815 Cameron M Alexander Blvd NW · Atlanta, GA 30318

$254,900

3 bd · 1.0 ba · 1,420 sqft · Townhouse public records · 15 Days on market

Built 2026 3,702 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.9/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Eligible buyers may purchase for $202,400 with rates as low as 5.75% and over $50,000 in down payment assistance available (qualifications apply). Call NOW for details and availability.** **Home actively under construction; DO NOT walk site. Drive by, only. This home is part of the Atlanta Land Trust.** Experience stylish intown living in this beautiful new-construction townhome located in Atlanta's rapidly growing English Ave neighborhood. Thoughtfully designed for modern lifestyles, this home offers the perfect combination of comfort, convenience, and value. The open-concept floor plan features spacious living and dining areas that flow seamlessly into a designer kitchen complete with solid-surface countertops, recessed lighting, abundant cabinetry, and an oversized island perfect for entertaining family and friends. Enjoy your own private outdoor space, ideal for relaxing, bird-watching, or enjoying your morning coffee. With 2 or 3 bedrooms options available, and 2.5 bathrooms, there's plenty of room for guests, a home office, or flexible living arrangements. The main-level owner's suite features a walk-in closet and a spa-inspired tiled shower. Conveniently located just minutes from I-75/85, Hartsfield-Jackson Atlanta International Airport, and the booming Westside BeltLine corridor. Enjoy easy access to Lee + White, Ponce City Market, Atlantic Station, Westside Park and some of Atlanta's best dining, shopping, breweries, and entertainment destinations. All kitchen appliances are included, and a 10-Year Home Warranty provides added peace of mind. Schedule your tour today and discover why English Ave is one of Atlanta's most exciting places to call home.

Key facts

• Designer kitchen
• Walk in closet
• Parking

Tags

• NEW CONSTRUCTION TOWNHOME
• OPEN CONCEPT FLOOR PLAN
• DESIGNER KITCHEN
• PRIVATE OUTDOOR SPACE
• MAIN LEVEL OWNER'S SUITE
• WALK IN CLOSET

Property features AI

Finance

• Financial info: Property is one of two units in the community; one unit to be built
• HOA & community: Association fee includes water

Exterior

• Parking: Assigned, deeded parking (1 total space)
• Utilities: Public water; Public sewer; 220-volt electric service; Cable, electricity, natural gas, sewer, and water available
• Home design: Two levels; New construction; Fee simple ownership; Wind energy generation available
• Construction: Cement siding and wood siding; Composition roof; Block foundation; Built as new construction
• Exterior features: Fenced yard; Front porch; Near shopping, schools, park, and Beltline; City street frontage on asphalt road

Interior

• Kitchen: Solid surface counters; Pantry; Breakfast bar; Dishwasher; Disposal; Microwave; Refrigerator; Electric oven
• Bedrooms: Two upper-level bedrooms; Split bedroom plan with roommate floor plan
• Flooring: Laminate
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with double vanity
• Heating & cooling: Electric heating; Electric cooling
• Interior features: One fireplace located in the family room; Walk-in closet(s); Insulated windows; 1 common wall (attached)
• Laundry & utility: Laundry closet

🏗️ New construction. The $254,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $349,320.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-532 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (18.9% below list).
• Recommended offer: $207k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: 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: Michael R. Hollis Innovation Academy (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 653 students, 100% FRL); Herman J. Russell West End Academy (math 12% / reading 12%, grade F, #417 of 470 statewide, top 90%, 399 students, 100% FRL); Booker T. Washington High School (math 24% / reading 24%, grade F, #184 of 424 statewide, top 48%, 831 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 14% at this address vs 32% district-wide (-18 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 (+3.3%/yr); 732 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

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 15 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $75k; list at $255k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,651 (18.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.59% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.53%
• DSCR: 0.71
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $349,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2819 Georgia Aster Way NW	0.28mi	3/2.5	1,418 (-0%)	1mo	$336,990	$238	80
2823 Georgia Aster Way NW	0.28mi	3/2.5	1,418 (-0%)	1mo	$349,990	$247	80
2817 Georgia Aster Way NW #48	0.28mi	3/2.5	1,418 (-0%)	2mo	$348,990	$246	79

