303 NW Anderson Ave NW · Atlanta, GA 30314

$105,000

3 bd · 1.0 ba · 869 sqft · SingleFamily public records · 71 Days on market

Built 1955 10,018 sqft lot $121/sqft · 35% below area Est $162k · 35% under ↓ 38% since listing

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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 +9.5/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in the growing Dixie Hills community! This 3-bedroom, 1-bath bungalow sits on a spacious lot with endless potential for expansion, investment, or customization. Whether you’re looking to renovate and create your ideal home or add to your investment portfolio, this property offers a solid starting point in a rapidly developing area. Conveniently located just minutes from downtown Atlanta, Mercedes-Benz Stadium, the BeltLine, and major highways, this home places you near some of the city’s top attractions and growth corridors. The large lot provides flexibility for future additions, outdoor living, or income-producing possibilities. Property is being sold as-is. Don’t miss your chance to secure an affordable property in a prime location with strong upside potential.

Key facts

• Spacious lot
• Near the beltline
• Outdoor living

Tags

• SPACIOUS LOT
• MINUTES FROM DOWNTOWN ATLANTA
• NEAR MERCEDES-BENZ STADIUM
• NEAR THE BELTLINE
• MAJOR HIGHWAYS
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 (+2.5%/yr); 293 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 43% of the median local income ($42k/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 $726 of loan paydown is wiped out by about $3k 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 + 2.5% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1955 — 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: 1.45% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.61%
• DSCR: 1.78
• GRM: 5.7

CMA / ARV

• ARV (median comp): $161,824
• List price: $105,000
• Delta: -35.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2043 Chicago Ave NW	0.22mi	3/1.0	915 (+5%)	2mo	$120,000	$131	80
1855 Oakmont Dr NW	0.35mi	2/2.0 (-1)	839 (-4%)	0mo	$96,000	$114	69
1846 North Ave	0.40mi	3/1.0	896 (+3%)	11mo	$104,900	$117	67
1810 Oakmont Dr NW	0.42mi	3/1.0	839 (-4%)	10mo	$134,000	$160	66
2073 Morehouse Dr NW	0.27mi	2/2.0 (-1)	798 (-8%)	1mo	$195,000	$244	64
350 New Jersey Ave NW	0.31mi	2/1.0 (-1)	943 (+8%)	10mo	$60,000	$64	58
467 Park Valley Dr NW	0.73mi	3/1.0	840 (-3%)	3mo	$122,000	$145	58
479 Aberdeen Dr NW	0.56mi	3/1.0	964 (+11%)	3mo	$147,000	$152	53
502 S Evelyn Pl NW	0.47mi	2/1.0 (-1)	808 (-7%)	11mo	$115,500	$143	52
2069 Chicago Ave NW	0.29mi	4/1.0 (+1)	988 (+14%)	11mo	$150,000	$152	50
2105 Baker Rd NW	0.59mi	3/2.0	974 (+12%)	2mo	$93,000	$95	47
2072 Baker Rd NW	0.53mi	2/1.0 (-1)	951 (+9%)	12mo	$200,000	$210	44

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $9,793
• Equity at exit: $15,656

10-year hold

• IRR: 17.4%
• Equity multiple: 2.40×
• Total profit: $41,199
• Equity at exit: $9,078

Cash invested: $29,400 (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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 293
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$551
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $431

Break-even live

Break-even rent $980

Max offer price $105,000

Occupancy floor 67%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	24d	1	0.09mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	20d	1	0.09mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	24d	1	0.14mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	7d	1	0.29mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	12d	1	0.29mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	3d	1	0.29mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	24d	1	0.29mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	24d	1	0.37mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	22d	1	0.37mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	24d	1	0.42mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	0.51mi
2175 Pansy St NW Atlanta, GA	2.0	1.0	624	$1,403	$2.25	24d	1	0.57mi
295 Penelope Dr NW Atlanta, GA	1.0–2.0	1.0	751	$1,542	$2.05	22d	1	0.60mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	5d	1	0.62mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	24d	1	0.65mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	24d	1	0.67mi
371 Lanier St NW #1 Atlanta, GA	2.0	1.0	700	$1,250	$1.79	7d	1	0.69mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	24d	1	0.75mi
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,556	$1.31	4d	9	0.76mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	24d	1	0.78mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	24d	1	0.78mi
399 Holly St NW Unit 6 Atlanta, GA	2.0	1.0	775	$1,500	$1.94	18d	1	0.82mi
427 Holly St NW Atlanta, GA	2.0	2.0	900	$2,100	$2.33	24d	1	0.83mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	14d	1	1.06mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	4d	1	1.06mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	2d	19	1.13mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	24d	1	1.25mi
1338 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,600	$2.00	20d	1	1.29mi
1336 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,450	$1.81	24d	1	1.29mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	1.36mi
1699 Derry Ave SW Atlanta, GA	2.0	1.0	825	$1,800	$2.18	24d	1	1.40mi
5 Burbank Dr SW Unit B Atlanta, GA	2.0	1.0	1000	$1,300	$1.30	17d	1	1.42mi
15 Burbank Dr SW Unit 3 Atlanta, GA	2.0	1.0	900	$1,350	$1.50	11d	1	1.43mi

