,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 22 Days on market

Built 1955 7,570 sqft lot Est $168k · 19% over

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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).

• Cash flow +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all savvy investors! This property features an incredibly versatile floor plan, including two additional bonus rooms that were previously utilized as functional bedrooms-offering a massive head start for a lucrative fix-and-flip. Minimal effort is required to officially transition these spaces and unlock peak potential. Properties with this much built-in upside don't last long-schedule your portfolio addition today!

Key facts

• Versatile floor plan
• Functional bedrooms
• 7,570 sq ft lot

Tags

• VERSATILE FLOOR PLAN
• TWO ADDITIONAL BONUS ROOMS
• FUNCTIONAL BEDROOMS

Property features AI

Finance

• Other: Roads are asphalt and paved
• Financial info: No financial details provided
• HOA & community: No HOA or community details provided

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity available (110 volts); Natural gas available
• Home design: One-level home; Brick-front with frame construction; Composition roof; Resale property; Brick/mortar foundation
• Construction: Brick front and frame construction; Composition roof; Brick/mortar foundation
• Exterior features: Rain gutters; Deck; Back yard fencing; Chain-link fence

Interior

• Kitchen: White cabinets; Solid-surface countertops; Open view to the family room; Gas cooktop
• Bedrooms: Three main-level bedrooms; No special bedroom features listed
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: Two full bathrooms (both on the main level); No master bathroom features listed
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Other interior features; Double-pane windows; No shared/common walls; Partial unfinished basement
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+3.3%/yr); 722 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 22 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1955 — 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $168,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 NW Baker Rd	0.13mi	3/2.0	1,135 (+3%)	4mo	$122,600	$108	81
540 Hamilton E Holmes Dr NW	0.22mi	3/1.0	1,140 (+4%)	3mo	$125,000	$110	81
546 Hamilton E Holmes Dr NW	0.23mi	2/1.0 (-1)	1,084 (-2%)	6mo	$110,000	$101	77
534 Hamilton E Holmes Dr	0.22mi	4/2.0 (+1)	1,100 (0%)	5mo	$198,750	$181	76
2630 Loghaven Dr	0.49mi	3/1.0	1,110 (+1%)	3mo	$165,600	$149	73
623 Hamilton E Holmes Dr NW	0.36mi	3/2.0	1,225 (+11%)	4mo	$324,900	$265	57
477 Center Hill Ave NW	0.67mi	3/1.5	1,040 (-6%)	3mo	$159,600	$153	55
2475 Harvel Dr NW	0.64mi	4/2.0 (+1)	1,080 (-2%)	5mo	$170,000	$157	54
2556 Godfrey Dr NW	0.58mi	3/2.0	1,039 (-6%)	7mo	$188,500	$181	54
2481 Harvel Dr NW	0.63mi	3/1.0	1,250 (+14%)	1mo	$145,000	$116	47
563 Center Hill Ave NW	0.68mi	4/2.0 (+1)	1,015 (-8%)	4mo	$195,000	$192	43
3049 Collier Dr NW	0.69mi	2/6.5 (-1)	1,204 (+10%)	2mo	$135,000	$112	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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-19,558
• Equity at exit: $29,806

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,088
• Equity at exit: $17,284

Cash invested: $55,972 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $193

Break-even live

Break-even rent $1,761

Max offer price $199,900

Occupancy floor 85%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	24d	1	0.14mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	24d	1	0.34mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	24d	1	0.34mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	24d	1	0.36mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	24d	1	0.40mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	18d	1	0.42mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	7d	1	0.50mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	17d	1	0.53mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	15d	1	0.55mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	24d	1	0.69mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	24d	1	0.70mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	16d	1	0.74mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	16d	1	0.74mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	24d	1	0.82mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	24d	1	0.85mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	24d	1	0.89mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	0.98mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	1d	19	1.03mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	1d	26	1.04mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	24d	1	1.04mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	10d	1	1.04mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	24d	1	1.06mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	24d	1	1.07mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	13d	1	1.08mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	24d	1	1.09mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	4d	1	1.09mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	24d	1	1.10mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	21d	1	1.15mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	3d	1	1.16mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	24d	1	1.16mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	1.19mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	24d	1	1.24mi
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	24d	1	1.32mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	5d	1	1.36mi
308 Anderson Ave NW Unit A Atlanta, GA	4.0	3.0	1250	$2,200	$1.76	24d	1	1.37mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	24d	1	1.38mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	13d	1	1.39mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	10d	1	1.39mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	24d	1	1.39mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	2d	1	1.40mi

Listing history 23 events

1. 2026-06-18
   days on market $199,900 Active 22 DOM
2. 2026-06-17
   days on market $199,900 Active 21 DOM
3. 2026-06-16
   days on market $199,900 Active 20 DOM
4. 2026-06-15
   days on market $199,900 Active 19 DOM
5. 2026-06-13
   days on market $199,900 Active 17 DOM
6. 2026-06-13
   days on market $199,900 Active 16 DOM
7. 2026-06-09
   days on market $199,900 Active 13 DOM
8. 2026-06-08
   days on market $199,900 Active 12 DOM
9. 2026-06-07
   days on market $199,900 Active 11 DOM
10. 2026-06-04
    days on market $199,900 Active 8 DOM
11. 2026-06-03
    days on market $199,900 Active 7 DOM
12. 2026-06-02
    days on market $199,900 Active 6 DOM
13. 2026-06-01
    days on market $199,900 Active 5 DOM
14. 2026-05-31
    days on market $199,900 Active 4 DOM
15. 2026-05-22
    listed $199,900 Active

    Show marketing remark (427 chars)

    Calling all savvy investors! This property features an incredibly versatile floor plan, including two additional bonus rooms that were previously utilized as functional bedrooms-offering a massive head start for a lucrative fix-and-flip. Minimal effort is required to officially transition these spaces and unlock peak potential. Properties with this much built-in upside don't last long-schedule your portfolio addition today!

16. 2026-05-22
    listed $199,900 New 427-char remark

    Show marketing remark (427 chars)

    Calling all savvy investors! This property features an incredibly versatile floor plan, including two additional bonus rooms that were previously utilized as functional bedrooms-offering a massive head start for a lucrative fix-and-flip. Minimal effort is required to officially transition these spaces and unlock peak potential. Properties with this much built-in upside don't last long-schedule your portfolio addition today!

17. 2025-08-19
    price $515
18. 2025-08-15
    price $750
19. 2025-08-13
    price $800
20. 2025-05-15
    price $700
21. 2025-04-11
    listed $880
22. 2025-02-08
    historical $942
23. 2025-02-06
    listed $942

ⓘ 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: $2,445 · $204/mo
• Projected year-2 tax: $2,445 · $204/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) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $24,054
• − Mortgage interest: −$11,198
• − Property taxes: −$2,445
• − Insurance: −$1,666
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$5,815
• Taxable loss: −$918
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $2,533/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

+0.0% since first listed

9 events — show timeline

• 2026-05-22 Listed $199,900 GAMLS
• 2026-05-22 Listed $199,900 FMLS
• 2025-08-19 Price Changed $515 APPFOLIO
• 2025-08-15 Price Changed $750 APPFOLIO
• 2025-08-13 Price Changed $800 APPFOLIO
• 2025-05-15 Price Changed $700 APPFOLIO
• 2025-04-11 Listed for Rent $880 APPFOLIO
• 2025-02-08 Rental Removed $942 ZUMPER1
• 2025-02-06 Listed for Rent $942 ZUMPER1

Property tax history

+4.3%/yr

Latest (2025): $2,445 · -0.1% YoY. Source: county tax records.