645 Schuyler Ave SE · Atlanta, GA 30312

$309,750

3 bd · 1.5 ba · 1,068 sqft · SingleFamily public records · 110 Days on market

Built 1925 7,875 sqft lot $290/sqft · 37% below area Est $488k · 37% under

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Why this score? — see what drove the D 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 +9.4/30.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Teardown on Level Lot with great Opportunity to build Intown Primary Residence or Income Producing Property! Located within walking distance to the Southside BeltLine Trail, Grant Park, Chosewood Park, Benteen Park and the vibrant East Atlanta area. Minutes from new shopping and restaurants along the Memorial Drive Corridor. This property is a strong value play surrounded by ongoing new development and new $1M+ Custom Homes. Survey in FMLS Docs and Showingtime. We have a Full Set of Architectural Plans for a Single Family Modern Home prepared by Reuden Group that we are happy to include with the sale.

Key facts

• 7,875 sq ft lot
• 2 parking spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (18.3% below list).
• Recommended offer: $253k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 (+2.8%/yr); 237 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 37% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $9k 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 110 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $260k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $253,146 (18.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 10.2

CMA / ARV

• ARV (median comp): $488,463
• List price: $309,750
• Delta: -36.59%
• 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
644 Mead St SE	0.20mi	2/2.0 (-1)	1,100 (+3%)	4mo	$665,000	$605	76
658 Schuyler Ave SE	0.03mi	2/1.0 (-1)	1,136 (+6%)	7mo	$282,000	$248	75
740 Custer Ave SE	0.55mi	3/2.0	1,091 (+2%)	4mo	$365,000	$335	66
681 Home Ave SE	0.31mi	3/2.0	1,192 (+12%)	5mo	$599,500	$503	60
841 Teton Ave SE	0.33mi	2/1.0 (-1)	947 (-11%)	4mo	$430,000	$454	56
835 Teton Ave SE	0.32mi	2/1.0 (-1)	1,196 (+12%)	4mo	$385,000	$322	54
763 Ormewood Ave SE	0.65mi	2/1.0 (-1)	1,005 (-6%)	1mo	$425,000	$423	52
1058 Grant Ter SE	0.73mi	3/2.0	1,148 (+8%)	4mo	$309,500	$270	49
1078 Grant Ter SE	0.73mi	4/2.0 (+1)	1,148 (+8%)	5mo	$303,500	$264	42
956 Delaware Ave SE	0.74mi	2/2.0 (-1)	951 (-11%)	1mo	$420,000	$442	39
824 Delmar Ct SE	0.69mi	3/1.0	912 (-15%)	7mo	$285,000	$313	35
1227 Hill St	0.73mi	3/2.0	1,210 (+13%)	8mo	$475,000	$393	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 · 2.84% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-64,546
• Equity at exit: $46,185

10-year hold

• IRR: -15.5%
• Equity multiple: 0.13×
• Total profit: $-75,587
• Equity at exit: $26,782

Cash invested: $86,730 (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 30312

• Rents YoY: 2.8%
• Active inventory: 237
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,531 high
• Mortgage (P&I): −$1,624
• Tax from tax record: −$467 /mo · $5,601/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-220

