811 Saint Charles Ave NE · Atlanta, GA 30306

$1,000,000

4 bd · 2.0 ba · 2,360 sqft · MultiFamily public records · 1 Days on market

Built 1920 7,501 sqft lot

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.8/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

UNBEATABLE INTOWN ATLANTA MULTIFAMILY INVESTMENT IN VIRGINIA-HIGHLAND! Rare opportunity to acquire an income-producing 5-plex with exceptional structural bones in one of Atlanta's most coveted historic neighborhoods. Situated on a beautiful corner lot featuring tree-lined streets, sidewalks, and streetlights, this property offers the ultimate Intown location. Residents are just around the corner from the iconic Ponce City Market and the vibrant Atlanta BeltLine Eastside Trail, putting world-class dining, shopping, and recreation right at their doorstep. EXCELLENT STRUCTURAL BONES & LOW-MAINTENANCE EXTERIOR Investors will appreciate the low-maintenance, high-durability exterior fea

Key facts

• Value add potential
• Beautiful corner lot
• Historic charm

Tags

• INCOME PRODUCING 5 PLEX
• EXCEPTIONAL STRUCTURAL BONES
• BEAUTIFUL CORNER LOT
• LOW MAINTENANCE EXTERIOR
• HISTORIC CHARM
• VALUE ADD POTENTIAL

Property features AI

Finance

• Financial info: Multifamily building with 5 total units

Exterior

• Parking: Four total parking spaces; Driveway with level access; Open parking available; See remarks for additional parking details
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: Three or more levels; Resale property
• Construction: Brick exterior; Fiber cement siding; Wood siding; Composition roof
• Exterior features: Backyard with fencing; Chain link fence; Wood fence; Near Beltline; Near public transport; Near schools; Near shopping; Sidewalks; Street lights

Interior

• Kitchen: Dishwasher; Garbage disposal; Range/oven; Refrigerator
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms; Unit 3: 3 bedrooms; Unit 4: 2 bedrooms; Unit 5: 1 bedroom
• Flooring: Carpet; Ceramic tile; Hardwood floors; Laminate
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom; Unit 3: 1 bathroom; Unit 4: 1 bathroom; Unit 5: 1 bathroom
• Heating & cooling: Central air in units; Ceiling fans; Electric cooling; Central heating; Hot water heating; Natural gas heating
• Interior features: Unfurnished; Insulated windows; Window treatments; Carpeting; Ceramic tile; Hardwood; Laminate
• Laundry & utility: Electric included for each unit; Gas included for each unit; Water included for each unit; Garbage included for each unit; Maintenance included for each unit

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.0-bath units multifamily listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive. Per door: $187/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $983k (1.7% below list).
• Recommended offer: $983k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Springdale Park Elementary School (math 72% / reading 75%, grade A, #37 of 1,228 statewide, top 3%, 742 students, 11% FRL); David T Howard Middle School (math 58% / reading 63%, grade B+, #39 of 470 statewide, top 8%, 1,119 students, 19% FRL); Midtown High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,602 students, 19% FRL) — zoned schools average 16% FRL vs 71% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Atlanta Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.4%/yr); 189 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $7k of loan paydown is wiped out by about $30k 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 + 7.4% rent growth), your $280k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $460k; list at $1.00M implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $983,200 (1.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.4% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-56,964
• Equity at exit: $149,103

10-year hold

• IRR: 9.0%
• Equity multiple: 1.83×
• Total profit: $231,735
• Equity at exit: $86,462

Cash invested: $280,000 (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 30306

• Rents YoY: 7.4%
• Active inventory: 189
• Price-to-rent: 42.4×

Monthly cashflow live

• Estimated rent: $9,832 high
• Mortgage (P&I): −$5,244
• Tax from tax record: −$1,172 /mo · $14,063/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,065
• Net cashflow: $935

Break-even live

Break-even rent $8,649

Max offer price $1,000,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,501	-5% $1,218	+0% $935	+5% $652	+10% $368
Rent	-10% $158	-5% $546	+0% $935	+5% $1,323	+10% $1,711
Rate	-1.0pp $1,438	-0.5pp $1,189	base $935	+0.5pp $675	+1.0pp $412

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$9,830
Total (5 units)			$9,832