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.08×
• Total profit: $-90,075
• Equity at exit: $52,085

10-year hold

• IRR: -24.9%
• Equity multiple: -0.23×
• Total profit: $-120,335
• Equity at exit: $30,203

Cash invested: $97,810 (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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,832
• Tax from tax record: −$187 /mo · $2,247/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-532

Break-even live

Break-even rent $2,740

Max offer price $255,321

Occupancy floor —

Sensitivity live

Price	-10% $-334	-5% $-433	+0% $-532	+5% $-631	+10% $-730
Rent	-10% $-695	-5% $-614	+0% $-532	+5% $-450	+10% $-369
Rate	-1.0pp $-356	-0.5pp $-443	base $-532	+0.5pp $-623	+1.0pp $-715

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: $87,330
• Closing costs: $10,480
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 James P Brawley Dr NW Atlanta, GA	2.0	2.0	1600	$1,375	$0.86	26d	1	0.11mi
481 Griffin St NW Atlanta, GA	2.0	2.0	1080	$2,000	$1.85	19d	1	0.17mi
564 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0	980	$1,100	$1.12	26d	1	0.27mi
564 Joseph E. Lowery Blvd NW Unit 3 Atlanta, GA	2.0	1.0	980	$1,100	$1.12	26d	1	0.27mi
590 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0	980	$1,100	$1.12	26d	1	0.29mi
882 Fox St NW Atlanta, GA	2.0	1.0	980	$1,350	$1.38	26d	1	0.29mi
865 Fox St NW Atlanta, GA	2.0	1.0	980	$1,200	$1.22	26d	1	0.32mi
435 Elm St NW Unit Elm B Atlanta, GA	2.0	2.0	1200	$2,350	$1.96	5d	1	0.33mi
396 Elm St NW Atlanta, GA	3.0	2.0	1792	$2,100	$1.17	26d	1	0.34mi
935 Pelham St NW Atlanta, GA	4.0	3.0	1540	$3,500	$2.27	20d	1	0.34mi
679 Jones Ave NW Atlanta, GA	3.0	2.0	1350	$2,195	$1.63	26d	1	0.35mi
891 Rock St NW Atlanta, GA	2.0–3.0	2.0	1104	$1,491	$1.35	26d	4	0.40mi
272 Joseph E Lowery Blvd NW Atlanta, GA	3.0	1.0	1230	$1,800	$1.46	26d	1	0.45mi
750 Echo St NW Atlanta, GA	2.0	1.0–2.0	1054	$3,310	$3.14	0d	19	0.47mi
576 Northside Dr NW Atlanta, GA	3.0	1.0–2.0	933	$3,700	$3.97	0d	156	0.51mi
370 Northside Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	981	$2,025	$2.06	1d	25	0.55mi
527 Herndon Square Ave Atlanta, GA	1.0–3.0	1.0–2.0	883	$3,050	$3.45	24d	1	0.59mi
527 Herndon Square Ave Atlanta, GA	1.0–3.0	1.0–2.0	855	$1,633	$1.91	4d	1	0.59mi
962 Bibb St NW #7 Atlanta, GA	2.0	2.0	921	$2,600	$2.82	26d	1	0.59mi
200 Nerem St NW Atlanta, GA	2.0	1.0–2.0	932	$3,228	$3.46	1d	31	0.68mi
1005 Westmoor Dr NW Unit A Atlanta, GA	4.0	2.0	1348	$1,695	$1.26	26d	1	0.68mi
936 Mayson Turner Rd NW Atlanta, GA	3.0	1.0–2.0	648	$1,374	$2.12	0d	13	0.71mi
935 Marietta St NW Atlanta, GA	2.0	1.0–2.0	910	$2,070	$2.27	0d	27	0.74mi
800 W Marietta St NW Atlanta, GA	2.0–4.0	2.0–4.0	1180	$959	$0.81	17d	21	0.75mi
60 Paschal Blvd NW Atlanta, GA	1.0–3.0	1.0–2.5	945	$1,625	$1.72	26d	25	0.78mi
1064 Westmoor Dr NW Atlanta, GA	3.0	3.0	1770	$2,300	$1.30	26d	1	0.78mi
75 Griffin St NW Atlanta, GA	2.0	1.0	1000	$1,600	$1.60	26d	1	0.79mi
871 3rd St NW Atlanta, GA	1.0–2.0	1.0–2.0	990	$2,652	$2.68	1d	21	0.82mi
1004 Desoto St NW Atlanta, GA	3.0	2.0	1550	$1,995	$1.29	26d	1	0.83mi
870 Mayson Turner Rd NW #1442 Atlanta, GA	2.0	2.0	1094	$2,100	$1.92	26d	1	0.84mi
900 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0–2.0	911	$2,276	$2.50	1d	21	0.85mi
930 Howell Mill Rd NW Atlanta, GA	2.0	1.0–2.0	885	$3,548	$4.01	23d	6	0.86mi
820 W Marietta St NW Atlanta, GA	1.0–2.0	1.0–2.0	900	$2,460	$2.73	1d	27	0.88mi
980 Howell Mill Rd NW Atlanta, GA	2.0	1.0–2.0	944	$2,385	$2.53	0d	27	0.92mi
15 Ollie St NW Atlanta, GA	3.0	2.5	1594	$3,150	$1.98	26d	1	0.97mi
1016 Howell Mill Rd Unit 1108 Atlanta, GA	2.0	2.0	1367	$1,925	$1.41	26d	1	0.97mi
884 T P Burruss SR Dr SW Atlanta, GA	3.0	2.0	1366	$2,299	$1.68	26d	1	0.98mi
1000 Northside Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	1081	$2,844	$2.63	0d	61	1.00mi
55 Maple St NW Atlanta, GA	1.0–3.0	1.0–2.0	862	$2,170	$2.52	6d	35	1.03mi
660 11th St NW Atlanta, GA	2.0	1.0–2.0	1001	$6,286	$6.28	1d	96	1.05mi

