2811 Connally Dr SW · Atlanta, GA 30311

$164,900

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 28 Days on market

Built 1958 10,454 sqft lot $153/sqft · 24% below area Est $216k · 24% under

---

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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-loved Atlanta home owned and occupied by the same owner since 1997. This property offers a practical opportunity for investors, renovation-minded buyers, or owner-occupants looking to update and add value over time. Home is functional as-is, with cosmetic updates likely desired based on age, condition, and personal taste. Interior photos are not available at this time; buyers should plan to evaluate the property in person and complete their own due diligence. Convenient 30311 location with quick access to major highways and commuter routes. Sold as-is. Seller is ready to consider serious offers. For additional property details, text "Connally" to our office. Please see privat

Key facts

• 0.24 acre lot
• Parking
• Built 1958

Property features AI

Finance

• Other: Private lot; Approximately 0.24 acres
• HOA & community: No homeowners association

Exterior

• Parking: Carport parking (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available; Sewer available
• Home design: Single-family house; Resale property; One story
• Construction: Brick construction; Built in 1958
• Exterior features: Back yard fencing; Other roof

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One-level layout; No shared/common walls
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 soft (-0.2%/yr); 250 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 41% of the median local income ($51k/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 $5k 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 28 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 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 $67k; list at $165k implies a 146% 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: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $215,746
• List price: $164,900
• Delta: -23.57%
• 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
2818 Connally Dr SW	0.04mi	3/1.5	1,092 (+2%)	4mo	$110,000	$101	90
2537 Bonnybrook Dr SW	0.16mi	3/1.5	1,050 (-2%)	10mo	$173,000	$165	78
2715 Connally Dr SW	0.13mi	3/1.5	1,140 (+6%)	11mo	$170,000	$149	72
2565 Bonnybrook Dr SW	0.15mi	3/1.5	1,128 (+5%)	16mo	$195,000	$173	70
2126 Ivydale St	0.70mi	3/1.0	1,100 (+2%)	0mo	$163,000	$148	63
2665 Ivydale Ct SW	0.43mi	3/2.0	1,184 (+10%)	1mo	$250,000	$211	59
2670 Ivydale Ct SW	0.39mi	3/2.0	1,184 (+10%)	4mo	$250,000	$211	58
2826 Ben Hill Rd	0.52mi	3/2.0	1,116 (+4%)	11mo	$145,000	$130	56
1970 Rena Cir SW	0.68mi	2/1.0 (-1)	1,116 (+4%)	15mo	$150,000	$134	45
2230 Star Mist Dr SW	0.61mi	3/1.5	1,215 (+13%)	13mo	$230,000	$189	37
1937 Windsor Dr SW	0.74mi	3/1.5	1,212 (+13%)	9mo	$188,500	$156	35
2194 Ivydale St	0.68mi	4/2.0 (+1)	1,210 (+13%)	13mo	$160,000	$132	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,337
• Equity at exit: $24,587

10-year hold

• IRR: 2.5%
• Equity multiple: 1.16×
• Total profit: $7,308
• Equity at exit: $14,258

Cash invested: $46,172 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 250
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$865
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $402

Break-even live

Break-even rent $1,243

Max offer price $164,900

Occupancy floor 72%

Sensitivity live

Price	-10% $495	-5% $448	+0% $402	+5% $355	+10% $308
Rent	-10% $263	-5% $333	+0% $402	+5% $471	+10% $540
Rate	-1.0pp $485	-0.5pp $444	base $402	+0.5pp $359	+1.0pp $316

