306 Ard Pl NW · Atlanta, GA 30331

$196,900

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 10 Days on market

Built 1961 0.27 ac lot Est $155k · 27% over

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Why this score? — see what drove the F 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 +13.2/30.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting Atlanta home situated in an established neighborhood with convenient access to major highways, shopping, dining, and everyday amenities. The thoughtfully designed floor plan offers comfortable living spaces that flow seamlessly for both daily living and entertaining. The kitchen provides ample storage and workspace, while the bedrooms offer flexibility for family, guests, or a home office. Large windows allow natural light to fill the interior, creating a bright and welcoming atmosphere throughout. Outside, the property offers yard space for relaxing, gardening, or outdoor gatherings. Whether you’re a first-time buyer, investor, or looking for your next home,

Key facts

• Convenient access
• Natural light
• Ample storage

Tags

• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS
• AMPLE STORAGE
• NATURAL LIGHT
• YARD SPACE

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Water: other; Electric: other; Sewer: other; Other utilities
• Home design: One-level home
• Construction: Brick front with other construction materials; Composition roof; Slab foundation; Resale condition
• Exterior features: Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Eat-in kitchen; Solid surface countertops; Kitchen open to family room; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom on the main level; Master bathroom has no special features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open concept dining area; Family room; No common walls; Other interior features
• Laundry & utility: Laundry features noted as other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $-2 ($-27/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (16.7% below list).
• Recommended offer: $164k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Harper-Archer Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 641 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 4% at this address vs 32% district-wide (-28 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 (+2.6%/yr); 483 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $82k; list at $197k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,105 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $155,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
362 Ard Pl NW	0.08mi	3/1.0 (+1)	1,050 (0%)	1mo	$150,000	$143	90
394 Argus Cir	0.11mi	3/1.0 (+1)	1,050 (0%)	3mo	$120,000	$114	87
317 Ard Pl NW	0.04mi	3/1.0 (+1)	1,050 (0%)	8mo	$155,000	$148	87
299 Ard Pl NW	0.03mi	3/1.0 (+1)	1,025 (-2%)	8mo	$135,000	$132	83
309 Hemphill School Rd NW	0.14mi	3/2.0 (+1)	1,144 (+9%)	4mo	$219,900	$192	66
211 Hemphill School Rd	0.26mi	3/1.0 (+1)	1,107 (+5%)	11mo	$180,000	$163	65
679 Bolton Rd NW	0.64mi	3/1.0 (+1)	1,000 (-5%)	5mo	$123,000	$123	53
3519 Adkins Rd NW	0.60mi	3/1.0 (+1)	1,000 (-5%)	8mo	$170,000	$170	52
3365 Delmar Ln NW	0.58mi	3/2.0 (+1)	1,000 (-5%)	8mo	$73,000	$73	50
3650 Adkins Rd NW	0.63mi	3/2.0 (+1)	1,025 (-2%)	12mo	$265,000	$259	47
664 Bolton Rd NW	0.64mi	3/1.0 (+1)	1,188 (+13%)	4mo	$165,000	$139	40
737 Bolton Rd NW	0.72mi	3/2.0 (+1)	1,144 (+9%)	11mo	$249,900	$218	34

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-32,673
• Equity at exit: $29,358

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-31,170
• Equity at exit: $17,024

Cash invested: $55,132 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$184 /mo · $2,209/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-2

