2760 Altaview Dr SE · Atlanta, GA 30354

$179,900

3 bd · 1.5 ba · 1,356 sqft · SingleFamily public records · 37 Days on market

Built 1958 0.29 ac lot Est $224k · 20% under ↓ 5% since listing

---

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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and functional ranch-style home in Southeast Atlanta with 3 bedrooms and 1.5 bathrooms. Brick and stone exterior, central air, gas heating, and a partial basement provide comfort and reliability. The 0.29-acre lot allows for outdoor projects or future updates. Conveniently near downtown, major highways, and Hartsfield-Jackson Airport, within the Atlanta City School District. Located in a well-established neighborhood with lasting value.

Key facts

• 0.29-acre lot
• Partial basement
• Ranch-style home

Tags

• RANCH-STYLE HOME
• BRICK AND STONE EXTERIOR
• CENTRAL AIR
• GAS HEATING
• PARTIAL BASEMENT
• 0.29-ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 fast (+5.5%/yr); 175 active listings in the ZIP; 40 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).
• This rent runs 38% of the median local income ($63k/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 $5k 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 + 5.5% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1958 — 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: 1.11% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $223,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2780 Fairlane Dr SE	0.08mi	3/2.0	1,318 (-3%)	2mo	$295,000	$224	88
2901 Browns Mill Rd SE	0.33mi	3/1.0	1,372 (+1%)	3mo	$95,000	$69	78
2869 Allen Ln	0.41mi	3/2.0	1,331 (-2%)	3mo	$202,000	$152	74
2484 Mobley Ct SE	0.47mi	3/1.5	1,308 (-4%)	10mo	$90,000	$69	63
2957 Browns Mill Rd SE	0.41mi	3/2.0	1,280 (-6%)	9mo	$211,345	$165	62
276 Lydia Dr SE	0.50mi	3/2.5	1,311 (-3%)	7mo	$245,000	$187	61
2912 Springside SE	0.38mi	4/2.0 (+1)	1,414 (+4%)	10mo	$204,000	$144	60
61 Springside Dr SE	0.37mi	4/2.0 (+1)	1,485 (+10%)	9mo	$234,000	$158	53
2800 Macon Dr SE	0.37mi	3/2.0	1,161 (-14%)	10mo	$215,000	$185	48
270 Bromack Dr SE	0.67mi	3/2.5	1,247 (-8%)	7mo	$170,000	$136	45
2592 Lois Ln SE	0.46mi	4/3.0 (+1)	1,542 (+14%)	4mo	$340,000	$220	41
290 Bromack Dr SE	0.65mi	4/2.5 (+1)	1,512 (+12%)	9mo	$313,000	$207	34

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,355
• Equity at exit: $26,824

10-year hold

• IRR: 10.9%
• Equity multiple: 1.95×
• Total profit: $47,866
• Equity at exit: $15,554

Cash invested: $50,372 (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 30354

• Home prices YoY: -17.5%
• Rents YoY: 5.5%
• Active inventory: 175
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $341