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
781 Greenwood Ave NE Atlanta, GA	4.0	3.5	2760	$9,950	$3.61	26d	1	0.10mi
829 Barnett St NE Atlanta, GA	4.0	3.5	2400	$6,500	$2.71	26d	1	0.21mi
692 Drewry St NE Atlanta, GA	4.0	3.5	2217	$8,500	$3.83	26d	1	0.29mi
1021 North Ave NE Atlanta, GA	4.0	3.0	2700	$6,500	$2.41	17d	1	0.49mi
645 Kennesaw Ave NE Unit A Atlanta, GA	5.0	3.0	3100	$6,400	$2.06	7d	1	0.55mi
570 Morgan St NE Unit A Atlanta, GA	4.0	2.5	2513	$8,500	$3.38	20d	1	0.58mi
519 N Highland Ave NE Atlanta, GA	3.0	3.5	1910	$6,500	$3.40	26d	1	0.68mi
715 Ralph McGill Blvd NE Atlanta, GA	3.0	3.0	2150	$9,975	$4.64	6d	1	0.68mi
970 Charles Allen Dr NE Unit D Atlanta, GA	3.0	2.5	1700	$5,000	$2.94	22d	1	0.81mi
1046 Rosewood Dr NE Atlanta, GA	3.0	2.0	2203	$5,495	$2.49	26d	1	0.87mi
456 Parkway Dr NE #9 Atlanta, GA	3.0	2.5	2085	$3,350	$1.61	9d	1	0.93mi
1104 Rosedale Rd NE Atlanta, GA	4.0	4.0	2750	$5,500	$2.00	45d	1	0.99mi
1246 Monroe Dr NE Unit A Atlanta, GA	3.0	2.0	2387	$4,650	$1.95	26d	1	1.02mi
684 John Wesley Dobbs Ave NE Unit 700 D Atlanta, GA	4.0	2.0	3241	$7,000	$2.16	3d	1	1.07mi
787 Myrtle St NE Unit 1 Atlanta, GA	3.0	2.0	2300	$6,500	$2.83	26d	1	1.07mi
222 Lampkin St NE Atlanta, GA	3.0	3.0	1940	$6,500	$3.35	26d	1	1.07mi
225 Sampson St NE Unit 220 A Atlanta, GA	4.0	2.0	1900	$3,800	$2.00	26d	1	1.09mi
175 Sampson St NE Unit 175 Atlanta, GA	4.0	3.5	3201	$12,000	$3.75	26d	1	1.13mi
658 Irwin St NE #15 Atlanta, GA	3.0	2.5	1742	$4,400	$2.53	15d	1	1.21mi
1116 Piedmont Ave NE Atlanta, GA	3.0	3.0	1633	$4,350	$2.66	26d	1	1.25mi
1258 DeKalb Ave NE Atlanta, GA	3.0	2.5–3.5	2557	$3,700	$1.45	23d	2	1.27mi
1258 DeKalb Ave NE Atlanta, GA	3.0	3.5	2557	$3,600	$1.41	0d	1	1.27mi
131 Ponce de Leon Ave NE Atlanta, GA	4.0	1.0–4.0	1411	$3,995	$2.83	0d	17	1.27mi
180 10th St NE Atlanta, GA	2.0–3.0	2.0–3.0	1621	$8,100	$5.00	0d	20	1.27mi
205 12th St NE Atlanta, GA	1.0–3.0	1.0–2.0	1707	$8,175	$4.79	0d	11	1.28mi
207 13th St NE Atlanta, GA	3.0	1.0–3.5	1645	$7,031	$4.27	9d	14	1.31mi
888 Juniper St NE Atlanta, GA	1.0–3.0	1.0–3.0	1439	$6,264	$4.35	0d	24	1.32mi
661 Auburn Ave NE #16 Atlanta, GA	3.0	3.5	2561	$9,000	$3.51	16d	1	1.34mi
661 Auburn Ave NE #16 Atlanta, GA	3.0	3.5	2561	$9,000	$3.51	26d	1	1.34mi
693 Peachtree St NE Atlanta, GA	1.0–3.0	1.5–2.5	1585	$8,930	$5.63	4d	7	1.35mi
69 Randolph St NE Unit A Atlanta, GA	3.0	2.0	1590	$4,500	$2.83	26d	1	1.35mi
1081 Juniper St NE Atlanta, GA	3.0	1.0–3.5	1375	$18,230	$13.26	0d	104	1.37mi
195 14th St NE Unit P603 Atlanta, GA	3.0	2.0	1823	$5,700	$3.13	26d	1	1.37mi
663 Yorkshire Rd NE Atlanta, GA	4.0	3.0	2500	$10,000	$4.00	26d	1	1.40mi
1146 Wade St NE Atlanta, GA	4.0	2.0	1800	$5,000	$2.78	23d	1	1.43mi

Listing history 2 events

1. 2026-06-22
   remarks 695-char remark
2. 2026-06-22
   listed $1,000,000 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: $14,063 · $1,172/mo
• Projected year-2 tax: $14,063 · $1,172/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 ≥104°F today · 18 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: $117,984
• − Mortgage interest: −$56,016
• − Property taxes: −$14,063
• − Insurance: −$5,000
• − Repairs & maintenance: −$9,439
• − Management: −$9,439
• − Depreciation: −$29,091
• Taxable loss: −$5,063
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $12,430/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): 24,236
• Household income: $123,077
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1037.0

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 White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 8% Asian 7% Two or more races 7% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 4% Scotch-Irish 4%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Spanish 6% Chinese 2% Other Indo-European 2%

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: ▼ -754.85%
• Current HPI: 291.9526
• Rent YoY: ▲ 7.40%
• 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

+624.6% since first listed

4 events — show timeline

• 2026-06-20 Listed $1,000,000 FMLS
• 1999-07-23 Sold (Public Records) $460,000 Public Records
• 1999-07-23 Sold (Public Records) $460,000 Public Records
• 1995-03-28 Sold (Public Records) $138,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $14,063 · +0.6% YoY. Source: county tax records.