3159 Lakewood Ave SW · Atlanta, GA 30310

$84,900

3 bd · 2.0 ba · 1,871 sqft · SingleFamily public records · 195 Days on market

Built 1940 6,124 sqft lot $45/sqft · 74% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Traditional style home with partial basement! Includes endless possibilities with spacious lot. This single-family home is nestled in a vibrant and welcoming neighborhood, offering the perfect blend of city convenience and suburban charm. Easy access to shops, restaurants, and major highways for commuting. Convenient to downtown and the airport. Bring your builder or contractor and discover the amazing potential. Schedule a viewing today and make this gem your own!

Key facts

• Spacious lot
• Vibrant neighborhood
• Easy access to shops

Tags

• SPACIOUS LOT
• VIBRANT NEIGHBORHOOD
• EASY ACCESS TO SHOPS
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO MAJOR HIGHWAYS
• CONVENIENT TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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: 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 (+2.8%/yr); 452 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,176/mo this rent would consume 49% of the median local household income ($53k/yr) (locally 1676% 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 $587 of loan paydown is wiped out by about $3k 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 + 2.8% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $85k implies a 1339% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 2.56% ✓
• Cap rate: 22.30%
• Cash-on-cash: 57.16%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

• ARV (median comp): $329,789
• List price: $84,900
• Delta: -74.26%
• 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
992 Estes Dr SW	0.07mi	4/3.0 (+1)	1,779 (-5%)	7mo	$235,300	$132	74
1005 Astor Ave SW	0.30mi	4/2.5 (+1)	1,861 (-0%)	6mo	$399,900	$215	73
1783 Melrose Dr	0.59mi	3/2.0	1,802 (-4%)	1mo	$420,000	$233	65
1119 Victory Dr SW	0.68mi	3/2.5	1,880 (+0%)	1mo	$398,500	$212	65
1798 Evans Dr SW	0.59mi	3/2.0	1,806 (-4%)	7mo	$387,500	$215	61
1084 Regent St SW	0.25mi	3/2.0	1,640 (-12%)	11mo	$329,000	$201	59
1074 Astor Ave SW	0.29mi	3/3.0	1,600 (-14%)	1mo	$369,900	$231	58
1057 Regent St SW	0.26mi	3/2.5	1,602 (-14%)	12mo	$329,900	$206	52
1121 Birch St SW	0.60mi	3/2.5	2,016 (+8%)	8mo	$430,000	$213	50
2469 Jewel St	0.72mi	4/3.0 (+1)	1,950 (+4%)	1mo	$465,000	$238	50
1791 Evans Dr SW	0.60mi	3/2.0	1,633 (-13%)	3mo	$365,000	$224	49
1111 Osborne St SW	0.52mi	3/2.0	1,600 (-14%)	6mo	$205,000	$128	46

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 3.44×
• Total profit: $57,898
• Equity at exit: $12,659

10-year hold

• IRR: 60.3%
• Equity multiple: 6.95×
• Total profit: $141,370
• Equity at exit: $7,341

Cash invested: $23,772 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $1,132

