568 Mcwilliams Rd SE · Atlanta, GA 30315

$152,500

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 71 Days on market

Built 1954 10,759 sqft lot Est $188k · 19% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.7/10.0
• 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

Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

Key facts

• Updated ranch
• Large backyard
• Lvp flooring

Tags

• UPDATED RANCH
• LVP FLOORING
• GRANITE COUNTERTOPS
• REAR DECK
• LARGE BACKYARD
• BROWNS MILL GOLF COURSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $143k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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: John Wesley Dobbs Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 354 students, 100% FRL); Crawford Long Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 705 students, 100% FRL); South Atlanta High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 928 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 5% at this address vs 32% district-wide (-27 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 (+3.2%/yr); 378 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $1,940/mo this rent would consume 46% of the median local household income ($51k/yr) (locally 2962% 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 $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 71 days — a 6% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 3y ago; this cycle's ask has dropped $22k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1954 — 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 $143,350 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $187,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2286 Carey Dr SE	0.19mi	3/1.0	1,048 (-3%)	1mo	$102,500	$98	86
2239 Carey Dr SE	0.27mi	3/1.0	1,110 (+3%)	4mo	$145,000	$131	79
445 Carey Dr SE	0.40mi	3/2.0	1,064 (-2%)	0mo	$234,000	$220	74
2203 Jernigan Dr SE	0.38mi	3/1.0	1,114 (+3%)	4mo	$177,000	$159	74
847 Midway St SE	0.47mi	3/1.0	1,014 (-6%)	8mo	$110,000	$108	61
287 Banberry Dr	0.58mi	3/2.0	1,025 (-5%)	0mo	$225,000	$220	60
305 Banberry Dr SE	0.55mi	3/1.0	1,000 (-7%)	3mo	$135,000	$135	60
938 Rebel Forest Dr SE	0.65mi	3/1.0	1,000 (-7%)	4mo	$185,000	$185	54
245 Bromack Dr SE	0.67mi	3/2.0	1,100 (+2%)	10mo	$170,000	$155	54
233 Banberry Dr SE	0.70mi	3/2.0	1,025 (-5%)	5mo	$185,000	$180	51
2294 Forrest Park Rd SE	0.62mi	3/2.0	1,008 (-7%)	9mo	$175,000	$174	48
926 Natham Dr	0.63mi	3/2.0	1,230 (+14%)	9mo	$280,000	$228	36

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,878
• Equity at exit: $22,738

10-year hold

• IRR: 8.8%
• Equity multiple: 1.69×
• Total profit: $29,345
• Equity at exit: $13,185

Cash invested: $42,700 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$800
• Tax from tax record: −$320 /mo · $3,839/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $350

Break-even live

Break-even rent $1,498

Max offer price $152,500

Occupancy floor 77%

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
585 McWilliams Rd SE #104 Atlanta, GA	2.0	3.0	1500	$2,078	$1.39	20d	1	0.05mi
871 Hargis St SE Atlanta, GA	2.0	2.0	1040	$1,800	$1.73	24d	1	0.53mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	15d	1	0.55mi
1037 Rebel Forest Dr SE Atlanta, GA	3.0	2.0	1075	$1,750	$1.63	24d	1	0.73mi
445 Cleveland Ave SE Atlanta, GA	2.0–3.0	1.0–2.0	1014	$1,591	$1.57	2d	13	0.75mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	24d	1	0.76mi
2694 Fairlane Dr SE Atlanta, GA	4.0	2.0	1372	$2,800	$2.04	24d	1	0.79mi
76 Schell Rd SE Atlanta, GA	3.0	1.0	1080	$1,623	$1.50	24d	1	0.80mi
1317 Redford Dr SE Atlanta, GA	3.0	2.0	1137	$2,100	$1.85	24d	1	0.89mi
136 Hillsdale Dr SE Atlanta, GA	3.0	2.0	1075	$1,995	$1.86	24d	1	0.93mi
340 Adelle St SE Atlanta, GA	3.0	1.0	1122	$1,500	$1.34	3d	1	0.94mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	24d	1	0.96mi
2332 Baywood Dr SE Atlanta, GA	3.0	2.0	1100	$1,400	$1.27	18d	1	0.99mi
976 McKay Dr SE Atlanta, GA	3.0	1.0	1200	$1,695	$1.41	3d	1	1.00mi
1144 Regis Rd SE Atlanta, GA	3.0	1.0	1430	$1,725	$1.21	24d	1	1.08mi
1979 Turner Rd SE Atlanta, GA	3.0	1.0	808	$1,595	$1.97	11d	1	1.12mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,803	$1.66	22d	1	1.19mi
500 Hutchens Rd SE Atlanta, GA	4.0	2.0	1248	$2,400	$1.92	17d	1	1.19mi
1770 Richmond Cir SE Unit 1000E Atlanta, GA	2.0	2.0	1200	$1,365	$1.14	24d	1	1.20mi
1770 Richmond Cir SE Unit 500F Atlanta, GA	2.0	2.0	1200	$1,750	$1.46	24d	1	1.20mi
2145 Macon Dr SW Atlanta, GA	3.0	1.0	1059	$1,450	$1.37	24d	1	1.24mi
633 Sandys Ln SE Atlanta, GA	3.0	2.0	1314	$1,950	$1.48	5d	1	1.27mi
1754 Richmond Cir SE Atlanta, GA	2.0	2.0	1200	$1,750	$1.46	8d	2	1.29mi
73 Polar Rock Rd SW Atlanta, GA	3.0	1.0	1098	$1,850	$1.68	10d	1	1.31mi
837 Forrest Cir SE Atlanta, GA	3.0	2.0	1500	$1,845	$1.23	24d	1	1.35mi
2268 Polar Rock Pl SW Atlanta, GA	3.0	1.0	925	$1,575	$1.70	24d	1	1.40mi
2197 Polar Rock Pl SW Atlanta, GA	3.0	2.5	1000	$2,700	$2.70	21d	1	1.42mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	19d	1	1.47mi
2786 Old Hapeville Rd SW Atlanta, GA	2.0	1.5	1050	$1,150	$1.10	24d	1	1.47mi
167 Alyson Ct SE Atlanta, GA	4.0	2.0	1344	$1,825	$1.36	24d	1	1.49mi
2745 Old Hapeville Rd SW Atlanta, GA	2.0–3.0	2.0	1007	$1,375	$1.36	15d	1	1.50mi

