810 Metropolitan Pkwy SW · Atlanta, GA 30303

$300,000

3 bd · 2.5 ba · 1,440 sqft · SingleFamily public records · 16 Days on market

Built 2005 5,945 sqft lot $208/sqft · 16% below area Est $358k · 16% 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).

• ARV discount +14.8/15.0
• Cash flow +7.8/30.0
• Livability +4.2/5.0
• Appreciation +3.7/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

* * * Over $60,000 in down payment assistance available * * * ask your lender to see how much you qualify for. * * * Special incentive for Educators and First Responders * * * Don't miss this charming spacious 3 bedrooms 2 and a half bath home. New carpet on the top level, New LVP on the first level as well as new paint throughout. The main bedroom has an en-suite with a double vanity with contemporary bowls and a large closet attached. The eat in kitchen also has a bar island with black and stainless appliances. Outside, discover a private fenced back yard and a parking pad in front. The home is also conveniently located on the Marta bus line and lots of shopping.

Key facts

• Double vanity
• New carpet
• Large closet

Tags

• NEW CARPET
• NEW LVP
• NEW PAINT
• EN-SUITE
• DOUBLE VANITY
• LARGE CLOSET

Property features AI

Exterior

• Parking: Driveway and parking pad; One total parking space; Open parking available
• Utilities: Public water; Public sewer; 110 volt electric; Cable available; Electricity available; Water and sewer available
• Home design: Two levels; Resale property
• Construction: HardiPlank and wood siding; Shingle roof; Brick/mortar foundation
• Exterior features: Private yard; Rear stairs; Deck; Front porch; Back yard fencing: wood privacy fence

Interior

• Kitchen: Breakfast bar; Eat-in kitchen; Pantry; Solid surface counters; View to family room; Dishwasher; Electric range
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with double vanity and tub/shower combo
• Heating & cooling: Central heating (forced air); Central air; Ceiling fans
• Interior features: One fireplace (electric, factory-built, ventless) in the living room; Double vanities; Walk-in closet(s); Insulated windows; No shared/common walls
• Laundry & utility: Laundry room on main level; Laundry located in kitchen; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (23.7% below list).
• Recommended offer: $229k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Charles L. Gideons Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 343 students, 100% FRL); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 445 students, 100% FRL); Carver High School Early College (math 10% / reading 24%, grade F, #269 of 424 statewide, top 65%, 575 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 (-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 (+3.6%/yr); 39 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $230k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $228,792 (23.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.76% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 10.9

CMA / ARV

• ARV (median comp): $358,418
• List price: $300,000
• Delta: -12.67%
• 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
881 Oakhill Ave SW	0.16mi	3/2.0	1,434 (-0%)	1mo	$462,500	$323	89
845 Metropolitan Pkwy SW	0.07mi	3/2.0	1,500 (+4%)	4mo	$220,000	$147	84
656 Shelton Ave SW	0.13mi	3/2.0	1,553 (+8%)	3mo	$410,000	$264	76
641 Ira St SW	0.54mi	3/2.5	1,480 (+3%)	3mo	$230,000	$155	68
762 Pearce St SW	0.38mi	3/2.0	1,328 (-8%)	3mo	$488,500	$368	65
865 Rose Cir SW	0.50mi	3/2.0	1,546 (+7%)	2mo	$415,000	$268	61
923 Ira St SW	0.49mi	4/2.0 (+1)	1,517 (+5%)	2mo	$160,000	$105	59
1011 Allene Ave SW	0.52mi	2/2.0 (-1)	1,360 (-6%)	1mo	$415,000	$305	59
911 Smith St SW	0.44mi	3/2.0	1,266 (-12%)	0mo	$185,000	$146	57
904 Ira St SW	0.49mi	4/2.0 (+1)	1,560 (+8%)	0mo	$355,000	$228	56
763 Joseph E Lowery Blvd SW	0.59mi	3/2.0	1,575 (+9%)	2mo	$303,900	$193	53
885 Rose Cir	0.53mi	3/1.0	1,259 (-13%)	2mo	$195,000	$155	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.54% appreciation · 3.59% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.26×
• Total profit: $-62,487
• Equity at exit: $50,881

