2836 Oldknow Dr · Atlanta, GA 30318

$135,000

3 bd · 1.5 ba · 852 sqft · SingleFamily public records · 80 Days on market

Built 1960 0.28 ac lot Est $158k · 14% 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 +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

This fixer-upper is the perfect opportunity for an investor or savvy homeowner looking to renovate and bring a property back to life! Surrounded by exceptionally well-kept properties, this one is begging for a loving touch, being sold AS-IS.Home has fire damage Motivated Seller Investors Do your homework before submitting an offer. Schedule an appointment with your Realtor for Access. DO NOT CALL FOR ARV, PRICING or Property question... Motivated Seller.. No Owner Financing or Creative Financing.

Key facts

• 0.28 acre lot
• Built 1960
• Listed 79 days

Property features AI

Finance

• Other: Directions: use GPS; Road surface: paved; Road frontage: city street; County: Fulton, GA
• HOA & community: Near Beltline; Near shopping; Near trails/greenway

Exterior

• Utilities: Public water; Public sewer; Electricity available (service listed as other); Natural gas available; Phone service available
• Home design: Two-level home; Resale property; Fee simple ownership; Entry level: not specified; Facing direction: not specified
• Construction: Brick and frame construction; Slab foundation; Other roof type; Above-grade finished area: not specified in this section
• Exterior features: Front porch; Back yard fencing; Other exterior features

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: Two upper-level bedrooms; One lower-level bedroom; Split bedroom plan
• Flooring: Hardwood flooring; Other flooring
• Bathrooms: Two full bathrooms (one upper-level, one lower-level); Master bathroom: none listed
• Interior features: Entrance foyer; No shared/common walls; Finished basement
• Laundry & utility: Laundry located in the kitchen; Other appliances (unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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); 732 active listings in the ZIP; 21 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 $933 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 + 3.3% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 18y ago 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 $22k; list at $135k implies a 508% gain — meaningful room to come down on a strong offer.

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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.37% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.49%
• DSCR: 1.96
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $157,620
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2648 Santa Monica Dr NW	0.52mi	3/1.0	850 (-0%)	11mo	$157,500	$185	64
2720 Santa Barbara Dr NW	0.44mi	3/1.0	912 (+7%)	9mo	$149,000	$163	59
568 Commercial Ave NW	0.52mi	2/1.0 (-1)	728 (-15%)	10mo	$165,000	$227	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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.57×
• Total profit: $21,661
• Equity at exit: $20,129

10-year hold

• IRR: 23.2%
• Equity multiple: 3.01×
• Total profit: $76,131
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$708
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $677

Break-even live

Break-even rent $997

Max offer price $135,000

Occupancy floor 58%

Sensitivity live

Price	-10% $753	-5% $715	+0% $677	+5% $485	+10% $438
Rent	-10% $530	-5% $604	+0% $677	+5% $750	+10% $823
Rate	-1.0pp $745	-0.5pp $711	base $677	+0.5pp $642	+1.0pp $606

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	25d	1	0.17mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	25d	1	0.21mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	12d	1	0.83mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	18d	1	0.97mi
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	8d	15	0.98mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	25d	1	1.07mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	25d	1	1.19mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	1.24mi
875 Fairburn Rd NW Atlanta, GA	3.0	1.0	850	$1,375	$1.62	18d	1	1.25mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	25d	1	1.28mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	3d	12	1.33mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	25d	1	1.36mi
942 Fairburn Rd NW Atlanta, GA	3.0	2.0	900	$1,623	$1.80	23d	1	1.38mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	25d	1	1.38mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	12d	1	1.41mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	0d	25	1.43mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	0d	34	1.44mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	25d	1	1.44mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	6d	1	1.45mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	25d	1	1.45mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	25d	1	1.45mi

