381 Dollar Mill Ct SW · Atlanta, GA 30331

$109,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 31 Days on market

Built 1963 0.25 ac lot Est $184k · 40% under ↓ 8% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

381 Dollar Mill Court is a 3-bedroom, 1-bath home with solid bones and tons of upside. This property needs some work but offers great potential for a flip, rental, or long-term hold. Features include a functional layout and an unfinished basement with room to expand and add value. Located in a high-demand Atlanta area with strong growth and rental activity. Priced to sell-submit your highest and best offer. Don't miss this opportunity!

Key facts

• Unfinished basement
• Rental activity
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• UNFINISHED BASEMENT
• HIGH-DEMAND ATLANTA AREA
• STRONG GROWTH
• RENTAL ACTIVITY

Property features AI

Finance

• HOA & community: Association fees charged annually

Exterior

• Parking: Driveway; Open parking
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available; Other electric
• Home design: One-level home; Resale property
• Construction: Brick 4 sides construction; Other roof
• Exterior features: Private road frontage; Driveway with open parking available

Interior

• Kitchen: Gas range; Refrigerator; Other kitchen features
• Bedrooms: Three main-level bedrooms; Master bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Forced air heating; Ceiling fan(s); Other cooling; Other heating
• Interior features: Other interior features; No shared/common walls; Unfinished basement; Bonus room
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 rising (+2.6%/yr); 483 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1963 — 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. 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: 1.53% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.09%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $184,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4245 Utoy Ct SW	0.13mi	3/1.5	1,000 (0%)	0mo	$98,000	$98	92
404 Utoy Cir SW	0.10mi	3/1.0	1,025 (+2%)	12mo	$200,000	$195	81
453 Utoy Cir SW	0.16mi	3/2.0	1,000 (0%)	9mo	$160,000	$160	81
455 Dollar Mill Rd SW	0.12mi	3/2.0	960 (-4%)	12mo	$208,000	$217	74
515 Dollar Mill Rd SW	0.20mi	3/2.0	1,000 (0%)	15mo	$225,000	$225	74
673 Utoy Cir SW	0.07mi	3/1.5	1,125 (+12%)	2mo	$185,000	$164	72
4062 Doster Dr SW	0.70mi	3/1.0	1,000 (0%)	10mo	$192,000	$192	59
792 Plainville Cir SW	0.51mi	3/1.0	1,040 (+4%)	13mo	$147,000	$141	59
4077 Codel St SW	0.67mi	3/1.0	1,050 (+5%)	9mo	$183,500	$175	53
445 Wilson Mill Rd SW	0.73mi	3/1.5	1,053 (+5%)	4mo	$193,500	$184	52
4225 Bakers Ferry Rd	0.68mi	2/1.5 (-1)	1,056 (+6%)	0mo	$77,500	$73	52
4310 Bakers Ferry Rd SW	0.56mi	4/2.0 (+1)	1,084 (+8%)	8mo	$213,000	$196	45

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: 14.4%
• Equity multiple: 1.57×
• Total profit: $17,670
• Equity at exit: $16,386

10-year hold

• IRR: 22.9%
• Equity multiple: 2.93×
• Total profit: $59,407
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $566

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 61%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4341 Cascade Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	959	$1,535	$1.60	44d	1	0.61mi
4355 Cascade Rd SW Atlanta, GA	2.0	2.0	1152	$1,190	$1.03	2d	7	0.63mi
4375 Cascade Rd Unit r239 Atlanta, GA	3.0	2.0	1017	$1,395	$1.37	24d	1	0.67mi
4375 Cascade Rd Unit n184 Atlanta, GA	2.0	1.0	805	$1,150	$1.43	24d	1	0.67mi
4375 Cascade Rd Unit n186 Atlanta, GA	2.0	1.0	805	$1,100	$1.37	15d	1	0.67mi
4375 Cascade Rd Unit l155 Atlanta, GA	2.0	1.0	805	$1,025	$1.27	17d	1	0.67mi
4375 Cascade Rd Apt N181 Atlanta, GA	2.0	1.0	805	$1,100	$1.37	5d	1	0.67mi
4375 Cascade Rd Apt B12 Atlanta, GA	3.0	2.0	1017	$1,295	$1.27	24d	1	0.67mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	24d	1	0.76mi
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,490	$1.67	2d	31	0.79mi
350 Fennel Way SW Atlanta, GA	4.0	2.0	1450	$1,500	$1.03	21d	1	0.81mi
4172 Renfrew Ct SW Atlanta, GA	4.0	2.0	1136	$1,200	$1.06	8d	1	0.83mi
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	24d	1	0.84mi
40 Candlelight Ln SW Unit A Atlanta, GA	2.0	2.0	1098	$1,500	$1.37	24d	1	0.84mi
751 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1162	$2,170	$1.87	3d	32	0.94mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	15d	1	1.10mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	15d	1	1.10mi
3616 Utoy Dr SW Atlanta, GA	3.0	3.5	1496	$1,950	$1.30	44d	1	1.16mi
3606 Ginnis Dr SW #8 Atlanta, GA	2.0	2.5	1224	$1,411	$1.15	8d	1	1.19mi
440 Dartmouth Dr SW Atlanta, GA	4.0	3.0	1148	$1,795	$1.56	21d	1	1.19mi
3691 Manor Ct SW Atlanta, GA	2.0	2.0	944	$1,500	$1.59	24d	1	1.20mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	24d	1	1.23mi
3919 Wisteria Ln SW Atlanta, GA	4.0	2.0	1126	$1,730	$1.54	14d	1	1.25mi
722 Crestwell Cir #722 Atlanta, GA	2.0	3.0	1440	$2,279	$1.58	21d	1	1.29mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	17d	1	1.31mi
708 Crestwell Cir SW Atlanta, GA	2.0	2.5	1236	$1,645	$1.33	24d	1	1.32mi
887 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$2,250	$1.67	24d	1	1.33mi
832 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,250	$1.50	24d	1	1.34mi
897 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,155	$1.44	24d	1	1.34mi
513 Constellation Overlook SW Atlanta, GA	3.0	2.5	1446	$2,300	$1.59	24d	1	1.35mi
3440 Boulder Park Dr SW Atlanta, GA	2.0	1.0	800	$1,050	$1.31	10d	3	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $109,900 Active 31 DOM
2. 2026-06-17
   days on market $109,900 Active 30 DOM
3. 2026-06-16
   days on market $109,900 Active 29 DOM
4. 2026-06-15
   days on market $109,900 Active 28 DOM
5. 2026-06-13
   days on market $109,900 Active 26 DOM
6. 2026-06-13
   days on market $109,900 Active 25 DOM
7. 2026-06-09
   days on market $109,900 Active 22 DOM
8. 2026-06-08
   days on market $109,900 Active 21 DOM
9. 2026-06-07
   days on market $109,900 Active 20 DOM
10. 2026-06-04
    days on market $109,900 Active 17 DOM
11. 2026-06-03
    days on market $109,900 Active 16 DOM
12. 2026-06-02
    days on market $109,900 Active 15 DOM
13. 2026-06-02
    status $109,900 Active 14 DOM
14. 2026-05-01
    status Under Contract 439-char remark

