490 Woods Dr · Atlanta, GA 30318

$175,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 504 Days on market

Built 1955 7,492 sqft lot $184/sqft · 23% below area Est $228k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 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

**100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 2-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at [email protected] for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

Key facts

• Large level lot
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED FLOORING
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $30 ($363/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 $159k (9.4% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 (+3.3%/yr); 722 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k 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 504 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $175k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 504 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.91% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (median comp): $228,391
• List price: $175,000
• Delta: -23.38%
• 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
479 Aberdeen Dr NW	0.59mi	3/1.0 (+1)	964 (+2%)	3mo	$147,000	$152	62
2720 Santa Barbara Dr NW	0.41mi	3/1.0 (+1)	912 (-4%)	9mo	$149,000	$163	62
477 Center Hill Ave NW	0.31mi	3/1.5 (+1)	1,040 (+10%)	3mo	$159,600	$153	60
546 Hamilton E Holmes Dr NW	0.26mi	2/1.0	1,084 (+14%)	6mo	$110,000	$101	59
735 S Grand Ave NW	0.60mi	3/1.0 (+1)	950 (0%)	12mo	$120,000	$126	57
467 Park Valley Dr NW	0.37mi	3/1.0 (+1)	840 (-12%)	3mo	$122,000	$145	56
2105 Baker Rd NW	0.72mi	3/2.0 (+1)	974 (+2%)	2mo	$93,000	$95	52
2648 Santa Monica Dr NW	0.36mi	3/1.0 (+1)	850 (-10%)	11mo	$157,500	$185	51
648 Ozburn Rd NW	0.52mi	3/1.0 (+1)	1,040 (+10%)	10mo	$192,000	$185	47
2556 Godfrey Dr NW	0.65mi	3/2.0 (+1)	1,039 (+9%)	7mo	$188,500	$181	40
241 W Simon Ter NW	0.60mi	2/1.5	1,070 (+13%)	12mo	$200,000	$187	39
2631 Godfrey Dr NW	0.66mi	3/1.0 (+1)	840 (-12%)	12mo	$150,000	$179	35

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-25,985
• Equity at exit: $26,093

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-18,303
• Equity at exit: $15,131

Cash invested: $49,000 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$918
• Tax from tax record: −$232 /mo · $2,779/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $30

Break-even live

Break-even rent $1,547

Max offer price $175,000

Occupancy floor 93%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	24d	1	0.35mi
2557 Hightower Ct NW Atlanta, GA	1.0	1.0	1000	$650	$0.65	24d	1	0.42mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	24d	1	0.54mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	24d	1	0.58mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	0.72mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	24d	1	0.73mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	22d	1	0.81mi
2175 Pansy St NW Atlanta, GA	2.0	1.0	624	$1,403	$2.25	24d	1	0.88mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	24d	1	0.93mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	0.94mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,356	$1.21	1d	19	1.00mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	5d	1	1.01mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	16d	1	1.02mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	24d	1	1.03mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	24d	1	1.13mi
340 Dixie Hills Cir NW Unit A1 Atlanta, GA	1.0	1.0	695	$899	$1.29	24d	1	1.13mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	20d	1	1.13mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	24d	1	1.13mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	24d	1	1.14mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,574	$1.51	1d	26	1.15mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	2d	1	1.19mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	24d	1	1.19mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	7d	1	1.21mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	11d	1	1.21mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	24d	1	1.24mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	5d	1	1.24mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	3d	1	1.31mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	13d	1	1.31mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	24d	1	1.40mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	2d	1	1.41mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	2d	1	1.41mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	24d	1	1.41mi