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 43%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1060 Regent St SW Atlanta, GA	3.0	2.0	1390	$2,500	$1.80	24d	1	0.25mi
2036 McPherson Dr Atlanta, GA	2.0	1.0	1743	$1,590	$0.91	5d	1	0.54mi
1005 Birch St SW Atlanta, GA	4.0	2.5	1740	$3,000	$1.72	18d	1	0.60mi
751 Yale Pl SW Atlanta, GA	3.0	2.0	1230	$1,499	$1.22	24d	1	0.62mi
879 Sylvan Pl SW Atlanta, GA	3.0	2.0	1533	$2,050	$1.34	19d	1	0.62mi
1352 Elizabeth Ln Atlanta, GA	3.0	2.0	1654	$1,745	$1.06	10d	1	0.66mi
1361 McClelland Ave Atlanta, GA	3.0	1.0	1468	$1,500	$1.02	24d	1	0.67mi
2533 Sylvan Rd Atlanta, GA	3.0	2.0	1692	$1,995	$1.18	24d	1	0.79mi
1790 Brewer Blvd SW Atlanta, GA	3.0	2.0	1301	$2,000	$1.54	22d	1	0.80mi
2000 Rambling Ln Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,514	$1.40	1d	8	0.90mi
2340 Newnan St Atlanta, GA	4.0	2.0	1598	$775	$0.48	44d	1	0.92mi
1029 Katherwood Dr SW Atlanta, GA	3.0	2.0	1870	$2,350	$1.26	8d	1	0.94mi
2626 Blount St Atlanta, GA	2.0	1.0	1314	$1,460	$1.11	24d	1	0.94mi
2636 Acadia St Atlanta, GA	3.0	2.0	1300	$1,800	$1.38	24d	1	0.96mi
1369 Bryan Ave Atlanta, GA	2.0	2.5	2000	$3,250	$1.62	44d	1	0.97mi
1455 Bryan Ave Unit B Atlanta, GA	2.0	1.0	1482	$1,300	$0.88	24d	1	1.06mi
1344 Winburn Dr Atlanta, GA	3.0	2.0	1388	$2,100	$1.51	24d	1	1.12mi
486 Pegg Rd SW Atlanta, GA	4.0	1.5	1750	$2,000	$1.14	24d	1	1.13mi
1513 Melrose Dr SW Atlanta, GA	3.0	2.0	1544	$2,200	$1.42	17d	1	1.14mi
2710 Winburn Ter Atlanta, GA	3.0	2.0	1500	$1,800	$1.20	44d	1	1.16mi
1645 Metropolitan Pkwy SW Unit A Atlanta, GA	3.0	1.0	1433	$1,795	$1.25	24d	1	1.19mi
1220 Hawthorne Trl East Point, GA	3.0	2.5	1886	$2,250	$1.19	44d	1	1.31mi
2019 Pryor Rd SW Atlanta, GA	2.0	2.5	1449	$2,600	$1.79	24d	1	1.32mi
309 Pickfair Way SW Atlanta, GA	3.0	2.5	1824	$2,423	$1.33	24d	1	1.37mi
969 Arden Ave SW Atlanta, GA	4.0	2.0	1380	$1,850	$1.34	24d	1	1.40mi
1006 Bayrose Cir Atlanta, GA	2.0	2.5	1326	$2,650	$2.00	18d	1	1.40mi
1449 Beatie Ave SW Atlanta, GA	3.0	2.0	1628	$2,481	$1.52	22d	1	1.41mi
9051 Bayrose Cir East Point, GA	3.0	3.5	1620	$2,300	$1.42	44d	1	1.42mi
1412 Allene Ave SW Atlanta, GA	3.0	2.0	1705	$2,500	$1.47	24d	1	1.44mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	24d	1	1.44mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	44d	1	1.44mi
1255 Campbellton Rd SW Atlanta, GA	3.0	2.0	1305	$2,095	$1.61	24d	1	1.44mi
1932 Stanton Rd East Point, GA	1.0–3.0	1.0–2.0	1045	$1,599	$1.53	44d	1	1.45mi
1010 Dill Ave SW Atlanta, GA	4.0	3.0	2236	$2,850	$1.27	24d	1	1.45mi
3006 Bayrose Cir Unit 104B Atlanta, GA	3.0	3.0	1564	$2,300	$1.47	44d	1	1.49mi
3004 Bayrose Cir Unit 102B Atlanta, GA	3.0	3.0	1564	$2,250	$1.44	5d	1	1.50mi
3004 Bayrose Cir East Point, GA	3.0	3.0	1564	$2,350	$1.50	44d	1	1.50mi
1443 Metropolitan Pkwy SW Atlanta, GA	3.0	2.0	1518	$2,200	$1.45	24d	1	1.50mi
1493 Ashley Way Atlanta, GA	3.0	2.5	1646	$1,900	$1.15	44d	1	1.50mi

Listing history 33 events

1. 2026-06-18
   days on market $84,900 Active 195 DOM
2. 2026-06-17
   days on market $84,900 Active 194 DOM
3. 2026-06-16
   days on market $84,900 Active 193 DOM
4. 2026-06-15
   days on market $84,900 Active 192 DOM
5. 2026-06-13
   days on market $84,900 Active 190 DOM
6. 2026-06-13
   days on market $84,900 Active 189 DOM
7. 2026-06-09
   days on market $84,900 Active 186 DOM
8. 2026-06-08
   days on market $84,900 Active 185 DOM
9. 2026-06-07
   days on market $84,900 Active 184 DOM
10. 2026-06-04
    days on market $84,900 Active 181 DOM
11. 2026-06-03
    days on market $84,900 Active 180 DOM
12. 2026-06-02
    days on market $84,900 Active 179 DOM
13. 2026-06-01
    days on market $84,900 Active 178 DOM
14. 2026-05-31
    days on market $84,900 Active 177 DOM
15. 2026-02-24
    price $84,900 469-char remark

