1360 La France St NE #104 · Atlanta, GA 30307

$499,000

4 bd · 3.5 ba · 2,248 sqft · Townhouse public records · 11 Days on market

Built 2007 1,742 sqft lot Est $686k · 27% under $200/mo HOA · 4% of rent

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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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meet 1360 La France St NE, Unit 104-a stunning, light-filled townhome with a perfect balance modern updates and the comforts of home. Tucked into the heart of Edgewood, one of Atlanta's most vibrant and connected neighborhoods, this 4-bedroom, 3.5-bathroom residence offers an expansive layout designed for both entertaining and quiet retreats. The heart of the home is the main level, where an open-concept floor plan creates a seamless flow between the living and dining areas. You'll immediately notice the incredible natural light pouring in through oversized windows, highlighting the crisp architectural lines and airy feel of the space. Whether you're hosting a dinner party or enjoying a slow morning, this level feels bright, inviting, and incredibly spacious. Something you don't normally see - a bonus office space or nook sits on the main level as well. Doors leading to balcony off the kitchen allow for fresh air or a nice place to sit for coffee. The primary bedroom with ensuite bath and two other bedrooms are upstairs. The lower level has the two-car garage, which leads directly into a secluded fourth bedroom complete with its own full bath. This space is a true bonus-perfect for a home office, a private guest suite, or a media room-and it opens directly onto a charming walkout yard area, offering a rare touch of outdoor space in a townhome setting. Beyond the front door, the best of the city is quite literally steps away. This location is a walker's dream; you're just a short stroll from the Edgewood-Candler Park MARTA station for easy commuting, and minutes from the sprawling green space of Candler Park. Grab your groceries or a bite to eat at the Edgewood Shopping Center, or explore the local favorites like Bona Fide Deluxe, El Tesoro, Seans Candler Park, and many more.

Key facts

• Bonus office space
• Walkout yard area
• $200 HOA

Tags

• OPEN-CONCEPT FLOOR PLAN
• BONUS OFFICE SPACE
• BALCONY OFF THE KITCHEN
• SECLUDED FOURTH BEDROOM
• WALKOUT YARD AREA
• STEPS FROM MARTA STATION

Property features AI

Finance

• Other: Concrete road surface and city street frontage; GPS-friendly directions
• Financial info: Part of a 7-unit community
• HOA & community: Monthly association fee of $200; Association in place

Exterior

• Parking: Covered drive-under main level garage; Detached garage features a garage door opener and faces front; 2 garage spaces
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Three or more levels; Daylight, finished basement with interior entry, driveway access and walk-out access; Fee simple ownership; Resale property
• Construction: Fiber cement and stone exterior; Composition roof; Slab foundation
• Exterior features: Rear porch; Terrace; Back yard with wood fencing

Interior

• Kitchen: White cabinets; Kitchen island; Stone countertops; Breakfast bar; Open view to family room; Dishwasher; Gas oven and gas range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on upper level; One bedroom on lower level; Roommate-style floor plan
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Three full bathrooms; One half bathroom (main level); Master bathroom with double vanity and tub/shower combo
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: High 9-ft ceilings on main level; Tray ceilings; High-speed internet available; Walk-in closets; Double-pane insulated windows; Factory-built gas fireplace with gas log, gas starter and insert
• Laundry & utility: Washer and dryer included; Laundry located in hall on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $499k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/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 $463k (7.1% below list).
• Recommended offer: $463k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Fred A. Toomer Elementary School (math 8% / reading 22%, grade F, #988 of 1,228 statewide, top 81%, 512 students, 56% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL); Maynard Jackson High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,474 students, 44% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 174 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 40% of the median local income ($141k/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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $330k; list at $499k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $463,427 (7.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.93% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $685,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Marion Pl NE	0.15mi	3/3.5 (-1)	2,227 (-1%)	4mo	$525,000	$236	83
1310 Axis Cir NE #1	0.12mi	3/3.5 (-1)	2,310 (+3%)	2mo	$705,000	$305	83
220 Whitefoord Ave NE Unit A	0.10mi	4/3.0	2,328 (+4%)	6mo	$765,000	$329	83
109 Flora Ave NE	0.30mi	4/5.0	2,215 (-2%)	5mo	$875,000	$395	74
1365 Finley St NE Unit A	0.33mi	4/3.0	2,364 (+5%)	1mo	$850,000	$360	74
279 Carlyle Park Dr	0.39mi	3/3.5 (-1)	2,218 (-1%)	2mo	$524,000	$236	73
161 Wesley Ave NE Unit A	0.39mi	4/3.0	2,376 (+6%)	1mo	$765,000	$322	69
60 Walthall St NE Unit A	0.67mi	4/3.0	2,244 (-0%)	1mo	$927,500	$413	66
1221 Oxley Pl NW	0.48mi	3/3.5 (-1)	2,152 (-4%)	3mo	$574,000	$267	63
6 Becker Pl NW	0.52mi	3/3.5 (-1)	2,388 (+6%)	1mo	$526,500	$220	60
3 Becker Pl NW	0.50mi	3/3.5 (-1)	1,913 (-15%)	6mo	$565,000	$295	42
1672 Dekalb Ave NE #2	0.61mi	3/3.5 (-1)	2,016 (-10%)	10mo	$549,000	$272	41

