1000 Washington St · Atlanta, GA 30315

$200,000

2 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 12 Days on market

Built 1999 9,975 sqft lot Est $275k · 27% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• 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

This property offers an excellent investment opportunity in a rapidly revitalizing area. Conveniently located near downtown, the airport, and major highways, it provides strong potential for future value. The home is being sold as-is and is ideal for investors seeking a rental property or a full renovation project. Significant redevelopment and improvements are underway throughout the neighborhood, making this a promising option for those looking to capitalize on the area's growth.

Key facts

• 9,975 sq ft lot
• Built 1999
• Listed 12 days

Tags

• INVESTMENT OPPORTUNITY
• FULL RENOVATION PROJECT
• SIGNIFICANT REDEVELOPMENT
• IMPROVEMENTS UNDERWAY

Property features AI

Finance

• Other: Located near 75 South; Asphalt road access; Property in Fulton County
• HOA & community: Near Beltline

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Natural gas available; Sewer available
• Home design: One-level home; Fixer condition
• Construction: Vinyl siding; Shingle roof; Block foundation; Attic space
• Exterior features: Private yard; Fenced backyard; Front porch; Parking pad

Interior

• Kitchen: White cabinets; Laminate countertops; Refrigerator; Gas range
• Bedrooms: One main-level bedroom; Three lower-level bedrooms; Bedroom(s) with no special features listed
• Bathrooms: One full bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating
• Interior features: Living space available; Aluminum framed windows; No shared/common walls
• Laundry & utility: Hall laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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 $189k (5.7% below list).
• Recommended offer: $189k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Barack And Michelle Obama Academy (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 258 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 8% at this address vs 32% district-wide (-24 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 45% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $56k; list at $200k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,683 (5.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.94% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $274,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
958 Fern Ave SE	0.34mi	3/2.0 (+1)	1,036 (-0%)	14mo	$299,900	$289	67
997 Ira St SW	0.55mi	3/2.0 (+1)	1,014 (-2%)	4mo	$109,000	$107	62
1143 Windsor St SW	0.52mi	3/1.0 (+1)	1,008 (-3%)	2mo	$99,000	$98	60
953 Garibaldi St SW	0.51mi	3/2.0 (+1)	1,003 (-4%)	8mo	$265,000	$264	59
1090 Ira St SW	0.55mi	2/1.0	1,008 (-3%)	8mo	$99,999	$99	58
1180 Garibaldi St SW	0.58mi	3/2.0 (+1)	1,085 (+4%)	6mo	$243,000	$224	56
140 South Ave SE	0.55mi	2/2.0	1,004 (-4%)	17mo	$255,000	$254	54
867 Smith St SW	0.65mi	2/2.0	1,071 (+3%)	18mo	$299,900	$280	50
453 Mary St SW	0.71mi	2/2.0	1,000 (-4%)	13mo	$295,000	$295	50
1079 Grant Way SE	0.61mi	3/2.0 (+1)	1,148 (+10%)	2mo	$340,000	$296	47
1058 Grant Ter SE	0.66mi	3/2.0 (+1)	1,148 (+10%)	4mo	$309,500	$270	44
253 Fletcher St SW	0.34mi	3/2.5 (+1)	1,168 (+12%)	16mo	$260,000	$223	43

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-13,672
• Equity at exit: $29,821

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $13,233
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $289

Break-even live

Break-even rent $1,522

Max offer price $200,000

Occupancy floor 80%

Sensitivity live

Price	-10% $402	-5% $345	+0% $289	+5% $232	+10% $175
Rent	-10% $140	-5% $214	+0% $289	+5% $363	+10% $438
Rate	-1.0pp $389	-0.5pp $339	base $289	+0.5pp $237	+1.0pp $184