    Show marketing remark (469 chars)

    Traditional style home with partial basement! Includes endless possibilities with spacious lot. This single-family home is nestled in a vibrant and welcoming neighborhood, offering the perfect blend of city convenience and suburban charm. Easy access to shops, restaurants, and major highways for commuting. Convenient to downtown and the airport. Bring your builder or contractor and discover the amazing potential. Schedule a viewing today and make this gem your own!

16. 2026-02-24
    price $84,900 469-char remark

    Show marketing remark (469 chars)

    Traditional style home with partial basement! Includes endless possibilities with spacious lot. This single-family home is nestled in a vibrant and welcoming neighborhood, offering the perfect blend of city convenience and suburban charm. Easy access to shops, restaurants, and major highways for commuting. Convenient to downtown and the airport. Bring your builder or contractor and discover the amazing potential. Schedule a viewing today and make this gem your own!

17. 2025-12-03
    listed $94,900 New 469-char remark

    Show marketing remark (469 chars)

    Traditional style home with partial basement! Includes endless possibilities with spacious lot. This single-family home is nestled in a vibrant and welcoming neighborhood, offering the perfect blend of city convenience and suburban charm. Easy access to shops, restaurants, and major highways for commuting. Convenient to downtown and the airport. Bring your builder or contractor and discover the amazing potential. Schedule a viewing today and make this gem your own!

18. 2025-12-03
    listed $94,900 Active 469-char remark

    Show marketing remark (469 chars)

    Traditional style home with partial basement! Includes endless possibilities with spacious lot. This single-family home is nestled in a vibrant and welcoming neighborhood, offering the perfect blend of city convenience and suburban charm. Easy access to shops, restaurants, and major highways for commuting. Convenient to downtown and the airport. Bring your builder or contractor and discover the amazing potential. Schedule a viewing today and make this gem your own!

19. 2018-10-26
    historical
20. 2018-10-11
    price $87,000
21. 2018-07-27
    listed $92,000 New
22. 2018-06-01
    historical
23. 2018-06-01
    historical
24. 2018-01-12
    listed $90,100 Active
25. 2018-01-12
    listed $90,100 New
26. 2012-11-30
    historical
27. 2012-10-24
    price $16,000
28. 2012-10-19
    price $20,000 Reduced
29. 2012-10-04
    listed $25,000 New
30. 2009-10-23
    soldstatus $5,900
31. 2009-07-24
    listed $5,900
32. 2001-10-11
    soldstatus $70,000
33. 2000-05-18
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,114
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$2,470
• Taxable income: $13,012
• Est. tax owed @ 24.0%: −$3,123
• After-tax cash flow: $10,466/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): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

+69.8% since first listed

19 events — show timeline

• 2026-02-24 Price Changed $84,900 FMLS
• 2026-02-24 Price Changed $84,900 GAMLS
• 2025-12-03 Listed $94,900 FMLS
• 2025-12-03 Listed $94,900 GAMLS
• 2018-10-26 Listing Removed — GAMLS
• 2018-10-11 Price Changed $87,000 GAMLS
• 2018-07-27 Listed $92,000 GAMLS
• 2018-06-01 Listing Removed — GAMLS
• 2018-06-01 Listing Removed — FMLS
• 2018-01-12 Listed $90,100 GAMLS
• 2018-01-12 Listed $90,100 FMLS
• 2012-11-30 Listing Removed — GAMLS
• 2012-10-24 Price Changed $16,000 GAMLS
• 2012-10-19 Price Changed $20,000 GAMLS
• 2012-10-04 Listed $25,000 GAMLS
• 2009-10-23 Sold (MLS) $5,900 FMLS
• 2009-07-24 Listed $5,900 FMLS
• 2001-10-11 Sold (Public Records) $70,000 Public Records
• 2000-05-18 Sold (Public Records) $50,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,741 · -26.6% YoY. Source: county tax records.