856 Beckwith St SW · Atlanta, GA 30314

$219,900

6 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 103 Days on market

Built 1958 4,098 sqft lot $164/sqft · 41% below area Est $370k · 41% 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

Key facts

• 4,098 sq ft lot
• Built 1958
• Listed 103 days

Tags

• HISTORIC WEST END NEIGHBORHOOD
• 5 MINUTES FROM JOHNSON PARK

🏷️ Possibly a rental listed for sale. The $219,900 price doesn't fit this home's estimated sale value (~$370,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools C-, 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.
• Market conditions: Rents rising (+2.5%/yr); 293 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,387/mo this rent would consume 68% of the median local household income ($42k/yr) (locally 1293% 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 103 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $200,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.09% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 7.7

CMA / ARV

• ARV (median comp): $370,000
• List price: $219,900
• Delta: -40.57%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1033 Palmetto Ave SW	0.35mi	7/2.0 (+1)	1,152 (-14%)	2mo	$370,000	$321	53
938 Beckwith St SW	0.14mi	5/2.0 (-1)	1,190 (-12%)	20mo	$215,000	$181	52

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-21,611
• Equity at exit: $32,788

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,562
• Equity at exit: $19,013

Cash invested: $61,572 (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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 293
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,387 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$405 /mo · $4,857/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $236

Break-even live

Break-even rent $2,088

Max offer price $219,900

Occupancy floor 85%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Cairo St NW Atlanta, GA	6.0	2.5	1500	$3,950	$2.63	24d	1	0.85mi
903 Beecher St SW Atlanta, GA	6.0	4.0	1500	$8,000	$5.33	22d	1	1.28mi
1462 Lucile Ave SW Atlanta, GA	5.0	3.0	1700	$2,300	$1.35	24d	1	1.31mi

Listing history 32 events

1. 2026-05-19
   status Under Contract 437-char remark

   Show marketing remark (437 chars)

   Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

2. 2026-05-19
   status Pending 437-char remark

   Show marketing remark (437 chars)

   Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

3. 2026-05-02
   price $219,900 437-char remark

   Show marketing remark (437 chars)

   Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

4. 2026-05-02
   price $219,900 437-char remark

   Show marketing remark (437 chars)

   Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

5. 2026-04-01
   price $234,900 437-char remark

   Show marketing remark (437 chars)

   Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

6. 2026-04-01
   price $234,900 437-char remark

   Show marketing remark (437 chars)

   Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

7. 2026-03-15
   status Back On Market 437-char remark

   Show marketing remark (437 chars)

   Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

8. 2026-03-15
   status Active 437-char remark

   Show marketing remark (437 chars)

   Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

9. 2026-03-03
   status Under Contract 437-char remark

   Show marketing remark (437 chars)

   Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

10. 2026-03-03
    status Pending 437-char remark

    Show marketing remark (437 chars)

    Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

11. 2026-01-22
    listed $249,900 New 437-char remark

    Show marketing remark (437 chars)

    Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

12. 2026-01-22
    listed $249,900 Active 437-char remark

    Show marketing remark (437 chars)

    Calling all investors! Come check out this beautiful investment property in Atlanta's historic West End neighborhood. This home boasts 6 bedrooms and 2 bathrooms along with 1,344 sq ft allotting for any further customization needs. The property is located conveniently 5 minutes from Johnson Park, as well as Clark & Morehouse Universities. The surrounding area is more educational-driven with a high tenant to owner occupancy rate.

13. 2025-03-26
    historical
14. 2025-03-08
    listed $350,000 New
15. 2024-09-27
    status Active
16. 2024-07-26
    listed $300,000 Active
17. 2021-06-02
    soldstatus $230,000
18. 2021-05-27
    soldstatus $230,000 Closed
19. 2021-05-27
    soldstatus $230,000 Sold
20. 2021-04-29
    status Pending
21. 2021-04-29
    status Under Contract
22. 2021-04-09
    status Back on Market
23. 2021-04-09
    status Active
24. 2021-04-07
    historical
25. 2021-04-06
    historical
26. 2020-11-06
    listed $239,900 Active
27. 2020-11-06
    listed $239,900 New
28. 2017-06-02
    historical
29. 2016-01-29
    price $125,000
30. 2015-08-17
    listed $140,000 New
31. 2002-06-10
    soldstatus $130,000
32. 2001-06-27
    soldstatus $15,000

ⓘ 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: $4,857 · $405/mo
• Projected year-2 tax: $4,857 · $405/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 6/10 Major 7 d/yr ≥103°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,641
• − Mortgage interest: −$12,318
• − Property taxes: −$4,857
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$6,397
• Taxable loss: −$613
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $2,979/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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 (76%)
• Race & ethnicity: Black 76% White 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

+1366.0% since first listed

32 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-19 Pending — FMLS
• 2026-05-02 Price Changed $219,900 GAMLS
• 2026-05-02 Price Changed $219,900 FMLS
• 2026-04-01 Price Changed $234,900 GAMLS
• 2026-04-01 Price Changed $234,900 FMLS
• 2026-03-15 Relisted — GAMLS
• 2026-03-15 Relisted — FMLS
• 2026-03-03 Pending — GAMLS
• 2026-03-03 Pending — FMLS
• 2026-01-22 Listed $249,900 FMLS
• 2026-01-22 Listed $249,900 GAMLS
• 2025-03-26 Listing Removed — GAMLS
• 2025-03-08 Listed $350,000 GAMLS
• 2024-09-27 Relisted — FMLS
• 2024-07-26 Listed $300,000 FMLS
• 2021-06-02 Sold (Public Records) $230,000 Public Records
• 2021-05-27 Sold (MLS) $230,000 GAMLS
• 2021-05-27 Sold (MLS) $230,000 FMLS
• 2021-04-29 Pending — FMLS
• 2021-04-29 Pending — GAMLS
• 2021-04-09 Relisted — GAMLS
• 2021-04-09 Relisted — FMLS
• 2021-04-07 Listing Removed — GAMLS
• 2021-04-06 Listing Removed — FMLS
• 2020-11-06 Listed $239,900 GAMLS
• 2020-11-06 Listed $239,900 FMLS
• 2017-06-02 Listing Removed — GAMLS
• 2016-01-29 Price Changed $125,000 GAMLS
• 2015-08-17 Listed $140,000 GAMLS
• 2002-06-10 Sold (Public Records) $130,000 Public Records
• 2001-06-27 Sold (Public Records) $15,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,857 · -9.8% YoY. Source: county tax records.