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	8d	6	0.21mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,460	$1.59	24d	1	0.30mi
1054 Atlanta, GA	3.0–4.0	2.0	1295	$1,974	$1.52	21d	2	0.31mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	0.34mi
45 Boynton Ave SE Atlanta, GA	2.0–4.0	2.5–4.0	1452	$2,568	$1.77	1d	15	0.43mi
967 Martin St SE Atlanta, GA	3.0	2.0	1162	$1,950	$1.68	24d	1	0.44mi
1148 Booker Ave SW Atlanta, GA	1.0	1.0	1012	$900	$0.89	17d	1	0.44mi
1048 Garibaldi St SW Atlanta, GA	2.0	2.0	1280	$2,150	$1.68	24d	1	0.47mi
940 Martin St SE Atlanta, GA	3.0	3.0	1364	$2,495	$1.83	24d	1	0.47mi
51 Little St SE Atlanta, GA	3.0	2.5	1478	$2,995	$2.03	24d	1	0.49mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	2d	29	0.51mi
1040 Smith St SW Atlanta, GA	3.0	2.5	1500	$1,595	$1.06	24d	1	0.56mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	24d	1	0.56mi
767 Terry St SE Unit B Atlanta, GA	3.0	2.0	1330	$2,600	$1.95	24d	1	0.57mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	847	$2,219	$2.62	2d	24	0.59mi
60 Adore Ct SE Atlanta, GA	2.0	2.0	1139	$2,200	$1.93	15d	1	0.60mi
222 Tuskegee St SE Atlanta, GA	2.0–3.0	1.0–2.0	1202	$1,213	$1.01	24d	6	0.62mi
691 Concrete Aly SE Atlanta, GA	2.0	2.0	1171	$4,521	$3.86	19d	1	0.66mi
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	17d	1	0.67mi
207 South Ave SE Atlanta, GA	2.0	1.0	750	$1,977	$2.64	24d	1	0.67mi
679 Arcos Way SE Atlanta, GA	2.0	2.5	1500	$2,650	$1.77	16d	1	0.70mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	12d	1	0.70mi
979 Hill St SE Atlanta, GA	3.0	2.0	1380	$3,000	$2.17	22d	1	0.70mi
1000 Hill St SE Unit A Atlanta, GA	2.0	1.0	1500	$2,323	$1.55	8d	1	0.73mi
1000 Hill St SE Unit C Atlanta, GA	1.0	1.0	1100	$1,823	$1.66	8d	1	0.73mi
141 McDonough Blvd SE Atlanta, GA	3.0	2.0	1242	$2,250	$1.81	24d	1	0.74mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	0.76mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,604	$1.73	3d	6	0.76mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$2,326	$2.04	2d	23	0.79mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	24d	1	0.79mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	17d	1	0.83mi
117 Thayer Ave SE Atlanta, GA	3.0	1.0	1241	$1,666	$1.34	14d	1	0.88mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.89mi
574 Cooper St SW Atlanta, GA	1.0	1.0	800	$900	$1.12	21d	1	0.90mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	24d	1	0.90mi
795 Grant St SE Atlanta, GA	3.0	2.0	1474	$5,200	$3.53	2d	1	0.91mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	24d	1	0.93mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	16d	1	0.93mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	18d	1	0.94mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	0.95mi

Listing history 9 events

1. 2026-05-18
   status Pending
2. 2026-05-12
   historical Active Under Contract
3. 2026-05-11
   historical 486-char remark

   Show marketing remark (486 chars)

   This property offers an excellent investment opportunity in a rapidly revitalizing area. Conveniently located near downtown, the airport, and major highways, it provides strong potential for future value. The home is being sold as-is and is ideal for investors seeking a rental property or a full renovation project. Significant redevelopment and improvements are underway throughout the neighborhood, making this a promising option for those looking to capitalize on the area's growth.

4. 2026-05-05
   listed $200,000 Active

   Show marketing remark (486 chars)

   This property offers an excellent investment opportunity in a rapidly revitalizing area. Conveniently located near downtown, the airport, and major highways, it provides strong potential for future value. The home is being sold as-is and is ideal for investors seeking a rental property or a full renovation project. Significant redevelopment and improvements are underway throughout the neighborhood, making this a promising option for those looking to capitalize on the area's growth.

5. 2026-05-05
   listed $200,000 486-char remark

   Show marketing remark (486 chars)

   This property offers an excellent investment opportunity in a rapidly revitalizing area. Conveniently located near downtown, the airport, and major highways, it provides strong potential for future value. The home is being sold as-is and is ideal for investors seeking a rental property or a full renovation project. Significant redevelopment and improvements are underway throughout the neighborhood, making this a promising option for those looking to capitalize on the area's growth.

6. 2025-12-29
   historical
7. 2025-08-29
   listed $200,000 New
8. 1998-09-25
   soldstatus $56,300
9. 1998-09-25
   soldstatus $56,300

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$1,002/yr (+$83/mo · 119.5%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $22,642
• − Mortgage interest: −$11,203
• − Property taxes: −$838
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$5,818
• Taxable income: $160
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $3,425/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

+255.2% since first listed

9 events — show timeline

• 2026-05-18 Pending — FMLS
• 2026-05-12 Contingent — FMLS
• 2026-05-11 Listing Removed — GAMLS
• 2026-05-05 Listed $200,000 GAMLS
• 2026-05-05 Listed $200,000 FMLS
• 2025-12-29 Listing Removed — GAMLS
• 2025-08-29 Listed $200,000 GAMLS
• 1998-09-25 Sold (Public Records) $56,300 Public Records
• 1998-09-25 Sold (Public Records) $56,300 Public Records

Property tax history

-2.6%/yr

Latest (2025): $838 · -59.3% YoY. Source: county tax records.