Listing history 50 events

1. 2026-06-21
   days on market $135,000 Active 80 DOM
2. 2026-06-18
   days on market $135,000 Active 77 DOM
3. 2026-06-17
   days on market $135,000 Active 76 DOM
4. 2026-06-16
   days on market $135,000 Active 75 DOM
5. 2026-06-15
   days on market $135,000 Active 74 DOM
6. 2026-06-13
   days on market $135,000 Active 72 DOM
7. 2026-06-13
   days on market $135,000 Active 71 DOM
8. 2026-06-09
   days on market $135,000 Active 68 DOM
9. 2026-06-08
   days on market $135,000 Active 67 DOM
10. 2026-06-07
    days on market $135,000 Active 66 DOM
11. 2026-06-04
    status $135,000 Active 63 DOM
12. 2026-05-21
    status Pending
13. 2026-05-19
    status Active
14. 2026-04-29
    status Pending

    Show marketing remark (501 chars)

    This fixer-upper is the perfect opportunity for an investor or savvy homeowner looking to renovate and bring a property back to life! Surrounded by exceptionally well-kept properties, this one is begging for a loving touch, being sold AS-IS.Home has fire damage Motivated Seller Investors Do your homework before submitting an offer. Schedule an appointment with your Realtor for Access. DO NOT CALL FOR ARV, PRICING or Property question... Motivated Seller.. No Owner Financing or Creative Financing.

15. 2026-04-29
    status Under Contract 501-char remark

    Show marketing remark (501 chars)

    This fixer-upper is the perfect opportunity for an investor or savvy homeowner looking to renovate and bring a property back to life! Surrounded by exceptionally well-kept properties, this one is begging for a loving touch, being sold AS-IS.Home has fire damage Motivated Seller Investors Do your homework before submitting an offer. Schedule an appointment with your Realtor for Access. DO NOT CALL FOR ARV, PRICING or Property question... Motivated Seller.. No Owner Financing or Creative Financing.

16. 2026-02-24
    listed $135,000 Active

    Show marketing remark (501 chars)

    This fixer-upper is the perfect opportunity for an investor or savvy homeowner looking to renovate and bring a property back to life! Surrounded by exceptionally well-kept properties, this one is begging for a loving touch, being sold AS-IS.Home has fire damage Motivated Seller Investors Do your homework before submitting an offer. Schedule an appointment with your Realtor for Access. DO NOT CALL FOR ARV, PRICING or Property question... Motivated Seller.. No Owner Financing or Creative Financing.

17. 2026-02-24
    listed $135,000 New 501-char remark

    Show marketing remark (501 chars)

    This fixer-upper is the perfect opportunity for an investor or savvy homeowner looking to renovate and bring a property back to life! Surrounded by exceptionally well-kept properties, this one is begging for a loving touch, being sold AS-IS.Home has fire damage Motivated Seller Investors Do your homework before submitting an offer. Schedule an appointment with your Realtor for Access. DO NOT CALL FOR ARV, PRICING or Property question... Motivated Seller.. No Owner Financing or Creative Financing.

18. 2025-06-15
    historical
19. 2025-06-15
    historical
20. 2025-05-16
    status Back On Market
21. 2025-05-16
    status Active
22. 2025-05-05
    status Under Contract
23. 2025-05-05
    historical Active Under Contract
24. 2025-03-15
    listed $155,000 Active
25. 2025-03-15
    listed $155,000 New
26. 2024-05-22
    historical
27. 2024-04-29
    historical
28. 2024-02-16
    status Back On Market
29. 2024-02-16
    status Active
30. 2024-01-21
    status Under Contract
31. 2024-01-21
    status Pending
32. 2024-01-01
    price $145,000
33. 2024-01-01
    price $145,000
34. 2023-12-28
    status Back On Market
35. 2023-12-28
    status Active
36. 2023-12-27
    status Under Contract
37. 2023-12-27
    status Pending
38. 2023-12-01
    listed $160,000 New
39. 2023-12-01
    listed $160,000 Active
40. 2023-10-31
    historical
41. 2023-09-30
    listed $160,000 New
42. 2023-09-29
    historical
43. 2023-07-12
    status Back On Market
44. 2023-06-13
    status Under Contract
45. 2023-05-30
    listed $174,900 New
46. 2023-03-03
    historical
47. 2023-02-20
    listed $175,000 New
48. 2016-02-10
    price $14,000
49. 2015-11-13
    price $22,200
50. 2015-10-31
    price $14,000

