405 SW Fairburn Rd SW #0027 · Atlanta, GA 30331

$55,000

2 bd · 1.5 ba · — sqft · MultiFamily · 52 Days on market

Built 1972 871 sqft lot $722/mo HOA · 42% of rent ↓ 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Spacious and well maintained, Member owned Cooperative, Two bedroom with unfinished basement, ready for your personal touch, All appliances stay, Huge bedrooms, Ceiling fans through out, New carpet on stairs, large living room for entertaining, Must See! Monthly carrying charge is $722 covers hvac, hot water heater, roof, exterior, landscape, property taxes, liability insurance for the building, water, gas, trash, onsite management and common area upkeep to name a few. Located minutes from the interstate, airport and major attractions, walk to Marta

Key facts

• New carpet
• Unfinished basement
• Ceiling fans

Tags

• UNFINISHED BASEMENT
• ALL APPLIANCES STAY
• CEILING FANS
• NEW CARPET
• LARGE LIVING ROOM

Property features AI

Finance

• Other: Located in Wildwood Park subdivision; Address: 405 SW Fairburn Rd SW #0027, Atlanta, GA 30331; Unit #0027; County: Fulton, State: GA; Coordinates available; Please use GPS for directions
• HOA & community: Has association; Association fee charged (annual amount listed); Association covers facilities fee, structure maintenance, grounds maintenance, management, private roads, reserve fund, security, sewer, trash, and water; Initiation fee required

Exterior

• Parking: Guest parking; Assigned parking; Off-street parking
• Security: Community security included in association services
• Utilities: Public water; Public sewer; Cable available; Electricity available; High speed internet
• Home design: Residential single family residence; Resale property; Other structure type
• Construction: Built in 1972; Aluminum siding and brick construction; Composition roof
• Exterior features: Corner lot; Clubhouse; Playground; Sidewalks; Street lights; Near public transport

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bath; 1 half bath (1.5 total bathrooms)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Tile bath; Unfinished basement; Three or more levels
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: 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: Miles Elementary School (math 17% / reading 12%, grade F, #996 of 1,228 statewide, top 83%, 516 students, 100% FRL); Jean Childs Young Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 747 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 11% at this address vs 32% district-wide (-21 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $380 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.16% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.97%
• DSCR: 1.93
• GRM: 2.6

CMA / ARV

• ARV (median comp): $245,864
• List price: $55,000
• Delta: -77.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.52×
• Total profit: $8,052
• Equity at exit: $8,201

10-year hold

• IRR: 21.8%
• Equity multiple: 2.84×
• Total profit: $28,367
• Equity at exit: $4,755

Cash invested: $15,400 (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 30331

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

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$722
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $269

Break-even live

Break-even rent $1,395

Max offer price $55,000

Occupancy floor 80%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,258	$1.41	2d	31	0.10mi
500 Richard Allen Blvd Atlanta, GA	2.0	1.0	—	$1,542	—	24d	1	0.29mi
494 Plainville Dr SW Atlanta, GA	3.0	2.0	1567	$2,400	$1.53	24d	1	0.29mi
778 Nehemiah Ln SW Atlanta, GA	2.0	2.5	1576	$1,950	$1.24	24d	1	0.47mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	24d	1	0.55mi
658 Providence Pl SW Atlanta, GA	3.0	3.5	1571	$2,100	$1.34	24d	1	0.56mi
755 Crestwell Cir SW Atlanta, GA	2.0	2.5	1546	$1,800	$1.16	24d	1	0.56mi
3616 Utoy Dr SW Atlanta, GA	3.0	3.5	1496	$1,950	$1.30	44d	1	0.56mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	24d	1	0.59mi
722 Crestwell Cir #722 Atlanta, GA	2.0	3.0	1440	$2,279	$1.58	21d	1	0.61mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	17d	1	0.63mi
708 Crestwell Cir SW Atlanta, GA	2.0	2.5	1236	$1,645	$1.33	24d	1	0.63mi
887 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$2,250	$1.67	24d	1	0.64mi
889 Ambient Way SW Atlanta, GA	3.0	2.5	—	$1,995	—	13d	1	0.64mi
897 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,155	$1.44	24d	1	0.66mi
832 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,250	$1.50	24d	1	0.66mi
513 Constellation Overlook SW Atlanta, GA	3.0	2.5	1446	$2,300	$1.59	24d	1	0.66mi
898 Ambient Way Unit 898 Atlanta, GA	2.0	2.5	—	$1,950	—	3d	1	0.69mi
751 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1162	$1,766	$1.52	3d	32	0.71mi
869 Venture Way SW Atlanta, GA	3.0	2.5	2974	$2,600	$0.87	24d	1	0.73mi
4250 Utoy Ct SW Atlanta, GA	1.0	1.0	—	$771	—	8d	1	0.73mi
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
3691 Manor Ct SW Atlanta, GA	2.0	2.0	944	$1,500	$1.59	24d	1	0.84mi
3440 Boulder Park Dr SW Atlanta, GA	2.0	1.0	800	$1,050	$1.31	11d	3	0.84mi
3606 Ginnis Dr SW #8 Atlanta, GA	2.0	2.5	1224	$1,411	$1.15	8d	1	0.87mi
40 Candlelight Ln SW Unit A Atlanta, GA	2.0	2.0	1098	$1,500	$1.37	24d	1	0.91mi
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	24d	1	0.91mi
110 Candlelight Ln SW Atlanta, GA	1.0	1.0	1300	$634	$0.49	17d	1	0.99mi
95 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$1,840	$1.00	14d	1	1.00mi
87 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$2,700	$1.47	24d	1	1.00mi
294 Brownlee Rd SW Atlanta, GA	2.0	1.5	950	$1,050	$1.11	17d	2	1.06mi
4341 Cascade Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	959	$1,340	$1.40	44d	1	1.09mi
3311 Rabun Dr SW Atlanta, GA	3.0	2.0	1523	$2,350	$1.54	24d	1	1.10mi
4355 Cascade Rd SW Atlanta, GA	2.0	2.0	1152	$1,190	$1.03	2d	7	1.14mi
4375 Cascade Rd Unit n184 Atlanta, GA	2.0	1.0	805	$1,150	$1.43	24d	1	1.23mi
4375 Cascade Rd Unit r239 Atlanta, GA	3.0	2.0	1017	$1,395	$1.37	24d	1	1.23mi
4375 Cascade Rd Unit n186 Atlanta, GA	2.0	1.0	805	$1,100	$1.37	15d	1	1.23mi
4375 Cascade Rd Apt B12 Atlanta, GA	3.0	2.0	1017	$1,295	$1.27	24d	1	1.23mi
4375 Cascade Rd Apt H94 Atlanta, GA	1.0	1.0	612	$895	$1.46	24d	1	1.23mi