Listing history 9 events

1. 2026-05-31
   days on market $105,000 Active 71 DOM
2. 2026-05-03
   status Active 813-char remark

   Show marketing remark (813 chars)

   Opportunity awaits in the growing Dixie Hills community! This 3-bedroom, 1-bath bungalow sits on a spacious lot with endless potential for expansion, investment, or customization. Whether you’re looking to renovate and create your ideal home or add to your investment portfolio, this property offers a solid starting point in a rapidly developing area. Conveniently located just minutes from downtown Atlanta, Mercedes-Benz Stadium, the BeltLine, and major highways, this home places you near some of the city’s top attractions and growth corridors. The large lot provides flexibility for future additions, outdoor living, or income-producing possibilities. Property is being sold as-is. Don’t miss your chance to secure an affordable property in a prime location with strong upside potential.

3. 2026-05-01
   status Pending 813-char remark

   Show marketing remark (813 chars)

   Opportunity awaits in the growing Dixie Hills community! This 3-bedroom, 1-bath bungalow sits on a spacious lot with endless potential for expansion, investment, or customization. Whether you’re looking to renovate and create your ideal home or add to your investment portfolio, this property offers a solid starting point in a rapidly developing area. Conveniently located just minutes from downtown Atlanta, Mercedes-Benz Stadium, the BeltLine, and major highways, this home places you near some of the city’s top attractions and growth corridors. The large lot provides flexibility for future additions, outdoor living, or income-producing possibilities. Property is being sold as-is. Don’t miss your chance to secure an affordable property in a prime location with strong upside potential.

4. 2026-03-09
   listed $105,000 Active 813-char remark

   Show marketing remark (795 chars)

   Opportunity awaits in the growing Dixie Hills community! This 3-bedroom, 1-bath bungalow sits on a spacious lot with endless potential for expansion, investment, or customization. Whether you're looking to renovate and create your ideal home or add to your investment portfolio, this property offers a solid starting point in a rapidly developing area. Conveniently located just minutes from downtown Atlanta, Mercedes-Benz Stadium, the BeltLine, and major highways, this home places you near some of the city's top attractions and growth corridors. The large lot provides flexibility for future additions, outdoor living, or income-producing possibilities. Property is being sold as-is. Don't miss your chance to secure an affordable property in a prime location with strong upside potential.

5. 2026-03-09
   listed $105,000 New 795-char remark

   Show marketing remark (795 chars)

   Opportunity awaits in the growing Dixie Hills community! This 3-bedroom, 1-bath bungalow sits on a spacious lot with endless potential for expansion, investment, or customization. Whether you're looking to renovate and create your ideal home or add to your investment portfolio, this property offers a solid starting point in a rapidly developing area. Conveniently located just minutes from downtown Atlanta, Mercedes-Benz Stadium, the BeltLine, and major highways, this home places you near some of the city's top attractions and growth corridors. The large lot provides flexibility for future additions, outdoor living, or income-producing possibilities. Property is being sold as-is. Don't miss your chance to secure an affordable property in a prime location with strong upside potential.

6. 2025-08-31
   historical
7. 2025-08-31
   historical
8. 2025-05-23
   listed $169,900 Active
9. 2025-05-23
   listed $169,900 New

ⓘ 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: $2,153 · $179/mo
• Projected year-2 tax: $2,153 · $179/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 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 · 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: $18,307
• − Mortgage interest: −$5,882
• − Property taxes: −$2,153
• − Insurance: −$525
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$3,055
• Taxable income: $3,763
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $4,273/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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 (76%)
• Race & ethnicity: Black 76% White 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

-38.2% since first listed

8 events — show timeline

• 2026-05-03 Relisted — FMLS
• 2026-05-01 Pending — FMLS
• 2026-03-09 Listed $105,000 GAMLS
• 2026-03-09 Listed $105,000 FMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-08-31 Listing Removed — FMLS
• 2025-05-23 Listed $169,900 GAMLS
• 2025-05-23 Listed $169,900 FMLS

Property tax history

+4.1%/yr

Latest (2025): $2,153 · -0.7% YoY. Source: county tax records.