4015 Mcclatchey Cir NE · Atlanta, GA 30342

$549,000

4 bd · 4.0 ba · 2,786 sqft · SingleFamily public records · 16 Days on market

Built 1969 0.51 ac lot ↓ 56% 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional new construction opportunity in the heart of Buckhead. This property is ideal for a tear-down, with existing plumbing and electrical already in place-providing a head start for building your dream home or next luxury project. Currently situated on the lot is a mid-century modern residence originally designed by renowned architect John W. McIntosh in 1969. Once a striking architectural statement, the home featured 4+ bedrooms, 3+ bathrooms, and a signature solarium at its center-an iconic design element reflective of its era. The structure conveys as-is and is being offered with no contributory value, making this an ideal site for a complete rebuild. The lot offers a serene setting with mature landscaping and space to create a private outdoor retreat. The existing lower level includes a separate living area with exterior entrances, highlighting the flexibility of the homesite. Sold as-is. Located in one of Buckhead's most desirable areas, this is a rare opportunity for builders, investors, or owner-occupant buyers to design and build a custom home in a premier location. Bring your vision and maximize the full potential of this exceptional property. No survey. Sold as-is. Highest & Best due by 5p Monday, 5/11/2026.

Key facts

• 0.51 acre lot
• 4 parking spots
• Built 1969

Property features AI

Finance

• HOA & community: Near schools; Near shopping; Near trails/greenway

Exterior

• Parking: Parking pad with space for 4 vehicles
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; Electricity available; Natural gas available; Phone service available; Water available; Sewer available
• Home design: Two levels; Fixer condition
• Construction: Stone and wood siding construction; Other construction materials; Other roof type; Slab foundation; Below-grade unfinished area
• Exterior features: Deck; Patio; Rear porch; Other exterior features; Daylight basement with bath stubbed

Interior

• Kitchen: Cabinets; Other kitchen features
• Bedrooms: Master on main; Four main-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Hardwood
• Bathrooms: Four full bathrooms; Three main-level bathrooms; One lower-level full bathroom; Master bathroom with additional features
• Heating & cooling: Central heating; Central air
• Interior features: Bookcases; Cathedral ceilings; Free-standing fireplace in the living room; No common walls; Wood window frames
• Laundry & utility: Laundry on lower level; Additional utility/workshop space in basement

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $549k).
• Recommended offer: $541k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Sara Rawson Smith Elementary School (math 57% / reading 59%, grade C+, #143 of 1,228 statewide, top 12%, 865 students, 26% FRL); Willis A. Sutton Middle School (math 36% / reading 55%, grade D+, #97 of 470 statewide, top 22%, 1,548 students, 34% FRL); North Atlanta High School (math 27% / reading 17%, grade F, #213 of 424 statewide, top 51%, 2,316 students, 24% FRL) — zoned schools average 28% FRL vs 71% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 232 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $5,954/mo this rent would consume 58% of the median local household income ($124k/yr) (locally 1459% 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 $4k of loan paydown is wiped out by about $16k 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 16 days — a 2% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $540,765 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $1,103,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Chateaugay Ln NE	0.26mi	5/3.5 (+1)	2,900 (+4%)	2mo	$1,190,000	$410	72
4111 Mcclatchey Cir NE	0.16mi	5/3.5 (+1)	2,598 (-7%)	12mo	$1,030,000	$396	64
4056 Mcclatchey Cir NE	0.08mi	5/3.5 (+1)	2,408 (-14%)	8mo	$1,255,000	$521	60
3958 N Stratford Rd N	0.71mi	4/3.5	2,596 (-7%)	6mo	$815,000	$314	48
4590 Dalmer Rd	0.65mi	3/2.5 (-1)	2,619 (-6%)	2mo	$1,300,000	$496	47
725 Starlight Ln	0.57mi	4/3.0	3,125 (+12%)	2mo	$900,000	$288	47
80 Stratford Pl NE	0.62mi	3/3.5 (-1)	2,952 (+6%)	10mo	$637,300	$216	46
515 Pine Forest Rd	0.49mi	4/3.5	2,411 (-14%)	9mo	$1,495,000	$620	45
4006 Hazel Nut Ln	0.72mi	4/4.5	3,112 (+12%)	2mo	$1,210,000	$389	43
4046 Hazel Nut Ln	0.68mi	4/4.5	3,130 (+12%)	10mo	$1,039,000	$332	37
4220 Club Dr NE	0.61mi	3/3.0 (-1)	3,200 (+15%)	4mo	$1,575,000	$492	34
4105 Peachtree Dunwwoody Rd NE	0.69mi	3/3.0 (-1)	2,394 (-14%)	5mo	$910,000	$380	31

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 · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-43,882
• Equity at exit: $81,858

10-year hold

• IRR: -2.1%
• Equity multiple: 0.87×
• Total profit: $-19,563
• Equity at exit: $47,467

Cash invested: $153,720 (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 30342

• Rents YoY: 0.4%
• Active inventory: 232
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $5,954 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$651 /mo · $7,808/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,250
• Net cashflow: $945