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 78%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2694 Fairlane Dr SE Atlanta, GA	4.0	2.0	1372	$2,800	$2.04	24d	1	0.16mi
445 Cleveland Ave SE Atlanta, GA	2.0–3.0	1.0–2.0	1014	$1,591	$1.57	2d	13	0.27mi
167 Alyson Ct SE Atlanta, GA	4.0	2.0	1344	$1,825	$1.36	24d	1	0.57mi
2786 Old Hapeville Rd SW Atlanta, GA	2.0	1.5	1050	$1,150	$1.10	24d	1	0.66mi
136 Hillsdale Dr SE Atlanta, GA	3.0	2.0	1075	$1,995	$1.86	24d	1	0.70mi
2745 Old Hapeville Rd SW Atlanta, GA	2.0–3.0	2.0	1007	$1,375	$1.36	15d	1	0.73mi
500 Hutchens Rd SE Atlanta, GA	4.0	2.0	1248	$2,400	$1.92	17d	1	0.75mi
210 Oak Dr SE Atlanta, GA	3.0	2.0	1330	$1,400	$1.05	24d	1	0.78mi
585 McWilliams Rd SE #1406 Atlanta, GA	3.0	2.5	1742	$2,400	$1.38	24d	1	0.80mi
454 Oak Dr SE Atlanta, GA	4.0	3.0	1501	$2,300	$1.53	22d	1	0.80mi
3188 Ward Dr SW Atlanta, GA	3.0	1.5	1025	$1,800	$1.76	12d	1	0.82mi
131 Oak Dr SE Atlanta, GA	3.0	2.0	1848	$1,750	$0.95	24d	1	0.84mi
45 Baker Dr SW Atlanta, GA	3.0	2.0	1056	$1,600	$1.52	24d	1	0.88mi
152 Ruzelle Dr SE Atlanta, GA	4.0	1.5	1511	$1,595	$1.06	14d	1	0.90mi
2332 Baywood Dr SE Atlanta, GA	3.0	2.0	1100	$1,400	$1.27	18d	1	0.92mi
633 Sandys Ln SE Atlanta, GA	3.0	2.0	1314	$1,950	$1.48	5d	1	0.93mi
585 McWilliams Rd SE #104 Atlanta, GA	2.0	3.0	1500	$2,078	$1.39	20d	1	0.93mi
585 McWilliams Rd SE #2402 Atlanta, GA	2.0	2.5	1548	$2,200	$1.42	3d	1	0.93mi
831 River Gardens Dr Atlanta, GA	3.0	2.5	1680	$2,800	$1.67	24d	1	0.95mi
324 Macedonia Rd SE Atlanta, GA	3.0	1.0	1000	$1,295	$1.29	8d	1	0.98mi
3054 Waters Rd SW Atlanta, GA	3.0	1.0	891	$1,800	$2.02	8d	1	1.04mi
3066 Waters Rd SW Atlanta, GA	3.0	1.0	1144	$1,395	$1.22	20d	1	1.06mi
2783 Grand Ave SW Atlanta, GA	4.0	2.0	1644	$2,600	$1.58	24d	1	1.12mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	15d	1	1.13mi
2959 Forrest Hills Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	925	$1,250	$1.35	14d	1	1.13mi
2959 Forrest Hills Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	925	$1,250	$1.35	17d	2	1.13mi
76 Schell Rd SE Atlanta, GA	3.0	1.0	1080	$1,623	$1.50	24d	1	1.14mi
331 Simca St SE Atlanta, GA	3.0	1.0	1000	$1,700	$1.70	3d	1	1.18mi
2268 Polar Rock Pl SW Atlanta, GA	3.0	1.0	925	$1,575	$1.70	24d	1	1.19mi
2145 Macon Dr SW Atlanta, GA	3.0	1.0	1059	$1,450	$1.37	24d	1	1.26mi
871 Hargis St SE Atlanta, GA	2.0	2.0	1040	$1,800	$1.73	24d	1	1.28mi
231 Maple St Atlanta, GA	3.0	2.0	1068	$1,645	$1.54	44d	1	1.29mi
2197 Polar Rock Pl SW Atlanta, GA	3.0	2.5	1000	$2,700	$2.70	21d	1	1.29mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	24d	1	1.33mi
2875 3rd Ave SW Unit A Atlanta, GA	2.0	1.0	900	$1,245	$1.38	2d	1	1.34mi
73 Polar Rock Rd SW Atlanta, GA	3.0	1.0	1098	$1,850	$1.68	10d	1	1.34mi
436 Grady Pl Atlanta, GA	3.0	2.0	1425	$2,100	$1.47	15d	1	1.36mi
278 Moreland Way Atlanta, GA	3.0	2.0	1000	$1,945	$1.95	24d	1	1.37mi
837 Forrest Cir SE Atlanta, GA	3.0	2.0	1500	$1,845	$1.23	24d	1	1.37mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	24d	1	1.40mi

Listing history 7 events

1. 2026-03-29
   status Under Contract 447-char remark

   Show marketing remark (447 chars)

   Bright and functional ranch-style home in Southeast Atlanta with 3 bedrooms and 1.5 bathrooms. Brick and stone exterior, central air, gas heating, and a partial basement provide comfort and reliability. The 0.29-acre lot allows for outdoor projects or future updates. Conveniently near downtown, major highways, and Hartsfield-Jackson Airport, within the Atlanta City School District. Located in a well-established neighborhood with lasting value.

2. 2026-03-26
   status Pending
3. 2026-02-17
   listed $179,900 New 447-char remark

   Show marketing remark (447 chars)

   Bright and functional ranch-style home in Southeast Atlanta with 3 bedrooms and 1.5 bathrooms. Brick and stone exterior, central air, gas heating, and a partial basement provide comfort and reliability. The 0.29-acre lot allows for outdoor projects or future updates. Conveniently near downtown, major highways, and Hartsfield-Jackson Airport, within the Atlanta City School District. Located in a well-established neighborhood with lasting value.

4. 2026-02-17
   listed $179,900 Active

   Show marketing remark (447 chars)

   Bright and functional ranch-style home in Southeast Atlanta with 3 bedrooms and 1.5 bathrooms. Brick and stone exterior, central air, gas heating, and a partial basement provide comfort and reliability. The 0.29-acre lot allows for outdoor projects or future updates. Conveniently near downtown, major highways, and Hartsfield-Jackson Airport, within the Atlanta City School District. Located in a well-established neighborhood with lasting value.

5. 2026-02-10
   historical
6. 2026-02-09
   price $179,900
7. 2026-01-08
   listed $189,900 New

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,061
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$5,233
• Taxable income: $1,302
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $3,776/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): 16,182
• Household income: $63,189
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 930.0

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 (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 16% White 10% Two or more races 9% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Swedish 1%
• Foreign-born: 11% · Canada, Vietnam, Guatemala
• Languages at home: 81% English-only · Spanish 15% German/W. Germanic 1% Vietnamese 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: ▼ -67.78%
• Current HPI: 320.1111
• Rent YoY: ▲ 5.45%
• 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

-5.3% since first listed

7 events — show timeline

• 2026-03-29 Pending — GAMLS
• 2026-03-26 Pending — FMLS
• 2026-02-17 Listed $179,900 FMLS
• 2026-02-17 Listed $179,900 GAMLS
• 2026-02-10 Listing Removed — GAMLS
• 2026-02-09 Price Changed $179,900 GAMLS
• 2026-01-08 Listed $189,900 GAMLS

Property tax history

-2.9%/yr

Latest (2025): $94 · -61.6% YoY. Source: county tax records.