Listing history 50 events

1. 2026-04-03
   status Under Contract 738-char remark

   Show marketing remark (738 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

2. 2026-04-03
   status Pending

   Show marketing remark (738 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

3. 2026-03-20
   price $152,500 738-char remark

   Show marketing remark (738 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

4. 2026-03-20
   price $152,500

   Show marketing remark (738 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

5. 2026-03-09
   soldstatus $410,000
6. 2026-02-27
   price $159,900 738-char remark

   Show marketing remark (738 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

7. 2026-02-27
   price $159,900

   Show marketing remark (738 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

8. 2026-02-05
   price $167,500 738-char remark

   Show marketing remark (738 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

9. 2026-02-05
   price $167,500

   Show marketing remark (738 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

10. 2026-01-22
    listed $175,000 New 738-char remark

    Show marketing remark (738 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

11. 2026-01-22
    listed $175,000 Active

    Show marketing remark (738 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bath ranch nestled in the heart of Atlanta! This move-in-ready home features stylish LVP flooring and fresh paint throughout, creating a bright and modern feel. The roof is less than 3 years old!! The kitchen boasts crisp white cabinets and sleek granite countertops. Step outside to a spacious rear deck and large backyard perfect for entertaining guests or enjoying peaceful evenings outdoors. Located just minutes from the iconic Mercedes-Benz Stadium, a vibrant mix of restaurants and shopping destinations, and the scenic Browns Mill Golf Course, this home offers both comfort and convenience. Don't miss this opportunity to own a gem in one of Atlanta's most connected neighborhoods!

12. 2025-12-19
    historical
13. 2025-12-18
    historical
14. 2025-12-06
    price $175,000
15. 2025-12-06
    price $175,000
16. 2025-11-14
    price $179,900
17. 2025-11-14
    price $179,900
18. 2025-10-24
    price $184,900
19. 2025-10-24
    price $184,900
20. 2025-09-04
    price $195,000
21. 2025-09-04
    price $195,000
22. 2025-08-12
    listed $197,500 New
23. 2025-08-12
    listed $197,500 Active
24. 2025-08-05
    historical
25. 2025-08-04
    historical
26. 2025-08-01
    price $197,500
27. 2025-08-01
    price $197,500
28. 2025-07-10
    price $199,900
29. 2025-07-10
    price $199,900
30. 2025-06-20
    price $209,900
31. 2025-06-20
    price $209,900
32. 2025-06-04
    listed $219,900 New
33. 2025-06-04
    listed $219,900 Active
34. 2025-05-05
    historical
35. 2025-05-05
    historical
36. 2025-02-04
    listed $219,900 Active
37. 2025-02-04
    listed $219,900 New
38. 2024-12-11
    historical
39. 2024-12-11
    historical
40. 2024-11-16
    listed $219,900 New
41. 2024-11-16
    listed $219,900 Active
42. 2024-11-16
    historical
43. 2024-09-18
    historical
44. 2024-08-21
    price $219,900
45. 2024-08-21
    price $219,900
46. 2024-08-08
    price $230,000
47. 2024-08-08
    price $230,000
48. 2024-08-05
    soldstatus $125,000
49. 2024-07-10
    price $255,000
50. 2024-07-10
    price $255,000

