396 Forrest Ridge Dr NW · Atlanta, GA 30318

$215,000

3 bd · 2.0 ba · 1,103 sqft · SingleFamily public records · 37 Days on market

Built 1950 0.33 ac lot $195/sqft · 7% below area Est $230k · 7% under

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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 +17.0/30.0
• ARV discount +10.5/15.0
• DSCR +5.3/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• 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

REO FORECLOSURE PROPERTY. SOLD AS IS WITH NO REPAIR, WARRANTY OR SELLER DISCLOSURE VIA TIME LIMIT BIDDING

Key facts

• Flexible layout
• Bonus flex space
• Hardwood floors

Tags

• ROOF LESS THAN 5 YEARS OLD
• DECK REPLACEMENT UNDERWAY
• HARDWOOD FLOORS
• FLEXIBLE LAYOUT
• BONUS FLEX SPACE
• BUILT-IN UTILITY SINK

Property features AI

Finance

• Other: Historic and investor-owned special listing conditions; Offered as-is with home warranty; Acceptable financing includes cash, conventional, and other
• HOA & community: Has an association; no association fee inclusions listed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-family house; Updated/remodeled condition; Built in 1950
• Construction: 1950 construction; Wood siding; Composition roof; Crawl space foundation
• Exterior features: Composition roof; Wood siding and other construction materials; Fenced backyard with chain link fencing; Corner, level lot

Interior

• Kitchen: Dishwasher; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom floor plan; One-level living; Bonus room, keeping room, office, and laundry room included; Crawl space basement
• Laundry & utility: Mud room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (9.2% below list).
• Recommended offer: $195k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); 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 10% at this address vs 32% district-wide (-22 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 25d 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 37 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $26k; list at $215k implies a 714% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $195,229 (9.2% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.91% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $230,338
• List price: $215,000
• Delta: -6.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 NW Baker Rd	0.35mi	3/2.0	1,135 (+3%)	4mo	$122,600	$108	75
534 Hamilton E Holmes Dr	0.44mi	4/2.0 (+1)	1,100 (-0%)	5mo	$198,750	$181	70
2630 Loghaven Dr	0.50mi	3/1.0	1,110 (+1%)	3mo	$165,600	$149	70
540 Hamilton E Holmes Dr NW	0.44mi	3/1.0	1,140 (+3%)	3mo	$125,000	$110	68
546 Hamilton E Holmes Dr NW	0.43mi	2/1.0 (-1)	1,084 (-2%)	6mo	$110,000	$101	63
2556 Godfrey Dr NW	0.63mi	3/2.0	1,039 (-6%)	7mo	$188,500	$181	55
648 Ozburn Rd NW	0.51mi	3/1.0	1,040 (-6%)	10mo	$192,000	$185	55
623 Hamilton E Holmes Dr NW	0.54mi	3/2.0	1,225 (+11%)	4mo	$324,900	$265	53
2475 Harvel Dr NW	0.74mi	4/2.0 (+1)	1,080 (-2%)	5mo	$170,000	$157	53
2707 Crescendo Dr NW	0.59mi	3/1.5	1,200 (+9%)	8mo	$183,000	$153	49
3049 Collier Dr NW	0.45mi	2/6.5 (-1)	1,204 (+9%)	2mo	$135,000	$112	42
2481 Harvel Dr NW	0.73mi	3/1.0	1,250 (+13%)	1mo	$145,000	$116	38

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-25,156
• Equity at exit: $32,057

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-8,052
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$181 /mo · $2,170/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $144

