1324 Westmont Rd SW · Atlanta, GA 30311

$149,900

2 bd · 1.0 ba · 1,017 sqft · SingleFamily public records · 91 Days on market

Built 1947 7,501 sqft lot $147/sqft · 22% below area Est $192k · 22% under

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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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location! This affordable home features 2 bedrooms and 1 bath all within close proximity to the places you want to be! It’s rare to see property at this price point. Perfect investor property or starter home.

Key facts

• 7,501 sq ft lot
• 2 parking spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 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 soft (-0.2%/yr); 245 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).
• This rent runs 44% of the median local income ($51k/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 $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 + 0.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $45k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $150k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 1.25% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $192,362
• List price: $149,900
• Delta: -22.07%
• 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
1239 Kenilworth Dr SW	0.22mi	2/1.0	1,008 (-1%)	6mo	$100,000	$99	83
1417 Elizabeth Ave	0.27mi	2/2.0	950 (-7%)	0mo	$200,000	$211	72
1566 Avon Ave SW	0.23mi	3/1.0 (+1)	1,056 (+4%)	8mo	$169,900	$161	72
1391 Elizabeth Ave SW	0.23mi	2/1.0	933 (-8%)	6mo	$180,000	$193	71
1328 Lorenzo Dr SW	0.29mi	3/2.0 (+1)	1,070 (+5%)	4mo	$155,000	$145	65
1100 Edgefield Dr SW	0.60mi	3/1.0 (+1)	1,011 (-1%)	2mo	$125,000	$124	64
1535 Pineview Ter SW	0.65mi	3/1.0 (+1)	1,036 (+2%)	2mo	$141,000	$136	60
1750 Beechwood Blvd SW	0.64mi	3/1.0 (+1)	989 (-3%)	5mo	$105,000	$106	56
1390 Almont Dr SW	0.50mi	3/2.5 (+1)	1,114 (+10%)	1mo	$340,000	$305	49
1459 Kenilworth Dr SW	0.33mi	3/2.0 (+1)	1,155 (+14%)	6mo	$255,000	$221	48
1753 Beechwood Blvd SW	0.61mi	3/1.5 (+1)	1,116 (+10%)	3mo	$147,000	$132	46
1126 Indale Pl SW	0.63mi	3/1.0 (+1)	1,136 (+12%)	7mo	$162,000	$143	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $7,894
• Equity at exit: $22,351

10-year hold

• IRR: 11.8%
• Equity multiple: 1.81×
• Total profit: $33,979
• Equity at exit: $12,961

Cash invested: $41,972 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 245
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$786
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $593