Break-even live

Break-even rent $2,810

Max offer price $270,825

Occupancy floor —

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: $77,438
• Closing costs: $9,292
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
680 Hamilton Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	929	$2,445	$2.63	2d	15	0.15mi
1099 Boulevard SE Atlanta, GA	2.0	1.0–2.0	928	$2,294	$2.47	1d	30	0.16mi
1015 Boulevard SE Atlanta, GA	2.0	1.0–2.0	933	$2,632	$2.82	1d	17	0.18mi
655 Mead St SE #67 Atlanta, GA	2.0	2.0	1500	$2,295	$1.53	24d	1	0.27mi
1104 Avondale Ave SE Atlanta, GA	1.0–3.0	1.0–2.0	1152	$3,715	$3.22	3d	204	0.33mi
547 Atlanta Ave SE Atlanta, GA	2.0	1.0	1000	$1,850	$1.85	24d	1	0.37mi
1267 Zucchini Cir SE Atlanta, GA	3.0	3.0	1500	$3,800	$2.53	24d	1	0.41mi
1267 Zucchini Cir SE Atlanta, GA	3.0	3.0	1500	$3,300	$2.20	7d	1	0.41mi
430 Englewood Ave SE Atlanta, GA	3.0	1.0–2.0	938	$3,605	$3.84	1d	28	0.44mi
1051 Villa Ct SE Atlanta, GA	1.0–2.0	1.0	760	$1,495	$1.97	24d	3	0.48mi
1394 Cozy Cir SE Atlanta, GA	3.0	3.0	1500	$2,850	$1.90	14d	1	0.49mi
672 Cassanova St SE Unit B Atlanta, GA	2.0	1.5	1245	$2,300	$1.85	18d	1	0.61mi
1000 Hill St SE Unit A Atlanta, GA	2.0	1.0	1500	$2,323	$1.55	7d	1	0.67mi
979 Hill St SE Atlanta, GA	3.0	2.0	1380	$3,000	$2.17	22d	1	0.71mi
795 Grant St SE Atlanta, GA	3.0	2.0	1474	$5,200	$3.53	2d	1	0.77mi
222 Tuskegee St SE Atlanta, GA	2.0–3.0	1.0–2.0	1202	$1,525	$1.27	24d	6	0.82mi
402 McDonough Blvd SE Atlanta, GA	3.0	3.5	1270	$2,350	$1.85	24d	1	0.82mi
980 Woodland Ave SE Atlanta, GA	3.0	2.0	1137	$2,150	$1.89	22d	1	0.88mi
841 Killian St SE Atlanta, GA	1.0–3.0	1.0–2.0	1242	$3,548	$2.86	2d	6	0.94mi
207 South Ave SE Atlanta, GA	2.0	1.0	750	$1,977	$2.64	24d	1	0.95mi
940 Martin St SE Atlanta, GA	3.0	3.0	1364	$2,495	$1.83	24d	1	0.96mi
45 Boynton Ave SE Atlanta, GA	2.0–4.0	2.5–4.0	1452	$2,918	$2.01	1d	15	0.97mi
967 Martin St SE Atlanta, GA	3.0	2.0	1162	$1,950	$1.68	24d	1	0.97mi
356 Georgia Ave SE Atlanta, GA	4.0	2.0	1472	$3,195	$2.17	16d	1	0.97mi
752 McDonough Blvd SE Atlanta, GA	3.0	2.0	1120	$1,895	$1.69	24d	1	1.00mi
1940 Fisher Rd SE Atlanta, GA	2.0	1.0	760	$1,300	$1.71	24d	1	1.05mi
523 SE BLVD Unit B Atlanta, GA	2.0	2.0	1275	$2,500	$1.96	22d	1	1.05mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	1d	29	1.06mi
141 McDonough Blvd SE Atlanta, GA	3.0	2.0	1242	$2,250	$1.81	24d	1	1.08mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	1.09mi
1054 Atlanta, GA	3.0–4.0	2.0	1295	$1,974	$1.52	20d	2	1.09mi
915 Glenwood Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	1119	$2,771	$2.48	1d	16	1.11mi
1496 Woodland Ave SE Atlanta, GA	3.0	3.5	1144	$2,600	$2.27	2d	1	1.13mi
860 Glenwood Ave SE Atlanta, GA	2.0	1.0–2.0	863	$2,320	$2.69	1d	20	1.13mi
730 Glenwood Ave SE Atlanta, GA	1.0–2.0	1.0–2.5	1032	$3,399	$3.29	1d	16	1.15mi
600 Warwick St SE Atlanta, GA	3.0	2.0	1100	$2,495	$2.27	24d	1	1.17mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	24d	1	1.18mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	7d	6	1.19mi
117 Thayer Ave SE Atlanta, GA	3.0	1.0	1241	$1,666	$1.34	14d	1	1.19mi
880 Glenwood Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,925	$2.04	1d	12	1.19mi