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2641 Connally Dr East Point, GA	2.0	1.0	1000	$1,500	$1.50	44d	1	0.28mi
2675 Headland Dr Atlanta, GA	3.0	2.0	1408	$1,600	$1.14	18d	1	0.33mi
2909 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	917	$1,299	$1.42	25d	1	0.43mi
2640 Campbellton Rd SW Atlanta, GA	1.0–2.0	1.0	775	$899	$1.16	8d	1	0.55mi
2467 Calvin Ave Atlanta, GA	3.0	2.0	1200	$1,950	$1.62	25d	1	0.64mi
2900 Landrum Dr SW Atlanta, GA	2.0–3.0	2.0	1045	$1,472	$1.41	18d	6	0.65mi
1788 Dodson Dr SW Atlanta, GA	3.0	2.0	1212	$1,950	$1.61	15d	1	0.82mi
1788 Dodson Dr SW Atlanta, GA	3.0	2.0	1212	$1,950	$1.61	0d	1	0.82mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,455	$1.40	8d	1	0.85mi
2039 Bent Creek Way SW Atlanta, GA	1.0–2.0	1.0	898	$1,200	$1.34	8d	1	0.95mi
1736 Devon Dr SW Atlanta, GA	3.0	2.5	1354	$2,000	$1.48	25d	1	0.96mi
2400 Campbellton Rd SW Atlanta, GA	2.0	2.0	1125	$1,250	$1.11	25d	1	0.96mi
2400 Campbellton Rd SW Atlanta, GA	2.0–3.0	1.5–2.5	1237	$1,450	$1.17	17d	3	0.96mi
2400 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1350	$1,450	$1.07	8d	2	0.96mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	25d	1	0.98mi
2514 Riggs Dr Atlanta, GA	4.0	2.0	1274	$2,000	$1.57	44d	1	0.98mi
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	13d	1	1.03mi
2328 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1014	$1,400	$1.38	25d	9	1.07mi
2656 Westchester Dr Atlanta, GA	3.0	1.0	1025	$1,600	$1.56	20d	1	1.10mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	4d	5	1.10mi
2523 Ben Hill Rd Atlanta, GA	3.0	1.5	1412	$3,000	$2.12	23d	1	1.10mi
1735 Willis Mill Rd SW Atlanta, GA	3.0	2.0	1461	$2,173	$1.49	17d	1	1.11mi
2560 Wood Valley Dr Atlanta, GA	4.0	2.5	1141	$1,900	$1.67	18d	1	1.19mi
2560 Wood Valley Dr Atlanta, GA	4.0	2.5	1141	$1,900	$1.67	25d	1	1.19mi
2764 Riggs Dr Atlanta, GA	3.0	2.0	1147	$2,050	$1.79	44d	1	1.29mi
2206 Delowe Dr Unit 2206D East Point, GA	2.0	1.0	860	$1,300	$1.51	25d	1	1.31mi
2186 Delowe Dr Unit 2186J East Point, GA	2.0	1.0	860	$1,050	$1.22	23d	1	1.31mi
2140 Delowe Dr Unit 2140A East Point, GA	2.0	1.0	860	$1,300	$1.51	25d	1	1.33mi
2124 Delowe Dr Unit 2124J East Point, GA	3.0	1.0	920	$1,500	$1.63	25d	1	1.33mi
2311 Cherry Blossom Dr SW Atlanta, GA	3.0	2.0	1311	$1,750	$1.33	25d	1	1.36mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	25d	1	1.39mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	21d	1	1.41mi
3381 Greenbriar Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	836	$1,416	$1.69	25d	1	1.41mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	25d	2	1.42mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	25d	1	1.42mi
2065 Alison Ct SW Unit 7 Atlanta, GA	2.0	1.5	760	$995	$1.31	4d	1	1.43mi
2065 Alison Ct SW Unit 7 Atlanta, GA	2.0	1.5	760	$995	$1.31	0d	1	1.43mi
2060 Alison Ct SW Atlanta, GA	2.0	1.0	850	$995	$1.17	23d	1	1.45mi
2055 Alison Ct SW Unit 3 Atlanta, GA	2.0	1.5	760	$995	$1.31	4d	1	1.45mi
2055 Alison Ct SW Unit 3 Atlanta, GA	2.0	1.5	760	$995	$1.31	0d	1	1.45mi

Listing history 11 events

1. 2026-06-02
   listing id $164,900 Active 28 DOM
2. 2026-06-01
   days on market $164,900 Active 28 DOM
3. 2026-05-31
   days on market $164,900 Active 27 DOM
4. 2026-05-13
   status Active 767-char remark
5. 2026-05-11
   historical Active Under Contract 767-char remark
6. 2026-05-04
   listed $172,900 New 424-char remark
7. 2026-05-04
   listed $172,900 Active 767-char remark
8. 2026-04-29
   historical $172,900 424-char remark
9. 2026-04-29
   historical $172,900 767-char remark
10. 1997-11-25
    soldstatus $66,900
11. 1983-03-30
    soldstatus $39,000

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$938/yr (+$78/mo · 162.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,014
• − Mortgage interest: −$9,237
• − Property taxes: −$579
• − Insurance: −$824
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$4,797
• Taxable income: $2,214
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $4,289/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

+322.8% since first listed

12 events — show timeline

• 2026-06-02 Listing Removed — GAMLS
• 2026-06-01 Listing Removed — FMLS
• 2026-05-28 Price Changed $164,900 GAMLS
• 2026-05-28 Price Changed $164,900 FMLS
• 2026-05-13 Relisted — FMLS
• 2026-05-11 Contingent — FMLS
• 2026-05-04 Listed $172,900 GAMLS
• 2026-05-04 Listed $172,900 FMLS
• 2026-04-29 Coming Soon — GAMLS
• 2026-04-29 Coming Soon — FMLS
• 1997-11-25 Sold (Public Records) $66,900 Public Records
• 1983-03-30 Sold (Public Records) $39,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $579 · +4.2% YoY. Source: county tax records.