225 NW Aaron St NW · Atlanta, GA 30314

$178,500

3 bd · 2.0 ba · 1,367 sqft · SingleFamily public records · 38 Days on market

Built 1954 9,452 sqft lot Est $268k · 33% under ↓ 33% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Want to build equity?? This is the home to do it. Create your signature with your cosmetic changes by using the FHA Streamline loan for up to $30,000. Minutes to downtown and the airport makes this the one to buy!! This is a 4 sided brick ranch that has great bones in a great neighborhood.

Key facts

• 9,452 sq ft lot
• 3 parking spots
• Built 1954

Property features AI

Finance

• HOA & community: Community has public transportation access, street lights, nearby shopping and schools

Exterior

• Parking: 3 total parking spaces; 1 carport space; Carport
• Utilities: Public water; Public sewer; Electricity (110 volts); Natural gas available; Electricity available; Sewer available; Water available
• Home design: One level; Fixer condition
• Construction: Stone construction; Composition roof; Slab foundation; Below-grade finished area present
• Exterior features: Back yard fencing; Patio

Interior

• Kitchen: Kitchen with stained cabinets and kitchen island; Gas oven, Gas range, Dishwasher, Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms (both on main level); Master bathroom has no special features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features; Open concept dining area; Crawl space basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $173k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: F. L. Stanton Elementary School (math 15% / reading 5%, grade F, #1,076 of 1,228 statewide, top 89%, 207 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 6% at this address vs 32% district-wide (-25 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 (+2.5%/yr); 293 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); lower-income renter base — watch delinquency; 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 38 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $120k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $173,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $267,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 NW Aaron St NW	0.00mi	2/2.0 (-1)	1,367 (0%)	1mo	$120,000	$88	94
2068 Verbena St NW	0.18mi	3/2.0	1,258 (-8%)	8mo	$238,900	$190	72
1824 Tiger Flowers Dr NW	0.49mi	3/2.0	1,400 (+2%)	4mo	$309,000	$221	70
169 Wadley St NW	0.42mi	4/2.5 (+1)	1,377 (+1%)	11mo	$335,000	$243	63
2280 Larchwood Rd SW	0.74mi	3/2.0	1,288 (-6%)	1mo	$225,000	$175	55
2191 Tiger Flowers Dr NW	0.70mi	3/2.0	1,286 (-6%)	8mo	$156,188	$121	50
2074 Morehouse Dr	0.57mi	3/2.0	1,559 (+14%)	0mo	$320,000	$205	50
41 Spring Ln NW	0.72mi	4/3.0 (+1)	1,400 (+2%)	7mo	$275,000	$196	48
115 Dahlia Ave NW	0.64mi	3/2.0	1,500 (+10%)	10mo	$378,000	$252	45
102 Dahlia Ave NW	0.66mi	3/2.0	1,200 (-12%)	6mo	$244,000	$203	44
56 Gardenia Dr NW	0.62mi	3/1.0	1,221 (-11%)	7mo	$110,000	$90	43
2084 Bethel Dr NW	0.67mi	4/2.0 (+1)	1,250 (-9%)	8mo	$197,400	$158	43

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-15,491
• Equity at exit: $26,615

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,478
• Equity at exit: $15,433

Cash invested: $49,980 (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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 293
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$936
• Tax from tax record: −$274 /mo · $3,291/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $224