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$961/yr (+$80/mo · 342.4%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $22,245
• − Mortgage interest: −$7,562
• − Property taxes: −$281
• − Insurance: −$675
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$3,927
• Taxable income: $6,241
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $6,625/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

+42.9% since first listed

67 events — show timeline

• 2026-05-21 Pending — FMLS
• 2026-05-19 Relisted — FMLS
• 2026-04-29 Pending — FMLS
• 2026-04-29 Pending — GAMLS
• 2026-02-24 Listed $135,000 GAMLS
• 2026-02-24 Listed $135,000 FMLS
• 2025-06-15 Listing Removed — GAMLS
• 2025-06-15 Listing Removed — FMLS
• 2025-05-16 Relisted — GAMLS
• 2025-05-16 Relisted — FMLS
• 2025-05-05 Pending — GAMLS
• 2025-05-05 Contingent — FMLS
• 2025-03-15 Listed $155,000 GAMLS
• 2025-03-15 Listed $155,000 FMLS
• 2024-05-22 Listing Removed — GAMLS
• 2024-04-29 Listing Removed — FMLS
• 2024-02-16 Relisted — GAMLS
• 2024-02-16 Relisted — FMLS
• 2024-01-21 Pending — GAMLS
• 2024-01-21 Pending — FMLS
• 2024-01-01 Price Changed $145,000 GAMLS
• 2024-01-01 Price Changed $145,000 FMLS
• 2023-12-28 Relisted — GAMLS
• 2023-12-28 Relisted — FMLS
• 2023-12-27 Pending — GAMLS
• 2023-12-27 Pending — FMLS
• 2023-12-01 Listed $160,000 FMLS
• 2023-12-01 Listed $160,000 GAMLS
• 2023-10-31 Listing Removed — GAMLS
• 2023-09-30 Listed $160,000 GAMLS
• 2023-09-29 Listing Removed — GAMLS
• 2023-07-12 Relisted — GAMLS
• 2023-06-13 Pending — GAMLS
• 2023-05-30 Listed $174,900 GAMLS
• 2023-03-03 Listing Removed — GAMLS
• 2023-02-20 Listed $175,000 GAMLS
• 2016-02-10 Price Changed $14,000 FMLS
• 2015-11-13 Price Changed $22,200 FMLS
• 2015-10-31 Price Changed $14,000 GAMLS
• 2015-09-11 Price Changed $22,200 GAMLS
• 2015-08-27 Contingent — FMLS
• 2015-08-27 Sold (MLS) $22,200 GAMLS
• 2015-08-27 Price Changed $25,000 GAMLS
• 2015-08-27 Sold (MLS) $22,200 FMLS
• 2015-08-27 Price Changed $25,000 FMLS
• 2015-08-15 Relisted — FMLS
• 2015-08-13 Listing Removed — FMLS
• 2015-07-23 Relisted — GAMLS
• 2015-07-23 Relisted — FMLS
• 2015-07-16 Contingent — FMLS
• 2015-07-16 Pending — GAMLS
• 2015-07-15 Listed $25,000 FMLS
• 2015-07-15 Listed $25,000 GAMLS
• 2015-06-04 Price Changed $15,600 FMLS
• 2015-03-10 Listing Removed — FMLS
• 2015-02-17 Sold (MLS) $15,500 GAMLS
• 2015-02-17 Sold (MLS) $15,600 FMLS
• 2015-01-09 Contingent — FMLS
• 2015-01-09 Pending — GAMLS
• 2015-01-08 Price Changed $15,500 GAMLS
• 2015-01-02 Listed $14,000 GAMLS
• 2015-01-02 Listed $14,000 FMLS
• 2008-06-10 Sold (MLS) $41,000 FMLS
• 2008-03-28 Listed $44,900 FMLS
• 2007-05-11 Sold (Public Records) $150,000 Public Records
• 2007-05-11 Sold (Public Records) $150,000 Public Records
• 2006-10-02 Sold (Public Records) $94,500 Public Records

Property tax history

+12.6%/yr

Latest (2025): $281 · -24.0% YoY. Source: county tax records.