316 Argus Cir NW · Atlanta, GA 30331

$120,000

4 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 10 Days on market

Built 1969 0.32 ac lot ↓ 7% 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

Listing remarks MLS

Incredible Opportunity! Looking for a renovation project to make your own? This property boasts a functional layout, spacious living room, oversized bedrooms, stunning porches, and so much more. This property is sold in as-is condition. All information in this listing is estimated and should be verified by potential buyer.

Key facts

• 0.32 acre lot
• Garage
• Built 1969

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer
• Home design: One and one-half levels; Basement (partial); Property listed as a fixer
• Construction: Brick construction; Composition roof; Slab foundation; Built with above-grade and below-grade finished areas
• Exterior features: Concrete road access

Interior

• Kitchen: Pantry
• Bedrooms: 4 main-level bedrooms; Bedrooms with other features
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; 2 half bathrooms; Master bath with tub/shower combo; 2 main-level bathrooms (including 2 half baths)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No common walls; Partial basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 12.8% 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: Harper-Archer Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 641 students, 100% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 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 4% at this address vs 32% district-wide (-28 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); 485 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 38% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.64% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $253,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Argus Cir NW	0.00mi	4/3.0	1,392 (0%)	1mo	$110,000	$79	95
4023 Kenner Dr SW	0.43mi	3/2.0 (-1)	1,389 (-0%)	16mo	$248,000	$179	61
3698 Fairlane Dr	0.28mi	3/2.0 (-1)	1,432 (+3%)	20mo	$153,000	$107	61
438 Fairlock Ln NW	0.28mi	4/2.0	1,500 (+8%)	20mo	$273,000	$182	58
220 Harwell Rd NW	0.63mi	3/2.0 (-1)	1,421 (+2%)	6mo	$193,000	$136	57
3510 Thompson Dr NW	0.21mi	3/2.5 (-1)	1,559 (+12%)	9mo	$355,000	$228	56
473 Oakside Dr SW	0.61mi	3/2.0 (-1)	1,362 (-2%)	12mo	$155,000	$114	53
3851 Kenner Dr SW	0.60mi	4/3.0	1,364 (-2%)	16mo	$279,000	$205	51
192 Hemphill School Rd NW	0.32mi	4/2.0	1,216 (-13%)	20mo	$300,000	$247	47
3565 Collier Drive Rd NW	0.28mi	4/3.0	1,598 (+15%)	15mo	$295,000	$185	46
344 Woodstock Dr SW	0.58mi	4/3.0	1,600 (+15%)	10mo	$305,000	$191	36
664 Bolton Rd NW	0.60mi	3/1.0 (-1)	1,188 (-15%)	4mo	$165,000	$139	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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.64×
• Total profit: $21,569
• Equity at exit: $17,892

10-year hold

• IRR: 24.4%
• Equity multiple: 3.08×
• Total profit: $69,765
• Equity at exit: $10,375

Cash invested: $33,600 (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: 485
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$629
• Tax from tax record: −$222 /mo · $2,666/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $654

Break-even live

Break-even rent $1,141

Max offer price $120,000

Occupancy floor 62%

Sensitivity live

Price	-10% $722	-5% $688	+0% $654	+5% $620	+10% $586
Rent	-10% $499	-5% $576	+0% $654	+5% $732	+10% $810
Rate	-1.0pp $715	-0.5pp $685	base $654	+0.5pp $623	+1.0pp $592

