16 Grove Park Pl · Atlanta, GA 30318

$149,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 7 Days on market

Built 1950 7,405 sqft lot Est $154k · at est. ↓ 34% since listing

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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 +20.6/30.0
• ARV discount +8.9/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• 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

Calling all investors, renovators, and buyers with vision! 16 Grove Park Place is a true fixer-upper being sold strictly AS-IS, but the opportunity is real. This property needs a full renovation, giving the next owner a clean canvas to bring it back to life. Located in Atlanta's growing Grove Park community, this hidden jewel sits near Westside Park/Shirley Clarke Franklin Park, Proctor Creek Greenway, Bankhead MARTA access, the Atlanta BeltLine Westside connections, downtown Atlanta, Mercedes-Benz Stadium, and major Westside redevelopment. Whether you're looking for your next project, rental, flip, or long-term hold, this one has potential written all over it. Seller is motivated. Bring your contractor, bring your vision, and make this Grove Park opportunity shine again!

Key facts

• Grove park community
• Westside park
• 7,405 sq ft lot

Tags

• GROVE PARK COMMUNITY
• WESTSIDE PARK
• PROCTOR CREEK GREENWAY
• BANKHEAD MARTA ACCESS
• MERCEDES-BENZ STADIUM

Property features AI

Finance

• Other: Property contains finished and unfinished areas (above grade and below grade finished areas reported)
• Financial info: No financial details provided
• HOA & community: Community features include park, street lights, near Beltline, near trails/greenway, near schools, near public transport

Exterior

• Parking: Driveway with space for 3 vehicles; Open parking available
• Security: No security features listed
• Utilities: Public water; Public sewer; 220-volt electric service; Electricity, natural gas, phone, sewer and water available
• Home design: One and one-half story; Basement level present; Fixer condition
• Construction: Vinyl siding; Shingle roof; Block and slab foundation; Other structures present
• Exterior features: Back yard fencing; Other exterior features; Asphalt road frontage on a city street; Community amenities nearby: park, street lights, near Beltline, near trails/greenway, near schools, near public transport

Interior

• Kitchen: No kitchen features listed
• Bedrooms: 2 main-level bedrooms; No special bedroom features listed
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating or cooling details listed
• Interior features: One fireplace; Interior entry basement (unfinished); Common walls: no one above or below; Other interior features
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 7.9% 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: Woodson Park Academy School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 863 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 2% at this address vs 32% district-wide (-29 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 (+3.3%/yr); 732 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1950 — 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: 1.08% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $153,872
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 N Evelyn NW	0.44mi	3/1.0 (+1)	840 (-11%)	11mo	$230,000	$274	47
1650 North Ave NW	0.63mi	2/1.0	1,076 (+14%)	1mo	$125,000	$116	46
856 Margaret Pl NW	0.70mi	3/2.0 (+1)	888 (-6%)	3mo	$145,000	$163	46
395 W Lake Ave NW	0.73mi	2/2.0	1,000 (+6%)	12mo	$298,900	$299	42
1000 Margaret Pl	0.68mi	3/2.0 (+1)	1,008 (+7%)	14mo	$282,500	$280	36
502 S Evelyn Pl NW	0.69mi	2/1.0	808 (-14%)	11mo	$115,500	$143	35
1314 North Ave	0.74mi	3/2.0 (+1)	1,041 (+10%)	14mo	$109,000	$105	28

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-11,014
• Equity at exit: $22,216

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $8,667
• Equity at exit: $12,883

Cash invested: $41,720 (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: 732
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$781
• Tax from tax record: −$234 /mo · $2,805/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $199

Break-even live

Break-even rent $1,364

Max offer price $149,000

Occupancy floor 83%

Sensitivity live

Price	-10% $283	-5% $241	+0% $199	+5% $156	+10% $114
Rent	-10% $71	-5% $135	+0% $199	+5% $262	+10% $326
Rate	-1.0pp $274	-0.5pp $237	base $199	+0.5pp $160	+1.0pp $121

