785 N Elizabeth Pl NW · Atlanta, GA 30318

$129,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 3 Days on market

Built 1945 7,300 sqft lot Est $179k · 28% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Calling all Investors!!! This quaint cottage in well established community, is a STEAL for the informed buyer. Solid bones, fantastic yard and private drive-way. Grove Park is the new hot spot, with bustling renovation projects all over. Short ride to The BeltlLine, Atlanta's Westside Park Bellwood Query Development, Mercedes Benz Stadium, West Midtown Restaurants, Downtown, Shopping and more! Immediate equity! Don't miss a great opportunity in this quickly appreciating neighborhood. Cash only. Make an Offer!

Key facts

• Outdoor recreation
• Westside location
• Dedicated den

Tags

• WESTSIDE LOCATION
• NEAR THE BELTLINE
• OUTDOOR RECREATION
• DEDICATED DEN
• LARGE LAUNDRY ROOM
• ORIGINAL HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Near public transport, schools, shopping, trails/greenway, park, and restaurants

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; Electricity available
• Home design: One-level home; Resale condition
• Construction: Block foundation; Other construction materials; Other roof
• Exterior features: Crawl space basement; Attached deed

Interior

• Kitchen: Stone countertops; Other appliances
• Bedrooms: Two main-level bedrooms
• Flooring: Ceramic tile; Hardwood
• Bathrooms: One full bathroom with tub/shower combo (main level)
• Interior features: Two fireplaces located in the living room and master bedroom; Roommate floor plan; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 10.4% 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 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 2% at this address vs 32% district-wide (-29 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 26d 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 $892 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $98k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $178,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Maywood Pl NW	0.26mi	3/2.0 (+1)	1,201 (+0%)	4mo	$235,000	$196	80
801 N Evelyn NW	0.11mi	3/1.0 (+1)	1,137 (-5%)	8mo	$240,000	$211	70
857 Gertrude Pl NW	0.25mi	3/1.0 (+1)	1,100 (-8%)	5mo	$105,000	$95	61
1968 Markone St NW	0.49mi	3/2.0 (+1)	1,126 (-6%)	2mo	$167,500	$149	60
1722 Detroit Ave NW	0.65mi	3/1.5 (+1)	1,218 (+2%)	4mo	$240,000	$197	57
20 Johnson Rd NW	0.58mi	2/1.0	1,283 (+7%)	2mo	$92,600	$72	56
1700 North Ave NW	0.57mi	3/2.0 (+1)	1,260 (+5%)	8mo	$140,000	$111	53
1650 North Ave NW	0.62mi	2/1.0	1,076 (-10%)	1mo	$125,000	$116	49
1005 Sims Ave NW	0.53mi	2/2.5	1,086 (-10%)	12mo	$273,000	$251	48
1829 Detroit Ave	0.58mi	3/1.0 (+1)	1,107 (-8%)	6mo	$120,700	$109	46
501 Holly St NW	0.73mi	2/1.0	1,100 (-8%)	12mo	$133,000	$121	38
2022 Detroit Ave NW	0.72mi	3/2.0 (+1)	1,369 (+14%)	1mo	$235,900	$172	37

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $8,086
• Equity at exit: $19,234

10-year hold

• IRR: 15.4%
• Equity multiple: 2.27×
• Total profit: $45,866
• Equity at exit: $11,154

Cash invested: $36,120 (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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$676
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $447

Break-even live

Break-even rent $1,206

Max offer price $129,000

Occupancy floor 70%

Sensitivity live

Price	-10% $520	-5% $483	+0% $447	+5% $410	+10% $374
Rent	-10% $307	-5% $377	+0% $447	+5% $517	+10% $587
Rate	-1.0pp $512	-0.5pp $480	base $447	+0.5pp $413	+1.0pp $379

