2395 Durango Rd SW · Atlanta, GA 30331

$189,900

3 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 72 Days on market

Built 1963 0.32 ac lot $120/sqft · 15% below area Est $222k · 15% under

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Why this score? — see what drove the C+ 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 +22.6/30.0
• ARV discount +14.1/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• 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

Beautiful well maintained ranch home great family home, has a separate living room and den/family room, kitchen has dining area and enclosed deck for additional living space the master bedroom has an en-suite private bathroom, nice size secondary bedrooms, 2 car garage large backyard, just minutes to Campcreek marketplace, I-285, downtown Atlanta and the the airport. Please schedule showings through Showingtime

Key facts

• Enclosed deck
• Large backyard
• Dining area

Tags

• SEPARATE LIVING ROOM
• DEN FAMILY ROOM
• DINING AREA
• ENCLOSED DECK
• EN SUITE PRIVATE BATHROOM
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/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 $186k (2.3% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 24 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).
• This rent runs 36% 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 $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 72 days — a 6% lower offer ($179k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.98% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (median comp): $222,304
• List price: $189,900
• Delta: -14.58%
• 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
4628 Tucson Trl SW	0.19mi	3/2.0	1,568 (-1%)	4mo	$185,000	$118	86
4554 Saint Andrews Dr	0.22mi	4/2.0 (+1)	1,560 (-1%)	14mo	$180,000	$115	71
2236 Fairway Cir SW	0.18mi	4/2.0 (+1)	1,600 (+1%)	20mo	$330,000	$206	68
2494 Fairway Cir SW	0.24mi	3/2.0	1,368 (-14%)	0mo	$234,999	$172	66
2409 Colorado Trl SW	0.05mi	4/2.0 (+1)	1,690 (+7%)	21mo	$325,000	$192	64
2356 County Line Rd SW	0.16mi	3/1.0	1,360 (-14%)	10mo	$112,551	$83	57
2392 Ozark Trl SW	0.44mi	3/2.5	1,356 (-14%)	3mo	$170,000	$125	51
4415 Greenleaf Cir SW	0.61mi	3/2.0	1,500 (-5%)	22mo	$318,000	$212	44
2521 County Line Rd SW	0.25mi	4/2.0 (+1)	1,368 (-14%)	22mo	$269,999	$197	43
4726 Carson Pass	0.45mi	3/1.5	1,806 (+14%)	15mo	$230,000	$127	42
4324 Wallace Ave SW	0.38mi	3/1.5	1,380 (-13%)	22mo	$247,000	$179	41
2293 Palmetto Ave SW	0.65mi	3/2.5	1,772 (+12%)	18mo	$267,000	$151	32

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-10,933
• Equity at exit: $28,315

10-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $13,897
• Equity at exit: $16,419

Cash invested: $53,172 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$996
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $323

Break-even live

Break-even rent $1,446

Max offer price $189,900

Occupancy floor 78%

Sensitivity live

Price	-10% $431	-5% $377	+0% $323	+5% $270	+10% $216
Rent	-10% $177	-5% $250	+0% $323	+5% $397	+10% $470
Rate	-1.0pp $419	-0.5pp $372	base $323	+0.5pp $274	+1.0pp $224