Break-even live

Break-even rent $4,758

Max offer price $549,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,256	-5% $1,100	+0% $945	+5% $790	+10% $634
Rent	-10% $475	-5% $710	+0% $945	+5% $1,180	+10% $1,415
Rate	-1.0pp $1,222	-0.5pp $1,085	base $945	+0.5pp $803	+1.0pp $658

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4379 Tree Haven Dr NE Atlanta, GA	3.0	3.0	2472	$7,000	$2.83	25d	1	0.19mi
4438 Glengary Dr NE Atlanta, GA	5.0	3.0	3800	$9,500	$2.50	21d	1	0.35mi
370 Herrington Dr NE Atlanta, GA	4.0	3.0	2314	$5,900	$2.55	25d	1	0.56mi
4044 Emma Ln NE Atlanta, GA	4.0	3.5	2240	$5,975	$2.67	20d	1	0.66mi
550 High Point Ln Unit 1019254P Sandy Springs, GA	4.0	3.5	3498	$6,567	$1.88	22d	1	0.70mi
4001 Haverhill Dr NE Atlanta, GA	5.0	5.5	3084	$9,000	$2.92	25d	1	0.74mi
265 Windsor Gate Cv Atlanta, GA	5.0	4.0	3346	$6,500	$1.94	19d	1	0.99mi
4090 Land O Lakes Dr NE Atlanta, GA	3.0	2.0	2187	$4,300	$1.97	25d	1	0.99mi
310 Windsor Gate Cv Atlanta, GA	4.0	2.5	3361	$5,400	$1.61	18d	1	0.99mi
4337 Parkside Pl #10 Atlanta, GA	3.0	3.5	1928	$4,500	$2.33	18d	1	1.01mi
935 Stovall Blvd NE Atlanta, GA	4.0	2.5	3248	$8,500	$2.62	6d	1	1.02mi
274 Land O Lakes Ct NE Atlanta, GA	5.0	2.0	1974	$5,500	$2.79	25d	1	1.09mi
390 Mystic Ridge Ln Atlanta, GA	4.0	3.5	2218	$4,000	$1.80	18d	1	1.11mi
459 Ivy Park Ln NE Atlanta, GA	4.0	2.5	2702	$5,000	$1.85	5d	1	1.46mi

Listing history 13 events

1. 2026-05-14
   historical

   Show marketing remark (1258 chars)

   Exceptional new construction opportunity in the heart of Buckhead. This property is ideal for a tear-down, with existing plumbing and electrical already in place-providing a head start for building your dream home or next luxury project. Currently situated on the lot is a mid-century modern residence originally designed by renowned architect John W. McIntosh in 1969. Once a striking architectural statement, the home featured 4+ bedrooms, 3+ bathrooms, and a signature solarium at its center-an iconic design element reflective of its era. The structure conveys as-is and is being offered with no contributory value, making this an ideal site for a complete rebuild. The lot offers a serene setting with mature landscaping and space to create a private outdoor retreat. The existing lower level includes a separate living area with exterior entrances, highlighting the flexibility of the homesite. Sold as-is. Located in one of Buckhead's most desirable areas, this is a rare opportunity for builders, investors, or owner-occupant buyers to design and build a custom home in a premier location. Bring your vision and maximize the full potential of this exceptional property. No survey. Sold as-is. Highest & Best due by 5p Monday, 5/11/2026.

2. 2026-05-14
   status Pending

   Show marketing remark (1258 chars)

   Exceptional new construction opportunity in the heart of Buckhead. This property is ideal for a tear-down, with existing plumbing and electrical already in place-providing a head start for building your dream home or next luxury project. Currently situated on the lot is a mid-century modern residence originally designed by renowned architect John W. McIntosh in 1969. Once a striking architectural statement, the home featured 4+ bedrooms, 3+ bathrooms, and a signature solarium at its center-an iconic design element reflective of its era. The structure conveys as-is and is being offered with no contributory value, making this an ideal site for a complete rebuild. The lot offers a serene setting with mature landscaping and space to create a private outdoor retreat. The existing lower level includes a separate living area with exterior entrances, highlighting the flexibility of the homesite. Sold as-is. Located in one of Buckhead's most desirable areas, this is a rare opportunity for builders, investors, or owner-occupant buyers to design and build a custom home in a premier location. Bring your vision and maximize the full potential of this exceptional property. No survey. Sold as-is. Highest & Best due by 5p Monday, 5/11/2026.

3. 2026-05-14
   status Under Contract 1258-char remark

   Show marketing remark (1258 chars)

   Exceptional new construction opportunity in the heart of Buckhead. This property is ideal for a tear-down, with existing plumbing and electrical already in place-providing a head start for building your dream home or next luxury project. Currently situated on the lot is a mid-century modern residence originally designed by renowned architect John W. McIntosh in 1969. Once a striking architectural statement, the home featured 4+ bedrooms, 3+ bathrooms, and a signature solarium at its center-an iconic design element reflective of its era. The structure conveys as-is and is being offered with no contributory value, making this an ideal site for a complete rebuild. The lot offers a serene setting with mature landscaping and space to create a private outdoor retreat. The existing lower level includes a separate living area with exterior entrances, highlighting the flexibility of the homesite. Sold as-is. Located in one of Buckhead's most desirable areas, this is a rare opportunity for builders, investors, or owner-occupant buyers to design and build a custom home in a premier location. Bring your vision and maximize the full potential of this exceptional property. No survey. Sold as-is. Highest & Best due by 5p Monday, 5/11/2026.