Break-even live

Break-even rent $1,626

Max offer price $178,500

Occupancy floor 83%

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: $44,625
• Closing costs: $5,355
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	24d	1	0.22mi
0 W Lake Ave NW Atlanta, GA	3.0	2.5	1300	$1,900	$1.46	2d	1	0.39mi
2111 Martin Luther King Junior Dr NW Atlanta, GA	3.0	1.0	1470	$1,800	$1.22	24d	1	0.44mi
316 Henry Aaron Ave SW Atlanta, GA	3.0	2.0	1740	$1,580	$0.91	24d	1	0.54mi
2162 Larchwood Rd SW Atlanta, GA	4.0	2.0	1200	$2,550	$2.12	24d	1	0.58mi
176 Racine St SW Atlanta, GA	3.0	2.0	1423	$2,800	$1.97	24d	1	0.60mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	24d	1	0.60mi
324 Brooks Ave SW Unit A Atlanta, GA	2.0	1.0	1176	$1,000	$0.85	24d	1	0.60mi
324 Brooks Ave SW Unit B Atlanta, GA	2.0	1.0	1176	$1,050	$0.89	24d	1	0.60mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	14d	1	0.61mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	4d	1	0.61mi
1770 Springview Rd NW Atlanta, GA	3.0	2.0	1262	$2,000	$1.58	24d	1	0.62mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,654	$2.13	24d	1	0.64mi
364 Brooks Ave SW Atlanta, GA	3.0	2.0	1134	$1,495	$1.32	8d	1	0.66mi
308 Anderson Ave NW Unit A Atlanta, GA	4.0	3.0	1250	$2,200	$1.76	24d	1	0.73mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	0.75mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	24d	1	0.75mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	21d	1	0.75mi
198 Wellington St SW Atlanta, GA	3.0	2.5	1787	$2,700	$1.51	24d	1	0.78mi
66 Holly Rd NW Atlanta, GA	3.0	2.5	1632	$2,228	$1.37	2d	1	0.79mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	24d	1	0.79mi
1758 Emerald Ave SW Atlanta, GA	4.0	2.0	1873	$2,700	$1.44	11d	1	0.82mi
1649 Derry Ave SW Atlanta, GA	4.0	2.0	1825	$3,200	$1.75	24d	1	0.84mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	2d	19	0.93mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	24d	1	0.95mi
1619 Stokes Ave SW Atlanta, GA	3.0	2.0	1332	$2,400	$1.80	3d	1	1.00mi
390 W Lake Ave NW Unit A10 Atlanta, GA	3.0	1.5	1256	$1,275	$1.02	24d	1	1.02mi
390 W Lake Ave NW Apt A1 Atlanta, GA	3.0	1.5	1256	$1,299	$1.03	24d	1	1.02mi
390 W Lake Ave NW Unit B9 Atlanta, GA	2.0	1.5	1256	$1,275	$1.02	24d	1	1.02mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	24d	1	1.02mi
505 W Ontario Ave SW Atlanta, GA	3.0	2.0	1587	$2,800	$1.76	21d	1	1.02mi
29 Chappell Rd NW Atlanta, GA	3.0	2.0	1670	$1,953	$1.17	22d	1	1.03mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	24d	1	1.05mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	10d	1	1.09mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	14d	1	1.09mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	24d	1	1.11mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	24d	1	1.11mi
1448 Rome Dr NW Unit 1448 Atlanta, GA	3.0	2.5	1400	$2,300	$1.64	13d	1	1.13mi
1332 Akridge St NW Atlanta, GA	3.0	2.0	1400	$1,775	$1.27	24d	1	1.17mi
1437 Lucile Ave SW Unit 8 Atlanta, GA	2.0	1.0	1060	$1,800	$1.70	22d	1	1.17mi

Listing history 7 events

1. 2026-05-18
   soldstatus $120,000 Sold 294-char remark

   Show marketing remark (294 chars)

   Want to build equity?? This is the home to do it. Create your signature with your cosmetic changes by using the FHA Streamline loan for up to $30,000. Minutes to downtown and the airport makes this the one to buy!! This is a 4 sided brick ranch that has great bones in a great neighborhood.

2. 2026-05-05
   status Pending
3. 2026-05-01
   status Under Contract 294-char remark

   Show marketing remark (294 chars)

   Want to build equity?? This is the home to do it. Create your signature with your cosmetic changes by using the FHA Streamline loan for up to $30,000. Minutes to downtown and the airport makes this the one to buy!! This is a 4 sided brick ranch that has great bones in a great neighborhood.

4. 2026-05-01
   historical Active Under Contract

   Show marketing remark (294 chars)

   Want to build equity?? This is the home to do it. Create your signature with your cosmetic changes by using the FHA Streamline loan for up to $30,000. Minutes to downtown and the airport makes this the one to buy!! This is a 4 sided brick ranch that has great bones in a great neighborhood.

5. 2026-03-27
   listed $178,500 Active
6. 2026-03-26
   historical $178,500
7. 2026-03-18
   listed $178,500 New 294-char remark

   Show marketing remark (294 chars)

   Want to build equity?? This is the home to do it. Create your signature with your cosmetic changes by using the FHA Streamline loan for up to $30,000. Minutes to downtown and the airport makes this the one to buy!! This is a 4 sided brick ranch that has great bones in a great neighborhood.

ⓘ 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: $3,291 · $274/mo
• Projected year-2 tax: $3,291 · $274/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: $22,918
• − Mortgage interest: −$9,999
• − Property taxes: −$3,291
• − Insurance: −$892
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$5,193
• Taxable loss: −$124
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,719/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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 (76%)
• Race & ethnicity: Black 76% White 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% 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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

-32.8% since first listed

7 events — show timeline

• 2026-05-18 Sold (MLS) $120,000 GAMLS
• 2026-05-05 Pending — FMLS
• 2026-05-01 Pending — GAMLS
• 2026-05-01 Contingent — FMLS
• 2026-03-27 Listed $178,500 FMLS
• 2026-03-26 Coming Soon $178,500 FMLS
• 2026-03-18 Listed $178,500 GAMLS

Property tax history

+14.4%/yr

Latest (2025): $3,291 · -0.1% YoY. Source: county tax records.