655 Albert St NW · Atlanta, GA 30318

$190,000

2 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 14 Days on market

Built 1955 7,501 sqft lot Est $199k · at est.

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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 +21.9/30.0
• ARV discount +9.6/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• 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

Charming brick ranch featuring 3 bedrooms and 1 full bath in a convenient Atlanta location close to 285 and only a few blocks away from public transportation! This well-maintained home offers fresh interior paint, beautiful hardwood flooring, updated bathroom, and new high efficiency heat pump. Enjoy a spacious, private backyard perfect for entertaining, gardening, or relaxing outdoors. A great opportunity for homeowners or investors alike.

Key facts

• Hardwood flooring
• Fresh interior paint
• Updated bathroom

Tags

• BRICK RANCH
• CONVENIENT ATLANTA LOCATION
• PUBLIC TRANSPORTATION
• FRESH INTERIOR PAINT
• HARDWOOD FLOORING
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: 2 total parking spaces; On-street parking; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Electric service: 110V and 220V available; Electricity available; Sewer available; Water available; Underground utilities
• Home design: One-level home; Resale property
• Construction: Brick construction; Shingle roof; Block foundation; Built as existing resale (year not provided)
• Exterior features: Private entrance; Private yard; Rain gutters; Deck

Interior

• Kitchen: Cabinetry with stain finish; Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Primary suite on the main level
• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; Master bath with separate tub and shower
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: No common walls; Double-pane, insulated windows; Other interior features
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.2% 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); 722 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $19k; list at $190k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $190,000

Questions for the listing agent

1. Built in 1955 — 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: 1.05% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $199,245
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
546 Hamilton E Holmes Dr NW	0.22mi	2/1.0	1,084 (+1%)	6mo	$110,000	$101	84
648 Ozburn Rd NW	0.10mi	3/1.0 (+1)	1,040 (-3%)	10mo	$192,000	$185	77
540 Hamilton E Holmes Dr NW	0.24mi	3/1.0 (+1)	1,140 (+6%)	3mo	$125,000	$110	72
2600 NW Baker Rd	0.31mi	3/2.0 (+1)	1,135 (+5%)	4mo	$122,600	$108	64
2707 Crescendo Dr NW	0.13mi	3/1.5 (+1)	1,200 (+11%)	8mo	$183,000	$153	61
2680 Brown St NW	0.65mi	2/2.5	1,085 (+1%)	2mo	$246,720	$227	61
623 Hamilton E Holmes Dr NW	0.10mi	3/2.0 (+1)	1,225 (+14%)	4mo	$324,900	$265	60
477 Center Hill Ave NW	0.71mi	3/1.5 (+1)	1,040 (-3%)	3mo	$159,600	$153	52
815 Magna Carta Dr NW	0.48mi	3/2.0 (+1)	1,000 (-7%)	10mo	$230,000	$230	48
2593 Santa Barbara Dr NW	0.53mi	3/1.0 (+1)	1,200 (+11%)	10mo	$120,000	$100	43
2598 Elliott St NW	0.61mi	3/1.5 (+1)	960 (-11%)	5mo	$225,000	$234	42
705 S Grand Ave NW	0.70mi	2/2.0	1,228 (+14%)	2mo	$265,000	$216	38

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: 0.79×
• Total profit: $-11,214
• Equity at exit: $28,330

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $16,928
• Equity at exit: $16,428

Cash invested: $53,200 (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: 722
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$996
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $299