10-year hold

• IRR: -12.6%
• Equity multiple: 0.16×
• Total profit: $-70,586
• Equity at exit: $36,628

Cash invested: $84,000 (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 30303

• Home prices YoY: -2.0%
• Rents YoY: 3.6%
• Active inventory: 39
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$440 /mo · $5,285/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-331

Break-even live

Break-even rent $2,707

Max offer price $241,487

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-246	+0% $-331	+5% $-416	+10% $-501
Rent	-10% $-512	-5% $-422	+0% $-331	+5% $-241	+10% $-150
Rate	-1.0pp $-180	-0.5pp $-255	base $-331	+0.5pp $-409	+1.0pp $-488

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
776 Metropolitan Pkwy SW Atlanta, GA	2.0	2.0	1062	$2,165	$2.04	0d	2	0.08mi
802 Lowndes Ave SW Atlanta, GA	3.0	2.0	1872	$2,550	$1.36	24d	1	0.19mi
564 Hope St SW Unit A Atlanta, GA	4.0	2.0	1188	$2,300	$1.94	26d	1	0.21mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	26d	8	0.22mi
906 Allene Ave SW Atlanta, GA	3.0	2.0	1500	$3,500	$2.33	24d	1	0.37mi
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	18d	1	0.42mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	18d	1	0.43mi
827 Elbert St SW Atlanta, GA	3.0	2.0	1300	$2,900	$2.23	26d	1	0.50mi
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	26d	1	0.50mi
610 Fletcher St SW Atlanta, GA	3.0	2.5	1550	$2,100	$1.35	26d	1	0.51mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	9d	1	0.53mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	1d	1	0.53mi
685 Garibaldi St SW Atlanta, GA	3.0	2.5	1868	$1,900	$1.02	20d	1	0.54mi
903 Beecher St SW Unit 905 Beecher Atlanta, GA	3.0	2.0	1500	$4,000	$2.67	24d	1	0.54mi
903 Beecher St SW Atlanta, GA	3.0	2.0	1500	$7,500	$5.00	26d	1	0.54mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	26d	1	0.58mi
931 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1700	$2,800	$1.65	1d	1	0.63mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	26d	1	0.63mi
1040 Smith St SW Atlanta, GA	3.0	2.5	1500	$1,595	$1.06	26d	1	0.63mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	26d	1	0.66mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	1d	1	0.66mi
1048 Garibaldi St SW Atlanta, GA	2.0	2.0	1280	$2,150	$1.68	26d	1	0.69mi
818 Peeples St SW Atlanta, GA	2.0	1.0	936	$1,500	$1.60	26d	1	0.70mi
235 Dodd Ave SW Atlanta, GA	2.0	2.0	1120	$1,595	$1.42	1d	1	0.71mi
898 Oak St SW #3203 Atlanta, GA	2.0	2.0	1208	$2,000	$1.66	6d	1	0.73mi
504 Dunbar St SW Atlanta, GA	3.0	2.5	1728	$1,625	$0.94	1d	1	0.74mi
504 Dunbar St SW Atlanta, GA	3.0	2.5	1728	$1,625	$0.94	26d	1	0.74mi
1151 Smith St SW Atlanta, GA	3.0	2.5	1728	$1,100	$0.64	26d	1	0.76mi
1153 Smith St SW Atlanta, GA	3.0	2.5	1728	$2,023	$1.17	14d	1	0.77mi
396 Rawson St SW Unit 12 Atlanta, GA	2.0	1.0	1000	$2,100	$2.10	1d	1	0.80mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	14d	1	0.81mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	26d	1	0.82mi
1175 Garibaldi St SW Atlanta, GA	3.0	2.5	1364	$2,295	$1.68	1d	1	0.85mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	1d	21	0.86mi
1093 West Ave SW Atlanta, GA	2.0	1.0–2.0	770	$1,414	$1.84	1d	6	0.86mi
346 Peters St SW #102 Atlanta, GA	2.0	1.0	1080	$3,150	$2.92	20d	1	0.87mi
1141 Moton Ave SW Atlanta, GA	3.0	3.0	1584	$2,800	$1.77	26d	1	0.90mi
600 Greensferry Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	949	$1,590	$1.68	9d	16	0.90mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1400	$5,000	$3.57	4d	1	0.92mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1394	$2,600	$1.87	26d	1	0.92mi

