758 Saint Charles Ave NE · Atlanta, GA 30306

$1,050,000

36 bd · 36.0 ba · 2,825 sqft · MultiFamily public records · 301 Days on market

Built 1953 9,496 sqft lot Est $1523k · 31% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.5/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing all inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% current occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer. Please do not disturb tenants.

Key facts

• Replaced water line
• Replaced sewer main
• Prime location

Tags

• PRIME LOCATION
• 4 SIDED BRICK BUILDING
• WASHER DRYER IN UNIT
• REPLACED WATER LINE
• REPLACED SEWER MAIN
• ROOF LESS THAN 10 YEARS OLD

🏷️ Possibly a rental listed for sale. The $1,050,000 price doesn't fit this home's estimated sale value (~$1,523,365) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1-bath units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive. Per door: $86/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $998k (4.9% below list).
• Recommended offer: $924k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 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 fast (+7.4%/yr); 187 active listings in the ZIP; high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $9,984/mo this rent would consume 97% of the median local household income ($123k/yr) (locally 1037% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $32k 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 301 days — a 12% lower offer ($924k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $520k; list at $1.05M implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $924,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (median comp): $1,523,365
• List price: $1,050,000
• Delta: -31.07%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.4% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.69×
• Total profit: $-91,075
• Equity at exit: $156,558

10-year hold

• IRR: 6.5%
• Equity multiple: 1.58×
• Total profit: $171,134
• Equity at exit: $90,785

Cash invested: $294,000 (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 30306

• Rents YoY: 7.4%
• Active inventory: 187
• Price-to-rent: 52.6×

Monthly cashflow live

• Estimated rent: $9,984 high
• Mortgage (P&I): −$5,506
• Tax from tax record: −$1,430 /mo · $17,164/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,097
• Net cashflow: $513

Break-even live

Break-even rent $9,334

Max offer price $1,050,000

Occupancy floor 90%

Sensitivity live

Price	-10% $1,108	-5% $810	+0% $513	+5% $216	+10% $-81
Rent	-10% $-275	-5% $119	+0% $513	+5% $908	+10% $1,302
Rate	-1.0pp $1,042	-0.5pp $780	base $513	+0.5pp $241	+1.0pp $-36

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$9,984
Total (6 units)			$9,984

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-31
   days on market $1,050,000 Active 301 DOM
2. 2026-01-17
   status Back On Market 948-char remark

   Show marketing remark (948 chars)

   Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing all inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% current occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer. Please do not disturb tenants.

3. 2026-01-16
   status Active 906-char remark

   Show marketing remark (906 chars)

   Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex, steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer.

4. 2025-12-02
   status Pending 906-char remark

   Show marketing remark (906 chars)

   Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex, steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer.

5. 2025-12-01
   historical Active Under Contract 906-char remark

   Show marketing remark (906 chars)

   Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex, steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer.

6. 2025-11-25
   status Pending 906-char remark

   Show marketing remark (906 chars)

   Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex, steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer.

7. 2025-11-11
   status Under Contract 948-char remark

   Show marketing remark (906 chars)

   Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex, steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer.

8. 2025-11-11
   historical Active Under Contract 906-char remark

   Show marketing remark (906 chars)

   Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex, steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer.

9. 2025-08-18
   status Active 906-char remark

   Show marketing remark (906 chars)

   Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex, steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer.

10. 2025-08-18
    status Pending 906-char remark

    Show marketing remark (906 chars)

    Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex, steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer.

11. 2025-06-11
    listed $1,050,000 New 948-char remark

    Show marketing remark (906 chars)

    Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex, steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer.

12. 2025-06-11
    listed $1,050,000 Active 906-char remark

    Show marketing remark (906 chars)

    Turn-Key 6-Unit in Prime VA Highland | $17K in Recent Upgrades Rare opportunity to own a fully occupied, 4-sided brick 6-plex, steps from the Beltline and Ponce City Market. This is a true "buy and hold" asset: the seller just invested $17K addressing inspection items to ensure the property is in excellent condition for the next owner. The Numbers: $7,140 current monthly gross, with a clear path to $7,240 upon upcoming renewals. Low Overhead: Units are separately metered for gas/electric (tenant paid). Tenants pay a flat water fee. Infrastructure: Recently replaced water/sewer mains. Each unit features its own washer/dryer and electric HVAC. Stability: 100% occupancy with a history of reliable, on-time payments; half of the tenants have been there for 3-6 years. Note: 35% min down for DSCR. No seller/creative financing. Showings granted during due diligence with accepted offer.

13. 2017-05-22
    soldstatus $520,000
14. 2000-02-02
    soldstatus $350,000
15. 1996-09-20
    soldstatus $163,500
16. 1981-04-21
    soldstatus $97,500

ⓘ 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: $17,164 · $1,430/mo
• Projected year-2 tax: $17,164 · $1,430/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 6/10 Major 7 d/yr ≥104°F today · 18 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: $119,808
• − Mortgage interest: −$58,816
• − Property taxes: −$17,164
• − Insurance: −$5,250
• − Repairs & maintenance: −$9,585
• − Management: −$9,585
• − Depreciation: −$30,545
• Taxable loss: −$11,137
• Est. tax savings @ 24.0%: +$2,673
• After-tax cash flow: $8,832/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): 24,236
• Household income: $123,077
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1037.0

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 White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 8% Asian 7% Two or more races 7% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 4% Scotch-Irish 4%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Spanish 6% Chinese 2% Other Indo-European 2%

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: ▼ -754.85%
• Current HPI: 291.9526
• Rent YoY: ▲ 7.40%
• 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

+976.9% since first listed

15 events — show timeline

• 2026-01-17 Relisted — GAMLS
• 2026-01-16 Relisted — FMLS
• 2025-12-02 Pending — FMLS
• 2025-12-01 Contingent — FMLS
• 2025-11-25 Pending — FMLS
• 2025-11-11 Pending — GAMLS
• 2025-11-11 Contingent — FMLS
• 2025-08-18 Relisted — FMLS
• 2025-08-18 Pending — FMLS
• 2025-06-11 Listed $1,050,000 FMLS
• 2025-06-11 Listed $1,050,000 GAMLS
• 2017-05-22 Sold (Public Records) $520,000 Public Records
• 2000-02-02 Sold (Public Records) $350,000 Public Records
• 1996-09-20 Sold (Public Records) $163,500 Public Records
• 1981-04-21 Sold (Public Records) $97,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $17,164 · +86.3% YoY. Source: county tax records.