Listing history 22 events

1. 2026-06-15
   days on market $309,750 Active 110 DOM
2. 2026-06-13
   days on market $309,750 Active 108 DOM
3. 2026-06-13
   days on market $309,750 Active 107 DOM
4. 2026-06-09
   days on market $309,750 Active 104 DOM
5. 2026-06-08
   days on market $309,750 Active 103 DOM
6. 2026-06-07
   days on market $309,750 Active 102 DOM
7. 2026-06-04
   days on market $309,750 Active 99 DOM
8. 2026-06-03
   days on market $309,750 Active 98 DOM
9. 2026-06-02
   days on market $309,750 Active 97 DOM
10. 2026-06-01
    days on market $309,750 Active 96 DOM
11. 2026-05-31
    days on market $309,750 Active 95 DOM
12. 2026-04-17
    historical
13. 2026-04-13
    price $309,750 611-char remark

    Show marketing remark (611 chars)

    Teardown on Level Lot with great Opportunity to build Intown Primary Residence or Income Producing Property! Located within walking distance to the Southside BeltLine Trail, Grant Park, Chosewood Park, Benteen Park and the vibrant East Atlanta area. Minutes from new shopping and restaurants along the Memorial Drive Corridor. This property is a strong value play surrounded by ongoing new development and new $1M+ Custom Homes. Survey in FMLS Docs and Showingtime. We have a Full Set of Architectural Plans for a Single Family Modern Home prepared by Reuden Group that we are happy to include with the sale.

14. 2026-02-25
    listed $309,900 New

    Show marketing remark (611 chars)

    Teardown on Level Lot with great Opportunity to build Intown Primary Residence or Income Producing Property! Located within walking distance to the Southside BeltLine Trail, Grant Park, Chosewood Park, Benteen Park and the vibrant East Atlanta area. Minutes from new shopping and restaurants along the Memorial Drive Corridor. This property is a strong value play surrounded by ongoing new development and new $1M+ Custom Homes. Survey in FMLS Docs and Showingtime. We have a Full Set of Architectural Plans for a Single Family Modern Home prepared by Reuden Group that we are happy to include with the sale.

15. 2026-02-25
    listed $309,900 Active 611-char remark

    Show marketing remark (611 chars)

    Teardown on Level Lot with great Opportunity to build Intown Primary Residence or Income Producing Property! Located within walking distance to the Southside BeltLine Trail, Grant Park, Chosewood Park, Benteen Park and the vibrant East Atlanta area. Minutes from new shopping and restaurants along the Memorial Drive Corridor. This property is a strong value play surrounded by ongoing new development and new $1M+ Custom Homes. Survey in FMLS Docs and Showingtime. We have a Full Set of Architectural Plans for a Single Family Modern Home prepared by Reuden Group that we are happy to include with the sale.

16. 2022-02-11
    soldstatus $260,000
17. 2022-01-23
    price $2,260
18. 2022-01-18
    historical
19. 2021-09-16
    listed $315,000 New
20. 1987-06-29
    soldstatus $29,900
21. 1987-03-01
    soldstatus $35,000
22. 1987-03-01
    soldstatus $35,000

ⓘ 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: $5,601 · $467/mo
• Projected year-2 tax: $5,601 · $467/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 ≥105°F today · 18 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: $30,378
• − Mortgage interest: −$17,351
• − Property taxes: −$5,601
• − Insurance: −$1,549
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$9,011
• Taxable loss: −$7,995
• Est. tax savings @ 24.0%: +$1,919
• After-tax cash flow: $-725/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): 26,942
• Household income: $82,779
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2010.0

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 0.62)
• Race & ethnicity: Black 46% White 41% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -507.19%
• Current HPI: 240.8692
• Rent YoY: ▲ 2.84%
• 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

+785.0% since first listed

11 events — show timeline

• 2026-04-17 Listing Removed — GAMLS
• 2026-04-13 Price Changed $309,750 FMLS
• 2026-02-25 Listed $309,900 FMLS
• 2026-02-25 Listed $309,900 GAMLS
• 2022-02-11 Sold (Public Records) $260,000 Public Records
• 2022-01-23 Price Changed $2,260 RENT.
• 2022-01-18 Listing Removed — GAMLS
• 2021-09-16 Listed $315,000 GAMLS
• 1987-06-29 Sold (Public Records) $29,900 Public Records
• 1987-03-01 Sold (Public Records) $35,000 Public Records
• 1987-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $5,601 · -3.2% YoY. Source: county tax records.