Listing history 31 events

1. 2026-06-21
   days on market $300,000 Active 16 DOM
2. 2026-06-18
   days on market $300,000 Active 13 DOM
3. 2026-06-17
   days on market $300,000 Active 12 DOM
4. 2026-06-16
   days on market $300,000 Active 11 DOM
5. 2026-06-15
   days on market $300,000 Active 10 DOM
6. 2026-06-13
   days on market $300,000 Active 8 DOM
7. 2026-06-13
   pricedays on market $300,000 Active 7 DOM
8. 2026-06-09
   days on market $310,900 Active 4 DOM
9. 2026-06-08
   days on market $310,900 Active 3 DOM
10. 2026-06-07
    remarks 685-char remark
11. 2026-06-07
    pricedays on marketlisting id $310,900 Active 2 DOM
12. 2026-04-29
    listed $313,000 Active 677-char remark
13. 2026-04-19
    historical
14. 2026-04-10
    price $310,900
15. 2026-03-16
    price $315,900
16. 2026-02-22
    listed $318,900 Active
17. 2025-12-14
    historical
18. 2025-12-04
    price $325,000
19. 2025-11-13
    listed $330,000 Active
20. 2025-11-02
    historical
21. 2025-09-02
    listed $330,000 Active
22. 2020-07-10
    soldstatus $230,000
23. 2018-04-13
    soldstatus $165,000
24. 2018-04-05
    soldstatus $165,000 Sold
25. 2018-04-04
    status Under Contract
26. 2018-01-22
    listed $169,999 New
27. 2017-10-05
    soldstatus $53,000
28. 2017-10-05
    soldstatus $73,000
29. 2014-06-20
    soldstatus $47,400
30. 2007-12-07
    soldstatus $65,000
31. 2007-11-09
    listed $69,900

ⓘ 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: $5,285 · $440/mo
• Projected year-2 tax: $5,285 · $440/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,455
• − Mortgage interest: −$16,805
• − Property taxes: −$5,285
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$8,727
• Taxable loss: −$9,255
• Est. tax savings @ 24.0%: +$2,221
• After-tax cash flow: $-1,754/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): 6,797
• Rent vs Own: 82.0% rent · 18.0% own
• Severe rent burden: 603.0

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 0.64)
• Race & ethnicity: Black 52% White 29% Asian 9% Hispanic / Latino 8% Two or more races 5%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 1%
• Foreign-born: 9% · Canada, China, Guatemala
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -2.54%
• Current HPI: 125.7242
• Rent YoY: ▲ 3.59%
• 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

+329.2% since first listed

21 events — show timeline

• 2026-06-12 Price Changed $300,000 FMLS
• 2026-06-05 Listed $310,900 FMLS
• 2026-04-19 Listing Removed — FMLS
• 2026-04-10 Price Changed $310,900 FMLS
• 2026-03-16 Price Changed $315,900 FMLS
• 2026-02-22 Listed $318,900 FMLS
• 2025-12-14 Listing Removed — FMLS
• 2025-12-04 Price Changed $325,000 FMLS
• 2025-11-13 Listed $330,000 FMLS
• 2025-11-02 Listing Removed — FMLS
• 2025-09-02 Listed $330,000 FMLS
• 2020-07-10 Sold (Public Records) $230,000 Public Records
• 2018-04-13 Sold (Public Records) $165,000 Public Records
• 2018-04-05 Sold (MLS) $165,000 GAMLS
• 2018-04-04 Pending — GAMLS
• 2018-01-22 Listed $169,999 GAMLS
• 2017-10-05 Sold (Public Records) $73,000 Public Records
• 2017-10-05 Sold (Public Records) $53,000 Public Records
• 2014-06-20 Sold (Public Records) $47,400 Public Records
• 2007-12-07 Sold (MLS) $65,000 FMLS
• 2007-11-09 Listed $69,900 FMLS

Property tax history

+7.5%/yr

Latest (2025): $5,285 · -0.1% YoY. Source: county tax records.