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,344	$1.13	5d	9	0.48mi
788 W Marietta St NW Atlanta, GA	1.0	1.0	685	$1,800	$2.63	25d	2	0.68mi
427 Holly St NW Atlanta, GA	2.0	2.0	900	$2,100	$2.33	25d	1	0.71mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	25d	1	0.75mi
399 Holly St NW Unit 6 Atlanta, GA	2.0	1.0	775	$1,500	$1.94	19d	1	0.76mi
371 Lanier St NW #1 Atlanta, GA	2.0	1.0	700	$1,250	$1.79	8d	1	0.81mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	6d	1	0.88mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	25d	1	0.89mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	25d	1	0.93mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	25d	1	0.96mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	25d	1	1.02mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	25d	1	1.09mi
340 Dixie Hills Cir NW Unit A1 Atlanta, GA	1.0	1.0	695	$899	$1.29	25d	1	1.09mi
215 W Lake Dr NW Atlanta, GA	1.0	1.0	650	$1,075	$1.65	8d	1	1.12mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	25d	1	1.13mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	21d	1	1.13mi
1441 Andrews St NW Unit 2 Atlanta, GA	1.0	1.0	950	$795	$0.84	8d	1	1.15mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	25d	1	1.19mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	1.19mi
900 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0–2.0	911	$2,276	$2.50	2d	21	1.20mi
1040 Huff Rd NW Atlanta, GA	2.0	1.0–2.0	904	$1,950	$2.16	2d	16	1.21mi
590 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0	980	$1,100	$1.12	25d	1	1.24mi
564 Joseph E. Lowery Blvd NW Unit 3 Atlanta, GA	2.0	1.0	980	$1,100	$1.12	25d	1	1.25mi
564 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0	980	$1,100	$1.12	25d	1	1.25mi
820 W Marietta St NW Atlanta, GA	1.0–2.0	1.0–2.0	900	$2,460	$2.73	2d	27	1.27mi
245 Stafford St NW Unit A Atlanta, GA	2.0	1.0	784	$1,300	$1.66	25d	1	1.30mi
1294 Longreen Ter NW #2 Atlanta, GA	2.0	2.0	950	$2,500	$2.63	17d	1	1.30mi
882 Fox St NW Atlanta, GA	2.0	1.0	980	$1,350	$1.38	25d	1	1.30mi
1330 Fairmont Ave NW Atlanta, GA	2.0	1.0–2.0	904	$2,403	$2.66	2d	34	1.31mi
1293 Longreen Ter NW #4 Atlanta, GA	2.0	2.0	1025	$2,700	$2.63	21d	1	1.31mi
865 Fox St NW Atlanta, GA	2.0	1.0	980	$1,200	$1.22	25d	1	1.32mi
1200 Foster St NW Atlanta, GA	1.0	1.0	915	$1,995	$2.18	25d	1	1.34mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	1.40mi
605 Paines Ave NW Unit B3 Atlanta, GA	2.0	1.0	670	$1,099	$1.64	21d	1	1.43mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$775	$0.69	25d	1	1.44mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$970	$0.87	8d	1	1.44mi
903 Huff Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	955	$2,548	$2.67	2d	15	1.45mi
555 Paines Ave NW Unit 3 Atlanta, GA	1.0	1.0	1000	$1,400	$1.40	25d	1	1.45mi
555 Paines Ave NW Atlanta, GA	1.0	1.0	1000	$1,150	$1.15	8d	1	1.45mi
800 W Marietta St NW Atlanta, GA	2.0–4.0	2.0–4.0	1180	$789	$0.67	15d	21	1.46mi

Listing history 6 events

1. 2026-06-21
   days on market $149,000 Active 7 DOM
2. 2026-06-18
   days on market $149,000 Active 4 DOM
3. 2026-06-17
   days on market $149,000 Active 3 DOM
4. 2026-06-16
   days on market $149,000 Active 2 DOM
5. 2026-06-15
   remarks 687-char remark
6. 2026-06-15
   listed $149,000 Active 1 DOM

ⓘ 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: $2,805 · $234/mo
• Projected year-2 tax: $2,805 · $234/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,380
• − Mortgage interest: −$8,346
• − Property taxes: −$2,805
• − Insurance: −$745
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$4,335
• Taxable income: $49
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $2,372/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

-33.8% since first listed

13 events — show timeline

• 2026-06-11 Listed $149,000 GAMLS
• 2026-06-11 Listed $149,000 FMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-23 Price Changed $145,000 GAMLS
• 2025-08-18 Listed $150,000 GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-05-19 Price Changed $199,999 GAMLS
• 2025-05-19 Price Changed $199,999 FMLS
• 2025-05-02 Price Changed $200,000 GAMLS
• 2025-05-02 Price Changed $200,000 FMLS
• 2025-04-02 Listed $225,000 FMLS
• 2025-04-02 Listed $225,000 GAMLS

Property tax history

+33.8%/yr

Latest (2025): $2,805 · -0.3% YoY. Source: county tax records.