Break-even live

Break-even rent $1,644

Max offer price $196,499

Occupancy floor 95%

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: $49,225
• Closing costs: $5,907
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	5d	2	0.18mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	0.26mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	24d	1	0.27mi
451 Fairlock Ln NW Atlanta, GA	3.0	1.0	1141	$1,450	$1.27	24d	1	0.32mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	24d	1	0.39mi
3537 Fairburn Pl NW Atlanta, GA	2.0	1.0	1484	$2,000	$1.35	24d	1	0.56mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	24d	1	0.64mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	15d	1	0.77mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	15d	1	0.77mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	22d	1	0.79mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	24d	1	0.91mi
3566 Bolfair Dr NW Atlanta, GA	3.0	2.0	1192	$1,595	$1.34	14d	1	0.91mi
3610 Bolfair Dr NW Atlanta, GA	3.0	1.5	1178	$1,900	$1.61	24d	1	0.91mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	24d	1	1.02mi
110 Candlelight Ln SW Atlanta, GA	1.0	1.0	1300	$634	$0.49	16d	1	1.03mi
3440 Boulder Park Dr SW Atlanta, GA	2.0	1.0	800	$1,050	$1.31	10d	3	1.03mi
942 Fairburn Rd NW Atlanta, GA	3.0	2.0	900	$1,623	$1.80	22d	1	1.07mi
875 Fairburn Rd NW Atlanta, GA	3.0	1.0	850	$1,375	$1.62	16d	1	1.09mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	24d	1	1.11mi
294 Brownlee Rd SW Atlanta, GA	2.0	1.5	950	$1,050	$1.11	16d	2	1.16mi
40 Candlelight Ln SW Unit A Atlanta, GA	2.0	2.0	1098	$1,500	$1.37	24d	1	1.17mi
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	24d	1	1.17mi
832 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,250	$1.50	24d	1	1.20mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	16d	1	1.21mi
3230 Cushman Cir SW Atlanta, GA	2.0	1.0	1143	$1,200	$1.05	7d	1	1.24mi
887 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$2,250	$1.67	24d	1	1.26mi
897 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,155	$1.44	24d	1	1.27mi
3136 Martin Luther King Jr Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	800	$1,250	$1.56	19d	5	1.28mi
722 Crestwell Cir #722 Atlanta, GA	2.0	3.0	1440	$2,279	$1.58	20d	1	1.30mi
708 Crestwell Cir SW Atlanta, GA	2.0	2.5	1236	$1,645	$1.33	24d	1	1.31mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	16d	1	1.33mi
1040 Summerfield Way Atlanta, GA	3.0	2.5	1378	$2,150	$1.56	24d	1	1.41mi
1015 Hayden St Atlanta, GA	3.0	2.5	1339	$2,550	$1.90	5d	1	1.41mi
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	7d	15	1.41mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	24d	1	1.48mi

Listing history 8 events

1. 2026-06-18
   days on market $196,900 Active 10 DOM
2. 2026-06-17
   days on market $196,900 Active 9 DOM
3. 2026-06-16
   days on market $196,900 Active 8 DOM
4. 2026-06-15
   days on market $196,900 Active 7 DOM
5. 2026-06-13
   days on market $196,900 Active 5 DOM
6. 2026-06-13
   days on market $196,900 Active 4 DOM
7. 2026-06-09
   remarks 693-char remark
8. 2026-06-09
   listed $196,900 Active 1 DOM

ⓘ 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: $2,209 · $184/mo
• Projected year-2 tax: $2,209 · $184/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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 15 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: $19,693
• − Mortgage interest: −$11,029
• − Property taxes: −$2,209
• − Insurance: −$984
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$5,728
• Taxable loss: −$3,409
• Est. tax savings @ 24.0%: +$818
• After-tax cash flow: $791/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): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

+140.1% since first listed

8 events — show timeline

• 2026-06-06 Listed $196,900 FMLS
• 2026-05-04 Listing Removed — GAMLS
• 2025-07-22 Price Changed $193,000 GAMLS
• 2025-05-23 Price Changed $208,000 GAMLS
• 2025-01-23 Listed $214,500 GAMLS
• 2023-07-25 Rental Removed $1,275 GAMLS
• 2020-11-25 Sold (Public Records) $82,500 Public Records
• 2000-08-24 Sold (Public Records) $82,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,209 · -18.9% YoY. Source: county tax records.