Listing history 11 events

1. 2026-06-21
   days on market $254,900 Active 15 DOM
2. 2026-06-18
   days on market $254,900 Active 12 DOM
3. 2026-06-17
   days on market $254,900 Active 11 DOM
4. 2026-06-16
   days on market $254,900 Active 10 DOM
5. 2026-06-15
   days on market $254,900 Active 9 DOM
6. 2026-06-13
   days on market $254,900 Active 7 DOM
7. 2026-06-13
   days on market $254,900 Active 6 DOM
8. 2026-06-09
   days on market $254,900 Active 3 DOM
9. 2026-06-08
   days on market $254,900 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $254,900 Active 1 DOM

ⓘ 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: $2,247 · $187/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: +$98/yr (+$8/mo · 4.4%)

ⓘ 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 6 d/yr ≥103°F today · 16 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: $24,798
• − Mortgage interest: −$19,567
• − Property taxes: −$2,247
• − Insurance: −$1,747
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$10,162
• Taxable loss: −$12,892
• Est. tax savings @ 24.0%: +$3,094
• After-tax cash flow: $-3,291/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

+8.5% since first listed

10 events — show timeline

• 2026-06-06 Listed $254,900 GAMLS
• 2026-06-06 Listed $254,900 FMLS
• 2025-03-14 Sold (Public Records) $75,000 Public Records
• 2024-07-31 Listing Removed — GAMLS
• 2024-07-22 Contingent — GAMLS
• 2024-04-07 Price Changed $87,900 GAMLS
• 2023-07-06 Price Changed $185,900 GAMLS
• 2023-06-02 Relisted — GAMLS
• 2023-04-21 Pending — GAMLS
• 2022-08-02 Listed $235,000 GAMLS

Property tax history

+7.6%/yr

Latest (2025): $2,247 · +5.3% YoY. Source: county tax records.