1037 Oak St · Atlanta, GA 30310

$329,000

5 bd · 2.0 ba · 2,352 sqft · MultiFamily public records · 75 Days on market

Built 1930 5,880 sqft lot $140/sqft · 29% below area Est $464k · 29% under ↓ 5% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

LEGAL DUPLEX: 1035 - 1037 OAK ST. SW, ATLANTA, GA 30310. 1BR, 1BA DOWN, 2BR, 1BA UPSTAIRS OR CONVERT TO 3BR, 2BA SFR. Deep 35 X 142 lot and driveway can allow an ADU: Prime rehab opportunity in Historic West End. Near Morehouse, Spelman, Hammond House Museum, One West End Mall, Lee / White District and Downtown ATL: INVESTORS AND BUILDERS ONLY - This is a total rehab. Safety Disclosure Waiver Required. TEXT FOR INFO AND APPT.

Key facts

• 5,880 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $329k.

Deal economics

• At list price, monthly cash flow is $56 ($668/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (6.9% below list).
• Recommended offer: $306k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); 452 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,064/mo this rent would consume 69% of the median local household income ($53k/yr) (locally 1676% 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 $2k of loan paydown is wiped out by about $10k 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 75 days — a 6% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $70k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $306,396 (6.9% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

• ARV (median comp): $463,804
• List price: $329,000
• Delta: -29.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-50,374
• Equity at exit: $49,055

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-41,776
• Equity at exit: $28,446

Cash invested: $92,120 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,064 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$502 /mo · $6,030/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $56

Break-even live

Break-even rent $2,994

Max offer price $329,000

Occupancy floor 93%

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
684 Grady Pl SW Atlanta, GA	4.0	2.5	1806	$2,550	$1.41	12d	1	0.41mi
1265 Oak St SW Atlanta, GA	4.0	3.0	1821	$3,300	$1.81	24d	1	0.42mi
907 Beecher St SW Atlanta, GA	4.0	2.0	1890	$6,500	$3.44	22d	1	0.57mi
220 Napoleon Dr SW Atlanta, GA	4.0	3.0	2500	$3,199	$1.28	10d	1	0.61mi
152 Joseph Echols Lowery Blvd SW Atlanta, GA	4.0	3.0	1822	$4,000	$2.20	24d	1	0.72mi
1040 Palmetto Ave SW Atlanta, GA	5.0	2.0	3352	$3,250	$0.97	24d	1	0.74mi
1462 Lucile Ave SW Atlanta, GA	5.0	3.0	1700	$2,300	$1.35	24d	1	0.79mi
167 Rockmart Dr SW Atlanta, GA	4.0	3.5	2347	$3,033	$1.29	24d	1	0.82mi
1439 Westboro Dr SW Atlanta, GA	5.0	2.0	2020	$2,500	$1.24	18d	1	0.95mi
1530 Rogers Ave SW Atlanta, GA	4.0	3.0	2184	$3,300	$1.51	3d	1	0.95mi
1017 Sparks St SW Atlanta, GA	4.0	2.5	1950	$2,475	$1.27	24d	1	0.96mi
255 Mathewson Pl SW Atlanta, GA	4.0	3.0	3300	$5,000	$1.52	24d	1	0.98mi
1338 Montreat Ave SW Atlanta, GA	4.0	2.0	1750	$2,260	$1.29	24d	1	0.99mi
798 Bender St SW Unit 1075536P Atlanta, GA	4.0	3.5	2292	$6,989	$3.05	5d	1	1.04mi
1032 Lena St NW Atlanta, GA	5.0	3.5	2976	$3,495	$1.17	24d	1	1.06mi
1401 Plaza Ave SW Atlanta, GA	4.0	2.5	2600	$2,495	$0.96	24d	1	1.10mi
1649 Derry Ave SW Atlanta, GA	4.0	2.0	1825	$3,200	$1.75	24d	1	1.15mi
1409 Bridges Ave SW Atlanta, GA	4.0	3.5	1750	$6,500	$3.71	22d	1	1.19mi
211 Laurel Ave SW Atlanta, GA	5.0	3.0	2000	$3,100	$1.55	24d	1	1.21mi
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	24d	1	1.31mi
1758 Emerald Ave SW Atlanta, GA	4.0	2.0	1873	$2,700	$1.44	10d	1	1.36mi
56 Holly Rd NW Atlanta, GA	4.0	2.0	3089	$2,850	$0.92	24d	1	1.42mi
1089 Coleman St SW Atlanta, GA	4.0	3.0	2500	$4,500	$1.80	24d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $329,000 Active 75 DOM
2. 2026-06-17
   pricedays on market $329,000 Active 74 DOM
3. 2026-06-16
   days on market $399,000 Active 73 DOM
4. 2026-06-15
   days on market $399,000 Active 72 DOM
5. 2026-06-13
   days on market $399,000 Active 70 DOM
6. 2026-06-13
   days on market $399,000 Active 69 DOM
7. 2026-06-09
   days on market $399,000 Active 66 DOM
8. 2026-06-08
   days on market $399,000 Active 65 DOM
9. 2026-06-07
   days on market $399,000 Active 64 DOM
10. 2026-06-04
    days on market $399,000 Active 61 DOM
11. 2026-06-03
    days on market $399,000 Active 60 DOM
12. 2026-06-02
    days on market $399,000 Active 59 DOM
13. 2026-06-01
    days on market $399,000 Active 58 DOM
14. 2026-05-31
    days on market $399,000 Active 57 DOM
15. 2026-04-04
    listed $399,000 Active 431-char remark

