2779 Cascade Rd SW · Atlanta, GA 30311

$240,000

3 bd · 1.5 ba · 2,406 sqft · SingleFamily public records · 52 Days on market

Built 1965 0.60 ac lot $100/sqft · 43% below area Est $424k · 43% under ↓ 20% since listing

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside to discover expansive living areas filled with natural light, thoughtfully designed for both everyday living and effortless entertaining. The home features good sized bedrooms, kitchen, and flexible spaces that can easily accommodate a home office or exercise room. Situated on a spacious lot, the outdoor areas provide endless opportunities for relaxation, gatherings, or future enhancements. Whether you envision quiet mornings on the patio or hosting family and friends, this home delivers. Conveniently located near shopping, dining, parks, and major highways, 2779 Cascade Road offers easy access to everything Atlanta has to offer while maintaining a sense of privacy and community. This is also an exceptional investment opportunity ideally positioned in a high-demand Southwest Atlanta corridor experiencing continued growth and revitalization. This property offers strong potential for both immediate returns and long-term appreciation. The home features a flexible layout making it well-suited for a variety of income-producing strategies-including long-term rental, short-term rental, or co-living housing. The existing footprint provides a solid foundation for value-add improvements, allowing investors to maximize equity and rental income. With ample space and versatility, this is an ideal candidate for a strategic renovation. Whether you're looking to add to your portfolio or secure a property in a rapidly appreciating area, 2779 Cascade Road presents a compelling opportunity.

Key facts

• 0.6 acre lot
• Parking
• Built 1965

Property features AI

Finance

• Other: Directions: I-285 to Cascade Rd exit; travel inside the perimeter and the house is down Cascade on the left
• HOA & community: Association fees charged annually; Community features include proximity to the Beltline, public transportation, and schools

Exterior

• Parking: Carport (2 carport spaces); One total parking space reported
• Utilities: Public water; Public sewer; Electric service with 110V and 220V; Cable available; Phone available; Electricity available; Sewer available; Water available
• Home design: Single-level home; Brick four-sides construction; Resale condition; Brick/mortar foundation; Shingle roof
• Construction: Brick four-sides exterior; Brick/mortar foundation; Shingle roof
• Exterior features: Private yard; Enclosed patio/porch and front porch; Chain link fencing; Asphalt road frontage on a city street

Interior

• Kitchen: Eat-in kitchen with cabinets and walk-in pantry; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Two full bathrooms; Two half bathrooms; Two main-level bathrooms (including one half bath on main level); One half bath on lower level; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One brick fireplace; Open view from kitchen to family room; Partial basement; No shared/common walls; Other interior details
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/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 $233k (2.7% below list).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: L. O. Kimberly Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 334 students, 100% FRL); Ralph Bunche Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 824 students, 100% FRL); D. M. Therrell High School (math 5% / reading 10%, grade F, #378 of 424 statewide, top 91%, 973 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 (-23 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 soft (-0.2%/yr); 250 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,334/mo this rent would consume 55% of the median local household income ($51k/yr) (locally 2825% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 52 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (median comp): $424,128
• List price: $240,000
• Delta: -43.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Oriole Dr SW	0.44mi	3/2.0	2,135 (-11%)	6mo	$245,000	$115	53
1342 SW Willis Mill Rd	0.61mi	3/2.0	2,497 (+4%)	21mo	$230,000	$92	46
2831 Wright Dr SW	0.57mi	4/2.0 (+1)	2,324 (-3%)	21mo	$356,000	$153	43
1330 SW Adams Dr	0.40mi	4/3.5 (+1)	2,081 (-14%)	8mo	$449,000	$216	40
1332 Willis Mill Rd SW	0.61mi	4/2.5 (+1)	2,053 (-15%)	2mo	$365,000	$178	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.60×
• Total profit: $-27,185
• Equity at exit: $35,785

10-year hold

• IRR: -7.1%
• Equity multiple: 0.61×
• Total profit: $-26,313
• Equity at exit: $20,751

Cash invested: $67,200 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 250
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$194 /mo · $2,328/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $292

Break-even live

Break-even rent $1,965

Max offer price $240,000

Occupancy floor 83%

Sensitivity live

Price	-10% $428	-5% $360	+0% $292	+5% $224	+10% $156
Rent	-10% $107	-5% $199	+0% $292	+5% $384	+10% $476
Rate	-1.0pp $413	-0.5pp $353	base $292	+0.5pp $229	+1.0pp $166

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2764 Veltre Pl SW Atlanta, GA	3.0	3.0	2610	$2,400	$0.92	25d	1	0.04mi
1284 Lynhurst Dr SW Atlanta, GA	3.0	2.0	1978	$2,050	$1.04	20d	1	0.50mi
1026 Lynhurst Dr SW Atlanta, GA	3.0	2.0	1728	$2,500	$1.45	0d	1	0.72mi
1026 Lynhurst Dr SW Atlanta, GA	3.0	2.0	1728	$2,500	$1.45	14d	1	0.72mi
2367 Cascade Rd Unit G27 Atlanta, GA	2.0	1.0	1815	$1,300	$0.72	25d	1	0.75mi
1580 Childress Dr SW Atlanta, GA	4.0	2.0	1746	$2,250	$1.29	15d	1	0.86mi
1668 Laurelwood Dr SW Atlanta, GA	3.0	2.0	2019	$2,000	$0.99	22d	1	1.05mi
3039 Lynn Dr SW Atlanta, GA	3.0	2.0	1756	$2,300	$1.31	25d	1	1.19mi
3433 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	2434	$2,500	$1.03	23d	1	1.44mi
3433 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1682	$2,500	$1.49	25d	1	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $240,000 Active 52 DOM
2. 2026-06-18
   days on market $240,000 Active 49 DOM
3. 2026-06-17
   days on market $240,000 Active 48 DOM
4. 2026-06-16
   days on market $240,000 Active 47 DOM
5. 2026-06-15
   days on market $240,000 Active 46 DOM
6. 2026-06-13
   days on market $240,000 Active 44 DOM
7. 2026-06-13
   days on market $240,000 Active 43 DOM
8. 2026-06-09
   days on market $240,000 Active 40 DOM
9. 2026-06-08
   days on market $240,000 Active 39 DOM
10. 2026-06-07
    days on market $240,000 Active 38 DOM
11. 2026-06-04
    days on market $240,000 Active 35 DOM
12. 2026-06-03
    days on market $240,000 Active 34 DOM
13. 2026-06-02
    days on market $240,000 Active 33 DOM