    Show marketing remark (439 chars)

    381 Dollar Mill Court is a 3-bedroom, 1-bath home with solid bones and tons of upside. This property needs some work but offers great potential for a flip, rental, or long-term hold. Features include a functional layout and an unfinished basement with room to expand and add value. Located in a high-demand Atlanta area with strong growth and rental activity. Priced to sell-submit your highest and best offer. Don't miss this opportunity!

15. 2026-05-01
    status Pending

    Show marketing remark (439 chars)

    381 Dollar Mill Court is a 3-bedroom, 1-bath home with solid bones and tons of upside. This property needs some work but offers great potential for a flip, rental, or long-term hold. Features include a functional layout and an unfinished basement with room to expand and add value. Located in a high-demand Atlanta area with strong growth and rental activity. Priced to sell-submit your highest and best offer. Don't miss this opportunity!

16. 2026-04-23
    price $109,900 439-char remark

    Show marketing remark (439 chars)

    381 Dollar Mill Court is a 3-bedroom, 1-bath home with solid bones and tons of upside. This property needs some work but offers great potential for a flip, rental, or long-term hold. Features include a functional layout and an unfinished basement with room to expand and add value. Located in a high-demand Atlanta area with strong growth and rental activity. Priced to sell-submit your highest and best offer. Don't miss this opportunity!

17. 2026-04-23
    price $109,900

    Show marketing remark (439 chars)

    381 Dollar Mill Court is a 3-bedroom, 1-bath home with solid bones and tons of upside. This property needs some work but offers great potential for a flip, rental, or long-term hold. Features include a functional layout and an unfinished basement with room to expand and add value. Located in a high-demand Atlanta area with strong growth and rental activity. Priced to sell-submit your highest and best offer. Don't miss this opportunity!

18. 2026-04-21
    soldstatus $70,000
19. 2026-04-17
    listed $119,900 New 439-char remark

    Show marketing remark (439 chars)

    381 Dollar Mill Court is a 3-bedroom, 1-bath home with solid bones and tons of upside. This property needs some work but offers great potential for a flip, rental, or long-term hold. Features include a functional layout and an unfinished basement with room to expand and add value. Located in a high-demand Atlanta area with strong growth and rental activity. Priced to sell-submit your highest and best offer. Don't miss this opportunity!

20. 2026-04-17
    listed $119,900 Active

    Show marketing remark (439 chars)

    381 Dollar Mill Court is a 3-bedroom, 1-bath home with solid bones and tons of upside. This property needs some work but offers great potential for a flip, rental, or long-term hold. Features include a functional layout and an unfinished basement with room to expand and add value. Located in a high-demand Atlanta area with strong growth and rental activity. Priced to sell-submit your highest and best offer. Don't miss this opportunity!

ⓘ 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 3/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,140
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$3,197
• Taxable income: $5,367
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $5,509/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

-8.3% since first listed

7 events — show timeline

• 2026-05-01 Pending — GAMLS
• 2026-05-01 Pending — FMLS
• 2026-04-23 Price Changed $109,900 GAMLS
• 2026-04-23 Price Changed $109,900 FMLS
• 2026-04-21 Sold (Public Records) $70,000 Public Records
• 2026-04-17 Listed $119,900 FMLS
• 2026-04-17 Listed $119,900 GAMLS

Property tax history

-21.4%/yr

Latest (2025): $6 · -54.8% YoY. Source: county tax records.