Break-even live

Break-even rent $1,770

Max offer price $215,000

Occupancy floor 88%

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: $53,750
• Closing costs: $6,450
• 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	0.17mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	24d	1	0.38mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	24d	1	0.39mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	24d	1	0.57mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	24d	1	0.58mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	0.58mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	19d	1	0.59mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	16d	1	0.59mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	8d	1	0.74mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	18d	1	0.77mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	24d	1	0.90mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	24d	1	0.94mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	17d	1	0.97mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	2d	26	1.00mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	24d	1	1.01mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	24d	1	1.02mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	24d	1	1.02mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	5d	1	1.02mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	24d	1	1.02mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	24d	1	1.04mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	2d	19	1.10mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	11d	1	1.16mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	1.17mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	1.19mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	24d	1	1.24mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	24d	1	1.24mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	24d	1	1.26mi
3136 Martin Luther King Jr Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	800	$1,250	$1.56	20d	5	1.26mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	24d	1	1.26mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	24d	1	1.28mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	24d	1	1.28mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	1.30mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	24d	1	1.35mi
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	8d	15	1.37mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	22d	1	1.38mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	1.39mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	4d	1	1.40mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	11d	1	1.40mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	14d	1	1.40mi
3230 Cushman Cir SW Atlanta, GA	2.0	1.0	1143	$1,200	$1.05	8d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $215,000 Active 37 DOM
2. 2026-06-17
   days on market $215,000 Active 36 DOM
3. 2026-06-16
   days on market $215,000 Active 35 DOM
4. 2026-06-15
   days on market $215,000 Active 34 DOM
5. 2026-06-13
   days on market $215,000 Active 32 DOM
6. 2026-06-13
   statusdays on market $215,000 Active 31 DOM
7. 2026-06-10
   pricestatus $215,000 Price Change 28 DOM
8. 2026-06-09
   days on market $225,000 Active 28 DOM
9. 2026-06-08
   days on market $225,000 Active 27 DOM
10. 2026-06-07
    days on market $225,000 Active 26 DOM
11. 2026-06-04
    days on market $225,000 Active 23 DOM
12. 2026-06-03
    days on market $225,000 Active 22 DOM
13. 2026-06-02
    days on market $225,000 Active 21 DOM
14. 2026-06-01
    days on market $225,000 Active 20 DOM
15. 2026-05-31
    days on market $225,000 Active 19 DOM
16. 2026-05-12
    listed $225,000 New 811-char remark
17. 2015-01-17
    price $21,200 105-char remark

    Show marketing remark (105 chars)

    REO FORECLOSURE PROPERTY. SOLD AS IS WITH NO REPAIR, WARRANTY OR SELLER DISCLOSURE VIA TIME LIMIT BIDDING

18. 2014-12-30
    soldstatus $26,424 Sold 105-char remark

    Show marketing remark (105 chars)

    REO FORECLOSURE PROPERTY. SOLD AS IS WITH NO REPAIR, WARRANTY OR SELLER DISCLOSURE VIA TIME LIMIT BIDDING

19. 2014-09-16
    status Under Contract 105-char remark

    Show marketing remark (105 chars)

    REO FORECLOSURE PROPERTY. SOLD AS IS WITH NO REPAIR, WARRANTY OR SELLER DISCLOSURE VIA TIME LIMIT BIDDING

20. 2014-09-16
    price $26,424 105-char remark

    Show marketing remark (105 chars)

    REO FORECLOSURE PROPERTY. SOLD AS IS WITH NO REPAIR, WARRANTY OR SELLER DISCLOSURE VIA TIME LIMIT BIDDING

21. 2014-09-08
    listed $21,200 New 105-char remark

    Show marketing remark (105 chars)

    REO FORECLOSURE PROPERTY. SOLD AS IS WITH NO REPAIR, WARRANTY OR SELLER DISCLOSURE VIA TIME LIMIT BIDDING

22. 2004-07-26
    soldstatus $73,900
23. 2000-12-05
    soldstatus $30,812

ⓘ 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: $2,170 · $181/mo
• Projected year-2 tax: $2,170 · $181/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: $23,427
• − Mortgage interest: −$12,043
• − Property taxes: −$2,170
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$6,255
• Taxable loss: −$1,864
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $2,180/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

+597.8% since first listed

9 events — show timeline

• 2026-06-09 Price Changed $215,000 GAMLS
• 2026-05-12 Listed $225,000 GAMLS
• 2015-01-17 Price Changed $21,200 GAMLS
• 2014-12-30 Sold (MLS) $26,424 GAMLS
• 2014-09-16 Pending — GAMLS
• 2014-09-16 Price Changed $26,424 GAMLS
• 2014-09-08 Listed $21,200 GAMLS
• 2004-07-26 Sold (Public Records) $73,900 Public Records
• 2000-12-05 Sold (Public Records) $30,812 Public Records

Property tax history

+3.9%/yr

Latest (2023): $2,170 · +1.2% YoY. Source: county tax records.