987 N Eugenia Pl NW · Atlanta, GA 30318

$190,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 58 Days on market

Built 2011 0.34 ac lot $138/sqft · 33% below area Est $285k · 33% 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• 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

Come check out this incredible opportunity for investors or savvy buyers looking for their next renovation project in the heart of West Midtown. Ideally located just minutes from I-285, Top Golf, shopping, breweries, and some of the area's best restaurants, this two-story home offers both convenience and strong upside potential. A significant portion of the work has already been completed by the previous owner, leaving the finishing touches to transform this property into a true showstopper. The main level features a spacious living room with room to add a fireplace, along with an eat-in kitchen where cabinetry is already in place and is just waiting for your custom backsplash, granite countertops, and stainless-steel appliances. There is also a formal dining room just off the kitchen that is perfect for entertaining. Upstairs, the primary suite offers a great layout with space for a walk-in shower (started), dual vanity, and large closets. Two additional bedrooms and a guest bathroom that need final finishes complete the upper level. Outside, enjoy a wrap-around front porch overlooking a private, wooded, almost park-like setting that provides shade and privacy rarely found in this area. With much of the heavy lifting already done, this is a prime opportunity to add value without starting from scratch. Check the comparable sales and you will quickly see the potential. Opportunities like this in West Midtown do not last, so schedule your tour today and bring your vision to life. *** CASH OR HARD MONEY LOANS ONLY. NO WHOLESALERS, BLIND OFFERS, OR CREATIVE FINANCING!

Key facts

• Formal dining room
• Eat-in kitchen
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• WRAP-AROUND FRONT PORCH
• PRIVATE WOODED SETTING

Property features AI

Exterior

• Parking: Driveway parking; Two parking spaces; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Natural gas available; Phone service available; Water available
• Home design: Two levels; Resale property
• Construction: Vinyl siding exterior; Composition roof; Block foundation; Built with conventional construction materials
• Exterior features: Front porch; City street frontage; Near public transport, schools, and shopping

Interior

• Kitchen: Stained cabinets; Eat-in kitchen
• Bedrooms: Three upper-level bedrooms; Oversized master bedroom; Split bedroom floor plan
• Flooring: Ceramic tile; Other flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with shower only
• Heating & cooling: Central heating; Other cooling
• Interior features: 9-foot ceilings on main and upper levels; No shared/common walls; Crawl space foundation
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: William J. Scott Elementary School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 289 students, 100% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 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 4% at this address vs 32% district-wide (-28 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 (+3.3%/yr); 732 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/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

• It's been on market 58 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 16y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $190k implies a 58% 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 $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.12% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (median comp): $285,426
• List price: $190,000
• Delta: -33.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
853 Margaret Pl NW	0.28mi	3/2.0	1,400 (+2%)	15mo	$357,900	$256	71
15 Johnson Rd NW	0.24mi	3/2.0	1,302 (-5%)	12mo	$140,000	$108	70
20 Johnson Rd NW	0.20mi	2/1.0 (-1)	1,283 (-6%)	2mo	$92,600	$72	69
884 N Eugenia Pl NW	0.22mi	3/2.0	1,500 (+9%)	10mo	$245,000	$163	66
20 S Eugenia Pl NW	0.53mi	3/2.0	1,416 (+3%)	6mo	$280,000	$198	65
972 Sims Ave NW	0.15mi	4/2.0 (+1)	1,512 (+10%)	12mo	$227,000	$150	61
2222 Hill St NW	0.67mi	4/2.0 (+1)	1,442 (+5%)	3mo	$260,000	$180	53
688 S Eugenia Pl NW	0.57mi	3/2.0	1,526 (+11%)	7mo	$85,000	$56	49
1901 Maywood Pl NW	0.66mi	3/2.0	1,201 (-12%)	4mo	$235,000	$196	45
2259 Sisk St NW	0.63mi	3/2.5	1,535 (+12%)	4mo	$175,000	$114	45
960 N Grand Ave NW	0.62mi	3/3.5	1,510 (+10%)	11mo	$205,000	$136	40
832 N Evelyn Pl	0.45mi	2/1.0 (-1)	1,191 (-13%)	14mo	$150,500	$126	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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-9,601
• Equity at exit: $28,330