Break-even live

Break-even rent $1,126

Max offer price $149,900

Occupancy floor 63%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1295 Westmont Rd SW Atlanta, GA	2.0	1.0	910	$1,500	$1.65	24d	1	0.08mi
1280 Elizabeth Ave SW Atlanta, GA	3.0	1.0	1105	$1,950	$1.76	24d	1	0.12mi
1255 Westmont Rd SW Atlanta, GA	3.0	2.0	1500	$1,695	$1.13	24d	1	0.14mi
1246 Westmont Rd SW Atlanta, GA	3.0	1.0	1200	$1,500	$1.25	2d	1	0.16mi
1404 Lockwood Dr SW Atlanta, GA	2.0	2.0	980	$1,700	$1.73	7d	1	0.17mi
1310 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1192	$2,000	$1.68	24d	1	0.18mi
1408 Lockwood Dr SW Atlanta, GA	3.0	2.0	1300	$1,950	$1.50	24d	1	0.18mi
1280 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1000	$1,800	$1.80	24d	1	0.20mi
1307 Lorenzo Dr SW Unit A Atlanta, GA	3.0	2.0	1300	$1,795	$1.38	24d	1	0.24mi
1291 Lorenzo Dr SW Unit 1 Atlanta, GA	3.0	1.0	1100	$1,825	$1.66	14d	1	0.25mi
1300 Wichita Dr SW Atlanta, GA	3.0	2.0	1077	$2,200	$2.04	24d	1	0.27mi
1346 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1486	$5,000	$3.36	24d	1	0.27mi
1346 Wichita Dr SW Atlanta, GA	3.0	2.0	1183	$2,125	$1.80	7d	1	0.28mi
1443 Venetian Dr SW Atlanta, GA	3.0	1.0	1139	$1,395	$1.22	24d	1	0.30mi
1537 Orlando St SW Atlanta, GA	2.0	1.0	1068	$1,700	$1.59	24d	1	0.30mi
1427 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1128	$1,995	$1.77	24d	1	0.31mi
1361 Byrere Ter SW Unit 2 Atlanta, GA	2.0	1.0	836	$1,299	$1.55	24d	1	0.32mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	24d	1	0.33mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	18d	1	0.33mi
1389 Lanvale Dr SW Atlanta, GA	3.0	2.0	1430	$2,500	$1.75	7d	1	0.43mi
1250 Byewood Ln SW Atlanta, GA	2.0	2.0	1100	$2,150	$1.95	24d	1	0.43mi
1226 Byewood Ln SW Unit B Atlanta, GA	2.0	2.0	831	$1,950	$2.35	24d	1	0.46mi
1080 Westmont Rd SW Atlanta, GA	3.0	2.0	1022	$2,500	$2.45	14d	1	0.46mi
1255 Campbellton Rd SW Atlanta, GA	3.0	2.0	1305	$2,095	$1.61	24d	1	0.47mi
1586 Ocala Ave SW Atlanta, GA	1.0	1.0	1400	$600	$0.43	24d	1	0.59mi
966 Gaston St SW Atlanta, GA	3.0	2.5	1331	$2,250	$1.69	24d	1	0.68mi
1876 Sandtown Rd SW Atlanta, GA	3.0	2.0	1230	$2,500	$2.03	24d	1	0.71mi
1192 Arlington Ave SW Atlanta, GA	1.0	1.0	1236	$900	$0.73	17d	1	0.72mi
1681 Hadlock St SW Atlanta, GA	3.0	2.0	1170	$1,875	$1.60	5d	1	0.84mi
1448 Westboro Dr SW Atlanta, GA	3.0	2.0	1437	$2,300	$1.60	7d	1	0.89mi
1084 Cordova St SW Atlanta, GA	2.0	1.0	750	$1,295	$1.73	18d	1	0.90mi
1474 Beecher St SW Atlanta, GA	3.0	2.0	1332	$3,200	$2.40	24d	1	0.98mi
1180 Richland Rd SW Atlanta, GA	3.0	2.0	1082	$2,800	$2.59	24d	1	1.00mi
973 Lawton St SW Atlanta, GA	3.0	1.0	912	$1,575	$1.73	7d	1	1.01mi
1006 Bayrose Cir Atlanta, GA	2.0	2.5	1326	$2,650	$2.00	17d	1	1.02mi
2159 M L King Jr DR SW Atlanta, GA	1.0	1.0	1050	$800	$0.76	2d	1	1.05mi
1578 Linda Way SW Atlanta, GA	3.0	2.0	1343	$2,030	$1.51	13d	1	1.06mi
1402 Bayrose Cir East Point, GA	2.0	2.5	1404	$1,595	$1.14	24d	1	1.07mi
763 Cascade Ave SW Atlanta, GA	2.0	1.0	900	$1,249	$1.39	1d	5	1.08mi
1729 Evans Dr SW Unit B Atlanta, GA	2.0	1.5	1000	$1,500	$1.50	24d	1	1.09mi

Listing history 21 events

1. 2026-06-09
   days on market $149,900 Active 91 DOM
2. 2026-06-08
   days on market $149,900 Active 90 DOM
3. 2026-06-07
   days on market $149,900 Active 89 DOM
4. 2026-06-04
   days on market $149,900 Active 86 DOM
5. 2026-06-03
   days on market $149,900 Active 85 DOM
6. 2026-06-02
   days on market $149,900 Active 84 DOM
7. 2026-06-01
   days on market $149,900 Active 83 DOM
8. 2026-05-31
   days on market $149,900 Active 82 DOM
9. 2026-05-08
   status Active 221-char remark

   Show marketing remark (221 chars)

   Great location! This affordable home features 2 bedrooms and 1 bath all within close proximity to the places you want to be! It’s rare to see property at this price point. Perfect investor property or starter home.