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	12d	1	0.27mi
451 Fairlock Ln NW Atlanta, GA	3.0	1.0	1141	$1,450	$1.27	25d	1	0.29mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	25d	1	0.30mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	25d	1	0.32mi
3554 Adkins Rd NW Atlanta, GA	4.0	2.0	1350	$2,031	$1.50	0d	1	0.52mi
87 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$2,700	$1.47	25d	1	0.57mi
95 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$1,840	$1.00	15d	1	0.58mi
3919 Wisteria Ln SW Atlanta, GA	4.0	2.0	1126	$1,730	$1.54	15d	1	0.61mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	25d	1	0.67mi
440 Dartmouth Dr SW Atlanta, GA	4.0	3.0	1148	$1,795	$1.56	22d	1	0.71mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	16d	1	0.74mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,425	$1.43	0d	1	0.77mi
3610 Bolfair Dr NW Atlanta, GA	3.0	1.5	1178	$1,900	$1.61	25d	1	0.91mi
3566 Bolfair Dr NW Atlanta, GA	3.0	2.0	1192	$1,595	$1.34	15d	1	0.91mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	25d	1	0.95mi
350 Fennel Way SW Atlanta, GA	4.0	2.0	1450	$1,500	$1.03	22d	1	1.03mi
639 Skipper Dr NW Atlanta, GA	5.0	2.0	1379	$2,250	$1.63	0d	1	1.04mi
639 Skipper Dr NW Atlanta, GA	5.0	2.0	1379	$2,250	$1.63	25d	1	1.04mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	25d	1	1.07mi
942 Fairburn Rd NW Atlanta, GA	3.0	2.0	900	$1,623	$1.80	23d	1	1.08mi
4172 Renfrew Ct SW Atlanta, GA	4.0	2.0	1136	$1,200	$1.06	9d	1	1.10mi
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	25d	1	1.12mi
900 Society Cir SW Atlanta, GA	4.0	3.5	1710	$2,500	$1.46	25d	1	1.17mi
865 Society Cir SW Atlanta, GA	4.0	3.5	1440	$2,700	$1.88	0d	1	1.18mi
975 Society Cir SW Atlanta, GA	4.0	3.5	1700	$2,350	$1.38	3d	1	1.26mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	18d	1	1.39mi
1015 Hayden St Atlanta, GA	3.0	2.5	1339	$2,400	$1.79	0d	1	1.42mi
1040 Summerfield Way Atlanta, GA	3.0	2.5	1378	$2,000	$1.45	0d	1	1.42mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	25d	1	1.48mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	0d	1	1.48mi
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,490	$1.67	0d	31	1.49mi

Listing history 5 events

1. 2026-05-04
   status Under Contract 324-char remark

   Show marketing remark (324 chars)

   Incredible Opportunity! Looking for a renovation project to make your own? This property boasts a functional layout, spacious living room, oversized bedrooms, stunning porches, and so much more. This property is sold in as-is condition. All information in this listing is estimated and should be verified by potential buyer.

2. 2026-04-30
   status Pending
3. 2026-04-16
   listed $120,000 New 324-char remark

   Show marketing remark (324 chars)

   Incredible Opportunity! Looking for a renovation project to make your own? This property boasts a functional layout, spacious living room, oversized bedrooms, stunning porches, and so much more. This property is sold in as-is condition. All information in this listing is estimated and should be verified by potential buyer.

4. 2026-04-16
   listed $120,000 Active

   Show marketing remark (324 chars)

   Incredible Opportunity! Looking for a renovation project to make your own? This property boasts a functional layout, spacious living room, oversized bedrooms, stunning porches, and so much more. This property is sold in as-is condition. All information in this listing is estimated and should be verified by potential buyer.

5. 2020-07-27
   soldstatus $129,300

ⓘ 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: $2,666 · $222/mo
• Projected year-2 tax: $2,666 · $222/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $23,631
• − Mortgage interest: −$6,722
• − Property taxes: −$2,666
• − Insurance: −$600
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$3,491
• Taxable income: $6,371
• Est. tax owed @ 24.0%: −$1,529
• After-tax cash flow: $6,322/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

-7.2% since first listed

5 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-04-30 Pending — FMLS
• 2026-04-16 Listed $120,000 FMLS
• 2026-04-16 Listed $120,000 GAMLS
• 2020-07-27 Sold (Public Records) $129,300 Public Records

Property tax history

+28.6%/yr

Latest (2025): $2,666 · -12.6% YoY. Source: county tax records.