Break-even live

Break-even rent $1,607

Max offer price $190,000

Occupancy floor 80%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	19d	1	0.14mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	24d	1	0.14mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	24d	1	0.17mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	24d	1	0.21mi
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	24d	1	0.37mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	24d	1	0.42mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	8d	1	0.49mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	24d	1	0.50mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	24d	1	0.51mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	17d	1	0.61mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	18d	1	0.62mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	0.67mi
901 Hall St NW Atlanta, GA	1.0	1.0	1143	$595	$0.52	24d	1	0.71mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	24d	1	0.75mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	24d	1	0.76mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	24d	1	0.77mi
2557 Hightower Ct NW Atlanta, GA	1.0	1.0	1000	$650	$0.65	24d	1	0.79mi
2225 Baker Ter NW Atlanta, GA	1.0	1.0	1400	$820	$0.59	24d	1	0.84mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	0.90mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	16d	1	0.96mi
2506 Godfrey Dr NW Atlanta, GA	1.0	1.0	1344	$650	$0.48	24d	1	1.00mi
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	15d	1	1.10mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	1.11mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	3d	1	1.16mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	24d	1	1.20mi
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	8d	15	1.20mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	1.21mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	22d	1	1.22mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	3d	1	1.23mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	3d	1	1.23mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	2d	1	1.25mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	24d	1	1.30mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	3d	1	1.30mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	5d	1	1.32mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	24d	1	1.35mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	24d	1	1.39mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,059	$2.27	2d	36	1.39mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	24d	1	1.40mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,356	$1.21	2d	19	1.42mi
1040 Summerfield Way Atlanta, GA	3.0	2.5	1378	$2,150	$1.56	24d	1	1.43mi

Listing history 11 events

1. 2026-06-18
   days on market $190,000 Active 14 DOM
2. 2026-06-17
   days on market $190,000 Active 13 DOM
3. 2026-06-16
   days on market $190,000 Active 12 DOM
4. 2026-06-15
   days on market $190,000 Active 11 DOM
5. 2026-06-13
   days on market $190,000 Active 9 DOM
6. 2026-06-13
   days on market $190,000 Active 8 DOM
7. 2026-06-09
   days on market $190,000 Active 5 DOM
8. 2026-06-08
   days on market $190,000 Active 4 DOM
9. 2026-06-07
   days on market $190,000 Active 3 DOM
10. 2026-06-04
    remarks 444-char remark

    Show marketing remark (444 chars)

    Charming brick ranch featuring 3 bedrooms and 1 full bath in a convenient Atlanta location close to 285 and only a few blocks away from public transportation! This well-maintained home offers fresh interior paint, beautiful hardwood flooring, updated bathroom, and new high efficiency heat pump. Enjoy a spacious, private backyard perfect for entertaining, gardening, or relaxing outdoors. A great opportunity for homeowners or investors alike.

11. 2026-06-04
    listed $190,000 Active 1 DOM

    Show marketing remark (444 chars)

    Charming brick ranch featuring 3 bedrooms and 1 full bath in a convenient Atlanta location close to 285 and only a few blocks away from public transportation! This well-maintained home offers fresh interior paint, beautiful hardwood flooring, updated bathroom, and new high efficiency heat pump. Enjoy a spacious, private backyard perfect for entertaining, gardening, or relaxing outdoors. A great opportunity for homeowners or investors alike.

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $2,330 · $194/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,830
• − Mortgage interest: −$10,643
• − Property taxes: −$2,330
• − Insurance: −$950
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$5,527
• Taxable income: $567
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $3,453/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

+100.4% since first listed

21 events — show timeline

• 2026-06-04 Listed $190,000 GAMLS
• 2026-06-04 Listed $190,000 FMLS
• 2022-04-09 Price Changed $1,300 RENT.
• 2014-09-29 Price Changed $19,000 GAMLS
• 2013-08-02 Price Changed $19,000 FMLS
• 2013-08-02 Listing Removed — FMLS
• 2013-07-31 Sold (MLS) $19,000 GAMLS
• 2013-07-31 Sold (MLS) $19,000 FMLS
• 2013-07-31 Price Changed $19,900 FMLS
• 2013-07-25 Pending — GAMLS
• 2013-07-25 Pending — FMLS
• 2013-07-18 Price Changed $19,900 GAMLS
• 2013-07-16 Price Changed $19,900 FMLS
• 2013-07-16 Price Changed $19,900 GAMLS
• 2013-07-01 Price Changed $24,900 GAMLS
• 2013-07-01 Price Changed $24,900 FMLS
• 2013-06-05 Price Changed $29,900 GAMLS
• 2013-06-05 Price Changed $29,900 FMLS
• 2013-05-02 Listed $34,900 GAMLS
• 2013-05-02 Listed $34,900 FMLS
• 2013-02-07 Sold (Public Records) $94,794 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,330 · +6.0% YoY. Source: county tax records.