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.57×
• Total profit: $-60,560
• Equity at exit: $74,403

10-year hold

• IRR: -4.8%
• Equity multiple: 0.70×
• Total profit: $-41,880
• Equity at exit: $43,144

Cash invested: $139,720 (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 30307

• Rents YoY: 1.8%
• Active inventory: 174
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $4,634 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$229 /mo · $2,752/yr
• Insurance: −$208
• HOA: −$200
• Vacancy / Maint / Mgmt: −$973
• Net cashflow: $407

Break-even live

Break-even rent $4,119

Max offer price $499,000

Occupancy floor 86%

Sensitivity live

Price	-10% $690	-5% $548	+0% $407	+5% $266	+10% $125
Rent	-10% $41	-5% $224	+0% $407	+5% $590	+10% $773
Rate	-1.0pp $658	-0.5pp $534	base $407	+0.5pp $278	+1.0pp $146

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Whitefoord Ave NE Unit A Atlanta, GA	4.0	3.0	1922	$4,500	$2.34	19d	1	0.14mi
1258 DeKalb Ave NE Atlanta, GA	3.0	2.5–3.5	2557	$3,700	$1.45	0d	2	0.18mi
1258 DeKalb Ave NE Atlanta, GA	3.0	2.5–3.5	2557	$3,700	$1.45	23d	2	0.18mi
220 Mayson Ave NE Atlanta, GA	3.0	2.0	2342	$4,250	$1.81	20d	1	0.25mi
1515 Iverson St NE Atlanta, GA	3.0	2.5	1722	$6,000	$3.48	9d	1	0.35mi
1511 McLendon Ave NE Atlanta, GA	4.0	3.5	2676	$7,000	$2.62	25d	1	0.38mi
1326 Hosea L Williams Dr NE Atlanta, GA	3.0	1.5	1516	$2,800	$1.85	6d	1	0.51mi
1146 Wade St NE Atlanta, GA	4.0	2.0	1800	$5,000	$2.78	23d	1	0.52mi
1278 Wylie St SE Atlanta, GA	3.0	2.5	2750	$6,500	$2.36	22d	1	0.64mi
519 N Highland Ave NE Atlanta, GA	3.0	3.5	1910	$6,500	$3.40	25d	1	0.74mi
256 Casson St NE Atlanta, GA	4.0	3.0	1846	$4,995	$2.71	25d	1	0.84mi
151 Moreland Ave SE Atlanta, GA	3.0	2.0	1500	$2,400	$1.60	25d	1	0.89mi
1436 Walker Pl SE Atlanta, GA	3.0	3.5	1700	$3,050	$1.79	25d	1	0.91mi
1021 North Ave NE Atlanta, GA	4.0	3.0	2700	$6,500	$2.41	16d	1	0.93mi
1024 Kirkwood Ave SE Atlanta, GA	3.0	2.5	1800	$6,400	$3.56	23d	1	0.95mi
1867 Gordon Mnr NE Atlanta, GA	3.0	3.5	2438	$4,200	$1.72	21d	1	1.01mi
241 Maynard Ter SE #5 Atlanta, GA	3.0	2.0	1932	$2,645	$1.37	25d	1	1.12mi
1936 McLendon Ave NE Atlanta, GA	4.0	3.5	2435	$7,900	$3.24	0d	1	1.13mi
105 Selman St SE Atlanta, GA	3.0	2.0	2053	$4,195	$2.04	18d	1	1.13mi
241 Maynard Ter SE #16 Atlanta, GA	3.0	3.5	2231	$7,000	$3.14	12d	1	1.14mi
201 Clay St SE Unit 1019265P Atlanta, GA	4.0–8.0	3.5–6.0	4994	$8,202	$1.64	0d	2	1.15mi
209 Clay St SE Unit 1019260P Atlanta, GA	4.0	3.5	2992	$6,944	$2.32	9d	1	1.16mi
277 Clifton St SE Atlanta, GA	1.0–3.0	1.0–3.5	1175	$3,738	$3.18	0d	6	1.21mi
515 Claire Dr NE Atlanta, GA	4.0	3.5	2932	$9,500	$3.24	0d	1	1.22mi
715 Ralph McGill Blvd NE Atlanta, GA	3.0	3.0	2150	$9,975	$4.64	6d	1	1.24mi
300 Gibson St SE Atlanta, GA	3.0	3.5	2068	$4,750	$2.30	6d	1	1.28mi
225 Sampson St NE Unit 220 A Atlanta, GA	4.0	2.0	1900	$3,800	$2.00	25d	1	1.29mi
700 Rankin St NE Atlanta, GA	3.0	1.0–2.5	1035	$6,592	$6.37	0d	17	1.31mi
1919 Bixby St SE Atlanta, GA	3.0	3.0	2516	$6,500	$2.58	3d	1	1.32mi
202 Warren St SE Atlanta, GA	3.0	2.0	1466	$2,500	$1.71	20d	1	1.34mi
661 Auburn Ave NE #16 Atlanta, GA	3.0	3.5	2561	$9,000	$3.51	25d	1	1.34mi
661 Auburn Ave NE #16 Atlanta, GA	3.0	3.5	2561	$9,000	$3.51	16d	1	1.34mi
658 Irwin St NE #15 Atlanta, GA	3.0	2.5	1742	$4,400	$2.53	15d	1	1.35mi
745 Kirkwood Ave SE Atlanta, GA	3.0	3.5	1812	$5,500	$3.04	23d	1	1.37mi
1084 Sanders Ave SE Unit A-B Atlanta, GA	4.0	3.0	2550	$5,500	$2.16	25d	1	1.39mi
1084 Sanders Ave SE Unit A Atlanta, GA	3.0	2.0	1900	$3,800	$2.00	25d	1	1.39mi
174 Estoria St SE Atlanta, GA	3.0	3.5	2000	$6,000	$3.00	22d	1	1.39mi
222 Lampkin St NE Atlanta, GA	3.0	3.0	1940	$6,500	$3.35	25d	1	1.40mi
670 DeKalb Ave NE Atlanta, GA	3.0	1.0–2.0	1098	$4,327	$3.94	0d	44	1.40mi
1540 Millwood Pl SE Atlanta, GA	3.0	3.5	1440	$3,000	$2.08	45d	1	1.40mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 9 events