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $20,684
• Equity at exit: $16,428

Cash invested: $53,200 (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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$996
• Tax from tax record: −$287 /mo · $3,446/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $323

Break-even live

Break-even rent $1,725

Max offer price $190,000

Occupancy floor 80%

Sensitivity live

Price	-10% $430	-5% $377	+0% $323	+5% $269	+10% $215
Rent	-10% $154	-5% $239	+0% $323	+5% $407	+10% $491
Rate	-1.0pp $419	-0.5pp $371	base $323	+0.5pp $274	+1.0pp $224

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
971 Colquitt Pl NW Unit A Atlanta, GA	4.0	3.0	1750	$800	$0.46	25d	1	0.05mi
1026 Sims Ave NW Unit B Atlanta, GA	4.0	3.0	1492	$2,842	$1.90	25d	1	0.10mi
1955 East Ave NW Unit A Atlanta, GA	4.0	3.0	1800	$1,990	$1.11	16d	1	0.30mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	25d	1	0.37mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	25d	1	0.38mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	4d	1	0.52mi
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	25d	1	0.56mi
960 N Grand Ave NW Atlanta, GA	3.0	2.5	1510	$1,950	$1.29	25d	1	0.63mi
1637 Winpost Ln NW Atlanta, GA	3.0	2.5	1507	$2,800	$1.86	25d	1	0.63mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	0.65mi
687 S Evelyn Pl NW Atlanta, GA	3.0	2.5	1200	$1,943	$1.62	0d	1	0.65mi
1632 Gunnin Trce NW Atlanta, GA	3.0	2.5	1408	$2,800	$1.99	21d	1	0.67mi
725 Matilda Pl NW Atlanta, GA	2.0	1.0	1225	$1,450	$1.18	25d	1	0.69mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	25d	1	0.71mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	4d	1	0.79mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	0d	1	0.79mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	25d	1	0.79mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	25d	1	0.81mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	25d	1	0.81mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	4d	1	0.86mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	25d	1	0.89mi
2011 Springfield Rd Atlanta, GA	3.0	2.5	1528	$3,000	$1.96	6d	1	0.92mi
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,556	$1.31	5d	9	0.95mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	25d	1	0.95mi
753 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	25d	1	0.99mi
751 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	25d	1	0.99mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	17d	1	0.99mi
562 Gary Rd NW Atlanta, GA	4.0	2.0	1700	$2,400	$1.41	25d	1	1.00mi
636 Francis Pl NW Unit A Atlanta, GA	2.0	2.0	1380	$1,800	$1.30	25d	1	1.00mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	25d	1	1.03mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	25d	1	1.05mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	25d	1	1.05mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	25d	1	1.07mi
2456 Spring St NW Apt A Atlanta, GA	4.0	2.5	1650	$1,450	$0.88	25d	1	1.09mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	3d	1	1.12mi
390 W Lake Ave NW Unit A10 Atlanta, GA	3.0	1.5	1256	$1,275	$1.02	25d	1	1.20mi
390 W Lake Ave NW Apt A1 Atlanta, GA	3.0	1.5	1256	$1,299	$1.03	25d	1	1.20mi
390 W Lake Ave NW Unit B9 Atlanta, GA	2.0	1.5	1256	$1,275	$1.02	25d	1	1.20mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	8d	1	1.23mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	21d	1	1.25mi