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2356 County Line Rd SW Atlanta, GA	3.0	1.0	1360	$1,695	$1.25	25d	1	0.13mi
4515 Doral Dr SW Atlanta, GA	3.0	1.5	1184	$1,700	$1.44	15d	1	0.14mi
4522 Doral Dr SW Atlanta, GA	3.0	2.0	1980	$1,990	$1.01	2d	1	0.16mi
4407 Kimball Rd SW Atlanta, GA	3.0	2.0	1976	$2,040	$1.03	25d	1	0.23mi
4545 Sahara Dr SW Atlanta, GA	3.0	2.0	1075	$1,665	$1.55	6d	1	0.29mi
4596 Sahara Dr SW Atlanta, GA	4.0	1.5	1475	$1,200	$0.81	25d	1	0.34mi
4596 Sahara Dr SW Atlanta, GA	4.0	1.5	1375	$1,500	$1.09	4d	1	0.34mi
4211 Campbellton Rd SW Atlanta, GA	3.0	2.0	1384	$2,050	$1.48	22d	1	0.71mi
2243 Butner Rd Unit NA Atlanta, GA	4.0	2.5	1518	$2,350	$1.55	25d	1	0.82mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	17d	1	0.85mi
2211 Butner Rd SW Atlanta, GA	4.0	2.0	1336	$1,875	$1.40	25d	1	0.87mi
4720 Edwina Ln SW Atlanta, GA	4.0	2.0	1400	$1,873	$1.34	2d	1	0.96mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	25d	1	0.96mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	25d	1	0.98mi
4610 Greenbriar Trl SW Unit 204 Atlanta, GA	3.0	2.0	1206	$1,950	$1.62	13d	1	1.00mi
2111 Sandtree Ct SW Unit 2 Atlanta, GA	2.0	1.0	1100	$1,500	$1.36	25d	1	1.05mi
2100 Southwood Blvd SW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,537	$1.63	2d	15	1.06mi
1960 W Kimberly Rd SW Atlanta, GA	3.0	2.5	1852	$2,105	$1.14	25d	1	1.06mi
3901 Campbellton Rd SW Unit 3909-M06 Atlanta, GA	2.0	1.5	1093	$1,150	$1.05	25d	1	1.23mi
3901 Campbellton Rd SW Unit 3909-K01 Atlanta, GA	2.0	1.5	1093	$1,199	$1.10	25d	1	1.23mi
3901 Campbellton Rd SW Unit 3901-L04 Atlanta, GA	2.0	1.5	1093	$1,140	$1.04	25d	1	1.23mi
1928 Grant Rd SW Atlanta, GA	3.0	2.0	1160	$1,823	$1.57	22d	1	1.28mi
2164 Camp Ground Rd SW Atlanta, GA	3.0	1.5	1128	$1,595	$1.41	25d	1	1.38mi
4970 Promenade Dr SW Atlanta, GA	4.0	2.5	2250	$2,575	$1.14	2d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $189,900 Active 72 DOM
2. 2026-06-17
   days on market $189,900 Active 71 DOM
3. 2026-06-16
   days on market $189,900 Active 70 DOM
4. 2026-06-15
   days on market $189,900 Active 69 DOM
5. 2026-06-13
   days on market $189,900 Active 67 DOM
6. 2026-06-13
   days on market $189,900 Active 66 DOM
7. 2026-06-09
   days on market $189,900 Active 63 DOM
8. 2026-06-08
   days on market $189,900 Active 62 DOM
9. 2026-06-07
   days on market $189,900 Active 61 DOM
10. 2026-06-04
    days on market $189,900 Active 58 DOM
11. 2026-06-03
    days on market $189,900 Active 57 DOM
12. 2026-06-02
    days on market $189,900 Active 56 DOM
13. 2026-06-01
    days on market $189,900 Active 55 DOM
14. 2026-05-31
    days on market $189,900 Active 54 DOM
15. 2026-05-13
    status Back On Market 414-char remark

    Show marketing remark (414 chars)

    Beautiful well maintained ranch home great family home, has a separate living room and den/family room, kitchen has dining area and enclosed deck for additional living space the master bedroom has an en-suite private bathroom, nice size secondary bedrooms, 2 car garage large backyard, just minutes to Campcreek marketplace, I-285, downtown Atlanta and the the airport. Please schedule showings through Showingtime

16. 2026-04-30
    historical Active Under Contract 414-char remark

    Show marketing remark (414 chars)

    Beautiful well maintained ranch home great family home, has a separate living room and den/family room, kitchen has dining area and enclosed deck for additional living space the master bedroom has an en-suite private bathroom, nice size secondary bedrooms, 2 car garage large backyard, just minutes to Campcreek marketplace, I-285, downtown Atlanta and the the airport. Please schedule showings through Showingtime

17. 2026-04-25
    status Back On Market 414-char remark

    Show marketing remark (414 chars)

    Beautiful well maintained ranch home great family home, has a separate living room and den/family room, kitchen has dining area and enclosed deck for additional living space the master bedroom has an en-suite private bathroom, nice size secondary bedrooms, 2 car garage large backyard, just minutes to Campcreek marketplace, I-285, downtown Atlanta and the the airport. Please schedule showings through Showingtime

18. 2026-04-17
    historical Active Under Contract 414-char remark

    Show marketing remark (414 chars)

    Beautiful well maintained ranch home great family home, has a separate living room and den/family room, kitchen has dining area and enclosed deck for additional living space the master bedroom has an en-suite private bathroom, nice size secondary bedrooms, 2 car garage large backyard, just minutes to Campcreek marketplace, I-285, downtown Atlanta and the the airport. Please schedule showings through Showingtime

19. 2026-03-31
    listed $189,900 New 414-char remark

    Show marketing remark (414 chars)

    Beautiful well maintained ranch home great family home, has a separate living room and den/family room, kitchen has dining area and enclosed deck for additional living space the master bedroom has an en-suite private bathroom, nice size secondary bedrooms, 2 car garage large backyard, just minutes to Campcreek marketplace, I-285, downtown Atlanta and the the airport. Please schedule showings through Showingtime

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$937/yr (+$78/mo · 115.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 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: $22,268
• − Mortgage interest: −$10,637
• − Property taxes: −$810
• − Insurance: −$950
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$5,524
• Taxable income: $784
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $3,694/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

5 events — show timeline

• 2026-05-13 Relisted — GAMLS
• 2026-04-30 Contingent — GAMLS
• 2026-04-25 Relisted — GAMLS
• 2026-04-17 Contingent — GAMLS
• 2026-03-31 Listed $189,900 GAMLS

Property tax history

-2.2%/yr

Latest (2025): $810 · -6.9% YoY. Source: county tax records.