    Show marketing remark (431 chars)

    LEGAL DUPLEX: 1035 - 1037 OAK ST. SW, ATLANTA, GA 30310. 1BR, 1BA DOWN, 2BR, 1BA UPSTAIRS OR CONVERT TO 3BR, 2BA SFR. Deep 35 X 142 lot and driveway can allow an ADU: Prime rehab opportunity in Historic West End. Near Morehouse, Spelman, Hammond House Museum, One West End Mall, Lee / White District and Downtown ATL: INVESTORS AND BUILDERS ONLY - This is a total rehab. Safety Disclosure Waiver Required. TEXT FOR INFO AND APPT.

16. 2026-04-01
    historical $399,000 431-char remark

    Show marketing remark (429 chars)

    LEGAL DUPLEX: 1035 - 1037 OAK ST. SW, ATLANTA, GA 30310. 1BR, 1BA DOWN, 2BR, 1BA UPSTAIRS OR CONVERT TO 3BR, 2BA SFR. Deep 35 X 142 lot and driveway can allow an ADU: Prime rehab opportunity in Historic West End. Near Morehouse, Spelman, Hammond House Museum, One West End Mall, Lee / White District and Downtown ATL: INVESTORS AND BUILDERS ONLY - This is a total rehab. Safety Disclosure Waiver Required/ TEXT FOR INFO AND APPT.

17. 2026-04-01
    listed $399,000 New 429-char remark

    Show marketing remark (429 chars)

    LEGAL DUPLEX: 1035 - 1037 OAK ST. SW, ATLANTA, GA 30310. 1BR, 1BA DOWN, 2BR, 1BA UPSTAIRS OR CONVERT TO 3BR, 2BA SFR. Deep 35 X 142 lot and driveway can allow an ADU: Prime rehab opportunity in Historic West End. Near Morehouse, Spelman, Hammond House Museum, One West End Mall, Lee / White District and Downtown ATL: INVESTORS AND BUILDERS ONLY - This is a total rehab. Safety Disclosure Waiver Required/ TEXT FOR INFO AND APPT.

18. 2026-04-01
    listed $399,000 New

    Show marketing remark (429 chars)

    LEGAL DUPLEX: 1035 - 1037 OAK ST. SW, ATLANTA, GA 30310. 1BR, 1BA DOWN, 2BR, 1BA UPSTAIRS OR CONVERT TO 3BR, 2BA SFR. Deep 35 X 142 lot and driveway can allow an ADU: Prime rehab opportunity in Historic West End. Near Morehouse, Spelman, Hammond House Museum, One West End Mall, Lee / White District and Downtown ATL: INVESTORS AND BUILDERS ONLY - This is a total rehab. Safety Disclosure Waiver Required/ TEXT FOR INFO AND APPT.

19. 2024-03-04
    status Under Contract
20. 2024-03-04
    status Back On Market
21. 2024-03-04
    historical
22. 2024-02-17
    status Under Contract
23. 2024-02-13
    listed $420,000 New

ⓘ 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: $6,030 · $502/mo
• Projected year-2 tax: $6,030 · $502/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 · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $36,768
• − Mortgage interest: −$18,429
• − Property taxes: −$6,030
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,941
• − Management: −$2,941
• − Depreciation: −$9,571
• Taxable loss: −$4,790
• Est. tax savings @ 24.0%: +$1,150
• After-tax cash flow: $1,817/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): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

-5.0% since first listed

9 events — show timeline

• 2026-04-04 Listed $399,000 FMLS
• 2026-04-01 Coming Soon $399,000 FMLS
• 2026-04-01 Listed $399,000 GAMLS
• 2026-04-01 Listed $399,000 GAMLS
• 2024-03-04 Pending — GAMLS
• 2024-03-04 Relisted — GAMLS
• 2024-03-04 Listing Removed — GAMLS
• 2024-02-17 Pending — GAMLS
• 2024-02-13 Listed $420,000 GAMLS

Property tax history

+6.6%/yr

Latest (2025): $6,030 · -6.5% YoY. Source: county tax records.