10. 2026-05-05
    status Price Change 215-char remark

    Show marketing remark (221 chars)

    Great location! This affordable home features 2 bedrooms and 1 bath all within close proximity to the places you want to be! It’s rare to see property at this price point. Perfect investor property or starter home.

11. 2026-05-05
    status Active 221-char remark

    Show marketing remark (221 chars)

    Great location! This affordable home features 2 bedrooms and 1 bath all within close proximity to the places you want to be! It’s rare to see property at this price point. Perfect investor property or starter home.

12. 2026-05-05
    price $179,900 215-char remark

    Show marketing remark (221 chars)

    Great location! This affordable home features 2 bedrooms and 1 bath all within close proximity to the places you want to be! It’s rare to see property at this price point. Perfect investor property or starter home.

13. 2026-05-05
    price $179,900 221-char remark

    Show marketing remark (221 chars)

    Great location! This affordable home features 2 bedrooms and 1 bath all within close proximity to the places you want to be! It’s rare to see property at this price point. Perfect investor property or starter home.

14. 2026-04-20
    historical On Hold 215-char remark

    Show marketing remark (215 chars)

    Great location! This affordable home features 2 bedrooms and 1 bath all within close proximity to the places you want to be! It's rare to see property at this price point. Perfect investor property or starter home.

15. 2026-03-16
    status Active 221-char remark

    Show marketing remark (221 chars)

    Great location! This affordable home features 2 bedrooms and 1 bath all within close proximity to the places you want to be! It’s rare to see property at this price point. Perfect investor property or starter home.

16. 2026-02-17
    listed $195,000 Active 221-char remark

    Show marketing remark (215 chars)

    Great location! This affordable home features 2 bedrooms and 1 bath all within close proximity to the places you want to be! It's rare to see property at this price point. Perfect investor property or starter home.

17. 2026-02-17
    listed $195,000 New 215-char remark

    Show marketing remark (215 chars)

    Great location! This affordable home features 2 bedrooms and 1 bath all within close proximity to the places you want to be! It's rare to see property at this price point. Perfect investor property or starter home.

18. 1994-08-15
    soldstatus $36,000
19. 1994-04-15
    soldstatus $48,000
20. 1992-01-07
    soldstatus $65,000
21. 1991-11-15
    soldstatus $11,600

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$890/yr (+$74/mo · 182.2%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,510
• − Mortgage interest: −$8,397
• − Property taxes: −$489
• − Insurance: −$750
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$4,361
• Taxable income: $4,912
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $5,932/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

+1450.9% since first listed

13 events — show timeline

• 2026-05-08 Relisted — FMLS
• 2026-05-05 Relisted — GAMLS
• 2026-05-05 Relisted — FMLS
• 2026-05-05 Price Changed $179,900 GAMLS
• 2026-05-05 Price Changed $179,900 FMLS
• 2026-04-20 Delisted — GAMLS
• 2026-03-16 Relisted — FMLS
• 2026-02-17 Listed $195,000 GAMLS
• 2026-02-17 Listed $195,000 FMLS
• 1994-08-15 Sold (Public Records) $36,000 Public Records
• 1994-04-15 Sold (Public Records) $48,000 Public Records
• 1992-01-07 Sold (Public Records) $65,000 Public Records
• 1991-11-15 Sold (Public Records) $11,600 Public Records

Property tax history

+1.6%/yr

Latest (2025): $489 · -9.9% YoY. Source: county tax records.