1. 2026-06-13
   status $499,000 Pending 11 DOM
2. 2026-06-09
   days on market $499,000 Active Under Contract 11 DOM
3. 2026-06-08
   statusdays on market $499,000 Active Under Contract 10 DOM
4. 2026-06-07
   days on market $499,000 Active 9 DOM
5. 2026-06-04
   days on market $499,000 Active 6 DOM
6. 2026-06-03
   days on market $499,000 Active 5 DOM
7. 2026-06-02
   days on market $499,000 Active 4 DOM
8. 2026-06-01
   days on market $499,000 Active 3 DOM
9. 2026-05-31
   days on market $499,000 Active 2 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: $2,752 · $229/mo
• Projected year-2 tax: $4,591 · $383/mo
• Expected delta: +$1,839/yr (+$153/mo · 66.8%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,611
• − Mortgage interest: −$27,952
• − Property taxes: −$2,752
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,449
• − Management: −$4,449
• − HOA: −$2,400
• − Depreciation: −$14,516
• Taxable loss: −$3,401
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $5,701/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: Dekalb County · 782,738 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,709
• Household income: $140,677
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 919.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 10% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -702.06%
• Current HPI: 252.7207
• Rent YoY: ▲ 1.79%
• 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

+99.6% since first listed

7 events — show timeline

• 2026-05-29 Listed $499,000 FMLS
• 2026-05-29 Listed $499,000 GAMLS
• 2015-05-11 Listing Removed — FMLS
• 2015-05-08 Sold (MLS) $330,000 FMLS
• 2015-04-12 Listed $330,000 FMLS
• 2011-05-05 Listing Removed — FMLS
• 2011-02-08 Listed $250,000 FMLS

Property tax history

-4.2%/yr

Latest (2025): $2,752 · +2543.3% YoY. Source: county tax records.