ⓘ 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: $3,839 · $320/mo
• Projected year-2 tax: $3,839 · $320/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 · 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: $23,285
• − Mortgage interest: −$8,542
• − Property taxes: −$3,839
• − Insurance: −$762
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$4,436
• Taxable income: $1,979
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $3,722/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): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

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 (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

+590.0% since first listed

76 events — show timeline

• 2026-04-03 Pending — GAMLS
• 2026-04-03 Pending — FMLS
• 2026-03-20 Price Changed $152,500 GAMLS
• 2026-03-20 Price Changed $152,500 FMLS
• 2026-03-09 Sold (Public Records) $410,000 Public Records
• 2026-02-27 Price Changed $159,900 GAMLS
• 2026-02-27 Price Changed $159,900 FMLS
• 2026-02-05 Price Changed $167,500 GAMLS
• 2026-02-05 Price Changed $167,500 FMLS
• 2026-01-22 Listed $175,000 FMLS
• 2026-01-22 Listed $175,000 GAMLS
• 2025-12-19 Listing Removed — GAMLS
• 2025-12-18 Listing Removed — FMLS
• 2025-12-06 Price Changed $175,000 GAMLS
• 2025-12-06 Price Changed $175,000 FMLS
• 2025-11-14 Price Changed $179,900 GAMLS
• 2025-11-14 Price Changed $179,900 FMLS
• 2025-10-24 Price Changed $184,900 GAMLS
• 2025-10-24 Price Changed $184,900 FMLS
• 2025-09-04 Price Changed $195,000 GAMLS
• 2025-09-04 Price Changed $195,000 FMLS
• 2025-08-12 Listed $197,500 FMLS
• 2025-08-12 Listed $197,500 GAMLS
• 2025-08-05 Listing Removed — GAMLS
• 2025-08-04 Listing Removed — FMLS
• 2025-08-01 Price Changed $197,500 GAMLS
• 2025-08-01 Price Changed $197,500 FMLS
• 2025-07-10 Price Changed $199,900 GAMLS
• 2025-07-10 Price Changed $199,900 FMLS
• 2025-06-20 Price Changed $209,900 GAMLS
• 2025-06-20 Price Changed $209,900 FMLS
• 2025-06-04 Listed $219,900 FMLS
• 2025-06-04 Listed $219,900 GAMLS
• 2025-05-05 Listing Removed — GAMLS
• 2025-05-05 Listing Removed — FMLS
• 2025-02-04 Listed $219,900 GAMLS
• 2025-02-04 Listed $219,900 FMLS
• 2024-12-11 Listing Removed — FMLS
• 2024-12-11 Listing Removed — GAMLS
• 2024-11-16 Listing Removed — FMLS
• 2024-11-16 Listed $219,900 FMLS
• 2024-11-16 Listed $219,900 GAMLS
• 2024-09-18 Listing Removed — GAMLS
• 2024-08-21 Price Changed $219,900 GAMLS
• 2024-08-21 Price Changed $219,900 FMLS
• 2024-08-08 Price Changed $230,000 GAMLS
• 2024-08-08 Price Changed $230,000 FMLS
• 2024-08-05 Sold (Public Records) $125,000 Public Records
• 2024-07-10 Price Changed $255,000 GAMLS
• 2024-07-10 Price Changed $255,000 FMLS
• 2024-03-29 Price Changed $259,900 GAMLS
• 2024-03-29 Price Changed $259,900 FMLS
• 2024-03-13 Relisted — FMLS
• 2024-03-08 Relisted — GAMLS
• 2024-02-15 Listing Removed — GAMLS
• 2024-02-08 Listed $269,900 GAMLS
• 2024-02-08 Listed $269,900 FMLS
• 2024-01-04 Sold (Public Records) $125,000 Public Records
• 2023-11-19 Rental Removed $1,680 RENT.
• 2023-11-03 Price Changed $1,680 RENT.
• 2023-10-12 Listed for Rent $1,695 RENT.
• 2021-09-07 Sold (Public Records) $125,000 Public Records
• 2021-08-10 Sold (MLS) $125,000 GAMLS
• 2021-08-10 Sold (MLS) $125,000 FMLS
• 2021-07-09 Pending — GAMLS
• 2021-07-09 Contingent — FMLS
• 2019-12-27 Sold (Public Records) $1,752,000 Public Records
• 2017-04-04 Sold (Public Records) $598,400 Public Records
• 2015-02-27 Sold (Public Records) $150,000 Public Records
• 2015-02-27 Sold (Public Records) $150,000 Public Records
• 2013-03-06 Sold (Public Records) $1,840,000 Public Records
• 2006-08-18 Sold (Public Records) $155,000 Public Records
• 2003-05-14 Sold (Public Records) $82,000 Public Records
• 2000-01-11 Sold (Public Records) $55,000 Public Records
• 1981-11-12 Sold (Public Records) $35,500 Public Records
• 1981-08-21 Sold (Public Records) $22,100 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,839 · -0.1% YoY. Source: county tax records.