Listing history 50 events

1. 2026-06-21
   days on market $190,000 Active 58 DOM
2. 2026-06-18
   days on market $190,000 Active 55 DOM
3. 2026-06-17
   days on market $190,000 Active 54 DOM
4. 2026-06-16
   days on market $190,000 Active 53 DOM
5. 2026-06-15
   days on market $190,000 Active 52 DOM
6. 2026-06-13
   days on market $190,000 Active 50 DOM
7. 2026-06-13
   days on market $190,000 Active 49 DOM
8. 2026-06-09
   days on market $190,000 Active 46 DOM
9. 2026-06-08
   days on market $190,000 Active 45 DOM
10. 2026-06-07
    days on market $190,000 Active 44 DOM
11. 2026-06-04
    days on market $190,000 Active 41 DOM
12. 2026-06-03
    days on market $190,000 Active 40 DOM
13. 2026-06-02
    days on market $190,000 Active 39 DOM
14. 2026-06-01
    days on market $190,000 Active 38 DOM
15. 2026-05-31
    days on market $190,000 Active 37 DOM
16. 2026-04-24
    listed $200,000 New 1593-char remark

    Show marketing remark (1593 chars)

    Come check out this incredible opportunity for investors or savvy buyers looking for their next renovation project in the heart of West Midtown. Ideally located just minutes from I-285, Top Golf, shopping, breweries, and some of the area's best restaurants, this two-story home offers both convenience and strong upside potential. A significant portion of the work has already been completed by the previous owner, leaving the finishing touches to transform this property into a true showstopper. The main level features a spacious living room with room to add a fireplace, along with an eat-in kitchen where cabinetry is already in place and is just waiting for your custom backsplash, granite countertops, and stainless-steel appliances. There is also a formal dining room just off the kitchen that is perfect for entertaining. Upstairs, the primary suite offers a great layout with space for a walk-in shower (started), dual vanity, and large closets. Two additional bedrooms and a guest bathroom that need final finishes complete the upper level. Outside, enjoy a wrap-around front porch overlooking a private, wooded, almost park-like setting that provides shade and privacy rarely found in this area. With much of the heavy lifting already done, this is a prime opportunity to add value without starting from scratch. Check the comparable sales and you will quickly see the potential. Opportunities like this in West Midtown do not last, so schedule your tour today and bring your vision to life. *** CASH OR HARD MONEY LOANS ONLY. NO WHOLESALERS, BLIND OFFERS, OR CREATIVE FINANCING!

17. 2026-04-24
    listed $200,000 Active 1599-char remark

    Show marketing remark (1593 chars)

    Come check out this incredible opportunity for investors or savvy buyers looking for their next renovation project in the heart of West Midtown. Ideally located just minutes from I-285, Top Golf, shopping, breweries, and some of the area's best restaurants, this two-story home offers both convenience and strong upside potential. A significant portion of the work has already been completed by the previous owner, leaving the finishing touches to transform this property into a true showstopper. The main level features a spacious living room with room to add a fireplace, along with an eat-in kitchen where cabinetry is already in place and is just waiting for your custom backsplash, granite countertops, and stainless-steel appliances. There is also a formal dining room just off the kitchen that is perfect for entertaining. Upstairs, the primary suite offers a great layout with space for a walk-in shower (started), dual vanity, and large closets. Two additional bedrooms and a guest bathroom that need final finishes complete the upper level. Outside, enjoy a wrap-around front porch overlooking a private, wooded, almost park-like setting that provides shade and privacy rarely found in this area. With much of the heavy lifting already done, this is a prime opportunity to add value without starting from scratch. Check the comparable sales and you will quickly see the potential. Opportunities like this in West Midtown do not last, so schedule your tour today and bring your vision to life. *** CASH OR HARD MONEY LOANS ONLY. NO WHOLESALERS, BLIND OFFERS, OR CREATIVE FINANCING!

18. 2024-08-09
    soldstatus $120,000 Sold

    Show marketing remark (433 chars)

    Unique opportunity to complete the construction of this larger home in the sought-after Grove Park Community. Being sold as-is and please no blind offers. Please budget for adding a driveway off of N. Eugenia To access property, you will SE off of N Eugenia onto Margaret Place; in about 1000ft take the right at the sign Margaret/Colquitt. Take an immediate right onto the gravel "driveway" and follow to home in the back.