Listing history 28 events

1. 2026-06-18
   days on market $175,000 Active 504 DOM
2. 2026-06-17
   days on market $175,000 Active 503 DOM
3. 2026-06-16
   days on market $175,000 Active 502 DOM
4. 2026-06-15
   days on market $175,000 Active 501 DOM
5. 2026-06-13
   days on market $175,000 Active 499 DOM
6. 2026-06-13
   days on market $175,000 Active 498 DOM
7. 2026-06-09
   days on market $175,000 Active 495 DOM
8. 2026-06-08
   days on market $175,000 Active 494 DOM
9. 2026-06-07
   days on market $175,000 Active 493 DOM
10. 2026-06-04
    days on market $175,000 Active 490 DOM
11. 2026-06-03
    days on market $175,000 Active 489 DOM
12. 2026-06-02
    days on market $175,000 Active 488 DOM
13. 2026-06-01
    days on market $175,000 Active 487 DOM
14. 2026-05-31
    days on market $175,000 Active 486 DOM
15. 2025-07-22
    price $175,000 745-char remark

    Show marketing remark (745 chars)

    **100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 2-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at [email protected] for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

16. 2025-05-23
    price $184,000 745-char remark

    Show marketing remark (745 chars)

    **100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 2-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at [email protected] for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

17. 2025-01-30
    listed $190,000 New 745-char remark

    Show marketing remark (745 chars)

    **100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 2-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at [email protected] for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

18. 2019-07-17
    soldstatus $68,000
19. 2019-06-28
    soldstatus $68,000 Sold 413-char remark

    Show marketing remark (413 chars)

    Cozy ranch home with formal living room, separate dining area and hardwood floors throughout. Spacious kitchen with lots of cabinet space & pantry closet. Enjoy the large fence backyard. Crawl space. Great opportunity for buyer or investors. Needs TLC. Close to Interstate I-20, High school, Marta bus line and train station. Property Sold As Is. Property is in probate with less than 30 days till completion.

20. 2019-04-17
    status Under Contract 413-char remark

    Show marketing remark (413 chars)

    Cozy ranch home with formal living room, separate dining area and hardwood floors throughout. Spacious kitchen with lots of cabinet space & pantry closet. Enjoy the large fence backyard. Crawl space. Great opportunity for buyer or investors. Needs TLC. Close to Interstate I-20, High school, Marta bus line and train station. Property Sold As Is. Property is in probate with less than 30 days till completion.

21. 2019-04-05
    listed $70,000 New 413-char remark

    Show marketing remark (413 chars)

    Cozy ranch home with formal living room, separate dining area and hardwood floors throughout. Spacious kitchen with lots of cabinet space & pantry closet. Enjoy the large fence backyard. Crawl space. Great opportunity for buyer or investors. Needs TLC. Close to Interstate I-20, High school, Marta bus line and train station. Property Sold As Is. Property is in probate with less than 30 days till completion.

22. 2018-08-28
    historical
23. 2018-07-18
    price $65,000
24. 2018-07-17
    status Back on Market
25. 2018-06-12
    status Under Contract
26. 2018-06-05
    status Back on Market
27. 2018-03-28
    status Under Contract
28. 2018-03-17
    listed $55,000 New

ⓘ 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: $2,779 · $232/mo
• Projected year-2 tax: $2,779 · $232/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $19,024
• − Mortgage interest: −$9,803
• − Property taxes: −$2,779
• − Insurance: −$875
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$5,091
• Taxable loss: −$2,567
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $979/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

+218.2% since first listed

14 events — show timeline

• 2025-07-22 Price Changed $175,000 GAMLS
• 2025-05-23 Price Changed $184,000 GAMLS
• 2025-01-30 Listed $190,000 GAMLS
• 2019-07-17 Sold (Public Records) $68,000 Public Records
• 2019-06-28 Sold (MLS) $68,000 GAMLS
• 2019-04-17 Pending — GAMLS
• 2019-04-05 Listed $70,000 GAMLS
• 2018-08-28 Listing Removed — GAMLS
• 2018-07-18 Price Changed $65,000 GAMLS
• 2018-07-17 Relisted — GAMLS
• 2018-06-12 Pending — GAMLS
• 2018-06-05 Relisted — GAMLS
• 2018-03-28 Pending — GAMLS
• 2018-03-17 Listed $55,000 GAMLS

Property tax history

+32.4%/yr

Latest (2025): $2,779 · -0.1% YoY. Source: county tax records.