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
687 S Evelyn Pl NW Atlanta, GA	3.0	2.5	1200	$1,943	$1.62	0d	1	0.17mi
725 Matilda Pl NW Atlanta, GA	2.0	1.0	1225	$1,450	$1.18	25d	1	0.26mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	4d	1	0.33mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	6d	1	0.40mi
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,344	$1.13	5d	9	0.48mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	25d	1	0.53mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	25d	1	0.55mi
636 Francis Pl NW Unit A Atlanta, GA	2.0	2.0	1380	$1,800	$1.30	25d	1	0.57mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	25d	1	0.59mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	4d	1	0.63mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	25d	1	0.67mi
1123 Jones Ave NW Atlanta, GA	1.0	1.0	1300	$495	$0.38	25d	1	0.71mi
390 W Lake Ave NW Apt A1 Atlanta, GA	3.0	1.5	1256	$1,299	$1.03	25d	1	0.73mi
390 W Lake Ave NW Unit A10 Atlanta, GA	3.0	1.5	1256	$1,275	$1.02	25d	1	0.73mi
390 W Lake Ave NW Unit B9 Atlanta, GA	2.0	1.5	1256	$1,275	$1.02	25d	1	0.73mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	0.76mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	25d	1	0.78mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	25d	1	0.80mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	25d	1	0.83mi
2225 Baker Ter NW Atlanta, GA	1.0	1.0	1400	$820	$0.59	25d	1	0.84mi
427 Holly St NW Atlanta, GA	2.0	2.0	900	$2,100	$2.33	25d	1	0.85mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	21d	1	0.85mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	25d	1	0.85mi
371 Lanier St NW #1 Atlanta, GA	2.0	1.0	700	$1,250	$1.79	8d	1	0.85mi
557 Chappell Rd NW Atlanta, GA	3.0	2.0	1264	$1,850	$1.46	6d	1	0.86mi
1632 Gunnin Trce NW Atlanta, GA	3.0	2.5	1408	$2,800	$1.99	21d	1	0.89mi
399 Holly St NW Unit 6 Atlanta, GA	2.0	1.0	775	$1,500	$1.94	19d	1	0.89mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	0.92mi
240 Whitaker Cir NW Atlanta, GA	1.0	1.0	1414	$665	$0.47	6d	1	0.94mi
240 Whitaker Cir NW Atlanta, GA	1.0	1.0	1414	$685	$0.48	19d	1	0.94mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	25d	1	1.02mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	18d	1	1.02mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	25d	1	1.04mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	25d	1	1.06mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	25d	1	1.07mi
1770 Springview Rd NW Atlanta, GA	3.0	2.0	1262	$2,000	$1.58	25d	1	1.08mi
901 Hall St NW Atlanta, GA	1.0	1.0	1143	$595	$0.52	25d	1	1.10mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,850	$2.29	0d	1	1.12mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,654	$2.13	25d	1	1.12mi
1448 Rome Dr NW Unit 1448 Atlanta, GA	3.0	2.5	1400	$2,300	$1.64	13d	1	1.13mi

Listing history 3 events

1. 2026-06-21
   days on market $129,000 Active 3 DOM
2. 2026-06-18
   remarks 685-char remark
3. 2026-06-18
   listed $129,000 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 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: $21,258
• − Mortgage interest: −$7,226
• − Property taxes: −$2,669
• − Insurance: −$645
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$3,753
• Taxable income: $3,564
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $4,507/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

+31.8% since first listed

12 events — show timeline

• 2026-06-18 Listed $129,000 FMLS
• 2019-01-08 Sold (Public Records) $97,900 Public Records
• 2019-01-04 Sold (MLS) $97,900 GAMLS
• 2019-01-04 Sold (MLS) $97,900 FMLS
• 2019-01-04 Pending — GAMLS
• 2019-01-02 Pending — FMLS
• 2018-12-25 Relisted — GAMLS
• 2018-12-25 Relisted — FMLS
• 2018-12-06 Pending — GAMLS
• 2018-12-06 Pending — FMLS
• 2018-12-05 Listed $97,900 GAMLS
• 2018-12-05 Listed $97,900 FMLS

Property tax history

+18.6%/yr

Latest (2025): $2,669 · +4.3% YoY. Source: county tax records.