19. 2024-08-07
    soldstatus $120,000 Closed
20. 2024-05-21
    status Under Contract

    Show marketing remark (433 chars)

    Unique opportunity to complete the construction of this larger home in the sought-after Grove Park Community. Being sold as-is and please no blind offers. Please budget for adding a driveway off of N. Eugenia To access property, you will SE off of N Eugenia onto Margaret Place; in about 1000ft take the right at the sign Margaret/Colquitt. Take an immediate right onto the gravel "driveway" and follow to home in the back.

21. 2024-05-18
    status Pending
22. 2024-04-30
    status Active
23. 2024-04-24
    status Pending
24. 2024-03-28
    status Back On Market

    Show marketing remark (433 chars)

    Unique opportunity to complete the construction of this larger home in the sought-after Grove Park Community. Being sold as-is and please no blind offers. Please budget for adding a driveway off of N. Eugenia To access property, you will SE off of N Eugenia onto Margaret Place; in about 1000ft take the right at the sign Margaret/Colquitt. Take an immediate right onto the gravel "driveway" and follow to home in the back.

25. 2024-03-28
    status Active

    Show marketing remark (433 chars)

    Unique opportunity to complete the construction of this larger home in the sought-after Grove Park Community. Being sold as-is and please no blind offers. Please budget for adding a driveway off of N. Eugenia To access property, you will SE off of N Eugenia onto Margaret Place; in about 1000ft take the right at the sign Margaret/Colquitt. Take an immediate right onto the gravel "driveway" and follow to home in the back.

26. 2024-03-15
    status Under Contract

    Show marketing remark (433 chars)

    Unique opportunity to complete the construction of this larger home in the sought-after Grove Park Community. Being sold as-is and please no blind offers. Please budget for adding a driveway off of N. Eugenia To access property, you will SE off of N Eugenia onto Margaret Place; in about 1000ft take the right at the sign Margaret/Colquitt. Take an immediate right onto the gravel "driveway" and follow to home in the back.

27. 2024-03-12
    status Pending
28. 2024-03-07
    status Active
29. 2024-03-04
    status Pending
30. 2024-02-28
    status Back On Market

    Show marketing remark (433 chars)

    Unique opportunity to complete the construction of this larger home in the sought-after Grove Park Community. Being sold as-is and please no blind offers. Please budget for adding a driveway off of N. Eugenia To access property, you will SE off of N Eugenia onto Margaret Place; in about 1000ft take the right at the sign Margaret/Colquitt. Take an immediate right onto the gravel "driveway" and follow to home in the back.

31. 2024-02-14
    status Active
32. 2024-02-07
    status Under Contract

    Show marketing remark (433 chars)

    Unique opportunity to complete the construction of this larger home in the sought-after Grove Park Community. Being sold as-is and please no blind offers. Please budget for adding a driveway off of N. Eugenia To access property, you will SE off of N Eugenia onto Margaret Place; in about 1000ft take the right at the sign Margaret/Colquitt. Take an immediate right onto the gravel "driveway" and follow to home in the back.

33. 2024-02-06
    status Pending
34. 2024-02-01
    listed $174,900 New

    Show marketing remark (433 chars)

    Unique opportunity to complete the construction of this larger home in the sought-after Grove Park Community. Being sold as-is and please no blind offers. Please budget for adding a driveway off of N. Eugenia To access property, you will SE off of N Eugenia onto Margaret Place; in about 1000ft take the right at the sign Margaret/Colquitt. Take an immediate right onto the gravel "driveway" and follow to home in the back.

35. 2024-02-01
    listed $174,900 Active

    Show marketing remark (433 chars)

    Unique opportunity to complete the construction of this larger home in the sought-after Grove Park Community. Being sold as-is and please no blind offers. Please budget for adding a driveway off of N. Eugenia To access property, you will SE off of N Eugenia onto Margaret Place; in about 1000ft take the right at the sign Margaret/Colquitt. Take an immediate right onto the gravel "driveway" and follow to home in the back.