HOA detail

• Monthly dues: $722 · $8,664/yr
• Likely covers: watertrashgas

Listing history 29 events

1. 2026-06-18
   days on market $55,000 Active 52 DOM
2. 2026-06-17
   days on market $55,000 Active 51 DOM
3. 2026-06-16
   days on market $55,000 Active 50 DOM
4. 2026-06-15
   days on market $55,000 Active 49 DOM
5. 2026-06-13
   days on market $55,000 Active 47 DOM
6. 2026-06-13
   days on market $55,000 Active 46 DOM
7. 2026-06-09
   days on market $55,000 Active 43 DOM
8. 2026-06-08
   days on market $55,000 Active 42 DOM
9. 2026-06-07
   days on market $55,000 Active 41 DOM
10. 2026-06-04
    days on market $55,000 Active 38 DOM
11. 2026-06-03
    days on market $55,000 Active 37 DOM
12. 2026-06-02
    days on market $55,000 Active 36 DOM
13. 2026-06-01
    days on market $55,000 Active 35 DOM
14. 2026-05-31
    days on market $55,000 Active 34 DOM
15. 2026-04-23
    listed $55,000 New 555-char remark
16. 2026-04-22
    historical
17. 2026-02-02
    price $55,000
18. 2026-01-26
    listed $60,000 New
19. 2026-01-20
    historical
20. 2025-11-15
    status Back On Market
21. 2025-11-14
    historical
22. 2025-08-19
    listed $60,000 New
23. 2022-09-16
    soldstatus $73,000 Sold
24. 2022-09-13
    status Under Contract
25. 2022-08-18
    historical
26. 2022-07-19
    status Back On Market
27. 2022-07-18
    listed $79,000 New
28. 2022-07-18
    historical
29. 2022-06-08
    listed $79,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $20,828
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − HOA: −$8,664
• − Depreciation: −$1,600
• Taxable income: $3,051
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $2,497/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

-30.4% since first listed

15 events — show timeline

• 2026-04-23 Listed $55,000 GAMLS
• 2026-04-22 Listing Removed — GAMLS
• 2026-02-02 Price Changed $55,000 GAMLS
• 2026-01-26 Listed $60,000 GAMLS
• 2026-01-20 Listing Removed — GAMLS
• 2025-11-15 Relisted — GAMLS
• 2025-11-14 Listing Removed — GAMLS
• 2025-08-19 Listed $60,000 GAMLS
• 2022-09-16 Sold (MLS) $73,000 GAMLS
• 2022-09-13 Pending — GAMLS
• 2022-08-18 Listing Removed — GAMLS
• 2022-07-19 Relisted — GAMLS
• 2022-07-18 Listing Removed — GAMLS
• 2022-07-18 Listed $79,000 GAMLS
• 2022-06-08 Listed $79,000 GAMLS