    Show marketing remark (1514 chars)

    Step inside to discover expansive living areas filled with natural light, thoughtfully designed for both everyday living and effortless entertaining. The home features good sized bedrooms, kitchen, and flexible spaces that can easily accommodate a home office or exercise room. Situated on a spacious lot, the outdoor areas provide endless opportunities for relaxation, gatherings, or future enhancements. Whether you envision quiet mornings on the patio or hosting family and friends, this home delivers. Conveniently located near shopping, dining, parks, and major highways, 2779 Cascade Road offers easy access to everything Atlanta has to offer while maintaining a sense of privacy and community. This is also an exceptional investment opportunity ideally positioned in a high-demand Southwest Atlanta corridor experiencing continued growth and revitalization. This property offers strong potential for both immediate returns and long-term appreciation. The home features a flexible layout making it well-suited for a variety of income-producing strategies-including long-term rental, short-term rental, or co-living housing. The existing footprint provides a solid foundation for value-add improvements, allowing investors to maximize equity and rental income. With ample space and versatility, this is an ideal candidate for a strategic renovation. Whether you're looking to add to your portfolio or secure a property in a rapidly appreciating area, 2779 Cascade Road presents a compelling opportunity.

14. 2026-06-02
    price $240,000 Active 32 DOM

    Show marketing remark (1514 chars)

    Step inside to discover expansive living areas filled with natural light, thoughtfully designed for both everyday living and effortless entertaining. The home features good sized bedrooms, kitchen, and flexible spaces that can easily accommodate a home office or exercise room. Situated on a spacious lot, the outdoor areas provide endless opportunities for relaxation, gatherings, or future enhancements. Whether you envision quiet mornings on the patio or hosting family and friends, this home delivers. Conveniently located near shopping, dining, parks, and major highways, 2779 Cascade Road offers easy access to everything Atlanta has to offer while maintaining a sense of privacy and community. This is also an exceptional investment opportunity ideally positioned in a high-demand Southwest Atlanta corridor experiencing continued growth and revitalization. This property offers strong potential for both immediate returns and long-term appreciation. The home features a flexible layout making it well-suited for a variety of income-producing strategies-including long-term rental, short-term rental, or co-living housing. The existing footprint provides a solid foundation for value-add improvements, allowing investors to maximize equity and rental income. With ample space and versatility, this is an ideal candidate for a strategic renovation. Whether you're looking to add to your portfolio or secure a property in a rapidly appreciating area, 2779 Cascade Road presents a compelling opportunity.

15. 2026-06-01
    days on market $300,000 Active 32 DOM
16. 2026-05-31
    days on market $300,000 Active 31 DOM
17. 2026-04-30
    listed $300,000 Active 1526-char remark
18. 2026-04-30
    historical $300,000 1526-char remark
19. 2026-04-26
    listed $300,000 New 1514-char remark

    Show marketing remark (1514 chars)

    Step inside to discover expansive living areas filled with natural light, thoughtfully designed for both everyday living and effortless entertaining. The home features good sized bedrooms, kitchen, and flexible spaces that can easily accommodate a home office or exercise room. Situated on a spacious lot, the outdoor areas provide endless opportunities for relaxation, gatherings, or future enhancements. Whether you envision quiet mornings on the patio or hosting family and friends, this home delivers. Conveniently located near shopping, dining, parks, and major highways, 2779 Cascade Road offers easy access to everything Atlanta has to offer while maintaining a sense of privacy and community. This is also an exceptional investment opportunity ideally positioned in a high-demand Southwest Atlanta corridor experiencing continued growth and revitalization. This property offers strong potential for both immediate returns and long-term appreciation. The home features a flexible layout making it well-suited for a variety of income-producing strategies-including long-term rental, short-term rental, or co-living housing. The existing footprint provides a solid foundation for value-add improvements, allowing investors to maximize equity and rental income. With ample space and versatility, this is an ideal candidate for a strategic renovation. Whether you're looking to add to your portfolio or secure a property in a rapidly appreciating area, 2779 Cascade Road presents a compelling opportunity.

ⓘ 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: $2,328 · $194/mo
• Projected year-2 tax: $2,328 · $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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,014
• − Mortgage interest: −$13,444
• − Property taxes: −$2,328
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − Depreciation: −$6,982
• Taxable loss: −$422
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $3,601/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

-20.0% since first listed

5 events — show timeline

• 2026-06-02 Price Changed $240,000 FMLS
• 2026-06-02 Price Changed $240,000 GAMLS
• 2026-04-30 Listed $300,000 FMLS
• 2026-04-30 Coming Soon $300,000 FMLS
• 2026-04-26 Listed $300,000 GAMLS

Property tax history

+3.1%/yr

Latest (2025): $2,328 · -2.9% YoY. Source: county tax records.