36. 2024-01-31
    historical
37. 2024-01-29
    status Pending
38. 2024-01-29
    historical
39. 2023-12-18
    status Active
40. 2023-12-13
    status Pending
41. 2023-12-10
    listed $189,900 Active
42. 2023-11-30
    listed $189,900 New
43. 2023-11-15
    historical
44. 2023-10-10
    status Back On Market
45. 2023-08-15
    status Under Contract
46. 2023-07-31
    status Back On Market
47. 2023-06-14
    status Under Contract
48. 2023-06-09
    listed $189,900 New
49. 2015-05-19
    price $20,000
50. 2014-11-18
    price $20,000

ⓘ 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: $3,446 · $287/mo
• Projected year-2 tax: $3,446 · $287/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 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,604
• − Mortgage interest: −$10,643
• − Property taxes: −$3,446
• − Insurance: −$950
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$5,527
• Taxable income: $941
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,649/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

+130.6% since first listed

59 events — show timeline

• 2026-05-28 Price Changed $190,000 GAMLS
• 2026-05-28 Price Changed $190,000 FMLS
• 2026-04-24 Listed $200,000 FMLS
• 2026-04-24 Listed $200,000 GAMLS
• 2024-08-09 Sold (MLS) $120,000 GAMLS
• 2024-08-07 Sold (MLS) $120,000 FMLS
• 2024-05-21 Pending — GAMLS
• 2024-05-18 Pending — FMLS
• 2024-04-30 Relisted — FMLS
• 2024-04-24 Pending — FMLS
• 2024-03-28 Relisted — GAMLS
• 2024-03-28 Relisted — FMLS
• 2024-03-15 Pending — GAMLS
• 2024-03-12 Pending — FMLS
• 2024-03-07 Relisted — FMLS
• 2024-03-04 Pending — FMLS
• 2024-02-28 Relisted — GAMLS
• 2024-02-14 Relisted — FMLS
• 2024-02-07 Pending — GAMLS
• 2024-02-06 Pending — FMLS
• 2024-02-01 Listed $174,900 FMLS
• 2024-02-01 Listed $174,900 GAMLS
• 2024-01-31 Listing Removed — GAMLS
• 2024-01-29 Pending — FMLS
• 2024-01-29 Listing Removed — FMLS
• 2023-12-18 Relisted — FMLS
• 2023-12-13 Pending — FMLS
• 2023-12-10 Listed $189,900 FMLS
• 2023-11-30 Listed $189,900 GAMLS
• 2023-11-15 Listing Removed — GAMLS
• 2023-10-10 Relisted — GAMLS
• 2023-08-15 Pending — GAMLS
• 2023-07-31 Relisted — GAMLS
• 2023-06-14 Pending — GAMLS
• 2023-06-09 Listed $189,900 GAMLS
• 2015-05-19 Price Changed $20,000 GAMLS
• 2014-11-18 Price Changed $20,000 FMLS
• 2014-11-18 Listing Removed — FMLS
• 2014-11-14 Sold (MLS) $20,000 GAMLS
• 2014-11-14 Sold (MLS) $20,000 FMLS
• 2014-11-14 Price Changed $27,500 FMLS
• 2014-10-30 Pending — GAMLS
• 2014-10-30 Pending — FMLS
• 2014-10-29 Price Changed $27,500 GAMLS
• 2014-07-18 Listed $27,500 GAMLS
• 2014-07-18 Listed $27,500 FMLS
• 2013-03-05 Listing Removed — GAMLS
• 2012-12-05 Listed $27,500 GAMLS
• 2010-09-16 Listing Removed — FMLS
• 2010-08-31 Sold (MLS) $12,000 FMLS
• 2010-08-23 Pending — FMLS
• 2010-06-18 Price Changed $19,850 GAMLS
• 2010-06-17 Price Changed $19,850 FMLS
• 2010-04-21 Price Changed $25,000 GAMLS
• 2010-04-20 Price Changed $25,000 FMLS
• 2010-03-17 Relisted — FMLS
• 2010-03-12 Pending — FMLS
• 2010-03-11 Contingent — FMLS
• 2009-02-10 Sold (Public Records) $82,387 Public Records

Property tax history

+10.5%/yr

Latest (2025): $3,446 · +19.7% YoY. Source: county tax records.