4. 2026-04-26
   listed $549,000 New

   Show marketing remark (1258 chars)

   Exceptional new construction opportunity in the heart of Buckhead. This property is ideal for a tear-down, with existing plumbing and electrical already in place-providing a head start for building your dream home or next luxury project. Currently situated on the lot is a mid-century modern residence originally designed by renowned architect John W. McIntosh in 1969. Once a striking architectural statement, the home featured 4+ bedrooms, 3+ bathrooms, and a signature solarium at its center-an iconic design element reflective of its era. The structure conveys as-is and is being offered with no contributory value, making this an ideal site for a complete rebuild. The lot offers a serene setting with mature landscaping and space to create a private outdoor retreat. The existing lower level includes a separate living area with exterior entrances, highlighting the flexibility of the homesite. Sold as-is. Located in one of Buckhead's most desirable areas, this is a rare opportunity for builders, investors, or owner-occupant buyers to design and build a custom home in a premier location. Bring your vision and maximize the full potential of this exceptional property. No survey. Sold as-is. Highest & Best due by 5p Monday, 5/11/2026.

5. 2026-04-26
   listed $549,000 Active

   Show marketing remark (1258 chars)

   Exceptional new construction opportunity in the heart of Buckhead. This property is ideal for a tear-down, with existing plumbing and electrical already in place-providing a head start for building your dream home or next luxury project. Currently situated on the lot is a mid-century modern residence originally designed by renowned architect John W. McIntosh in 1969. Once a striking architectural statement, the home featured 4+ bedrooms, 3+ bathrooms, and a signature solarium at its center-an iconic design element reflective of its era. The structure conveys as-is and is being offered with no contributory value, making this an ideal site for a complete rebuild. The lot offers a serene setting with mature landscaping and space to create a private outdoor retreat. The existing lower level includes a separate living area with exterior entrances, highlighting the flexibility of the homesite. Sold as-is. Located in one of Buckhead's most desirable areas, this is a rare opportunity for builders, investors, or owner-occupant buyers to design and build a custom home in a premier location. Bring your vision and maximize the full potential of this exceptional property. No survey. Sold as-is. Highest & Best due by 5p Monday, 5/11/2026.

6. 2026-04-26
   listed $549,000 New 1258-char remark

   Show marketing remark (1258 chars)

   Exceptional new construction opportunity in the heart of Buckhead. This property is ideal for a tear-down, with existing plumbing and electrical already in place-providing a head start for building your dream home or next luxury project. Currently situated on the lot is a mid-century modern residence originally designed by renowned architect John W. McIntosh in 1969. Once a striking architectural statement, the home featured 4+ bedrooms, 3+ bathrooms, and a signature solarium at its center-an iconic design element reflective of its era. The structure conveys as-is and is being offered with no contributory value, making this an ideal site for a complete rebuild. The lot offers a serene setting with mature landscaping and space to create a private outdoor retreat. The existing lower level includes a separate living area with exterior entrances, highlighting the flexibility of the homesite. Sold as-is. Located in one of Buckhead's most desirable areas, this is a rare opportunity for builders, investors, or owner-occupant buyers to design and build a custom home in a premier location. Bring your vision and maximize the full potential of this exceptional property. No survey. Sold as-is. Highest & Best due by 5p Monday, 5/11/2026.

7. 2023-10-03
   historical
8. 2023-08-14
   listed $999,000 New
9. 2023-08-14
   historical
10. 2023-06-01
    status Back On Market
11. 2023-05-31
    historical
12. 2023-05-08
    price $1,195,000
13. 2023-04-13
    listed $1,250,000 New

ⓘ 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: $7,808 · $651/mo
• Projected year-2 tax: $7,808 · $651/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 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,446
• − Mortgage interest: −$30,753
• − Property taxes: −$7,808
• − Insurance: −$2,745
• − Repairs & maintenance: −$5,716
• − Management: −$5,716
• − Depreciation: −$15,971
• Taxable income: $2,738
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $10,684/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): 33,349
• Household income: $124,111
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 1459.0

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 White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 16% Black 13% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 12% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -540.62%
• Current HPI: 229.2259
• Rent YoY: ▲ 0.40%
• 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

-56.1% since first listed

13 events — show timeline

• 2026-05-14 Listing Removed — GAMLS
• 2026-05-14 Pending — FMLS
• 2026-05-14 Pending — GAMLS
• 2026-04-26 Listed $549,000 GAMLS
• 2026-04-26 Listed $549,000 FMLS
• 2026-04-26 Listed $549,000 GAMLS
• 2023-10-03 Listing Removed — GAMLS
• 2023-08-14 Listing Removed — GAMLS
• 2023-08-14 Listed $999,000 GAMLS
• 2023-06-01 Relisted — GAMLS
• 2023-05-31 Listing Removed — GAMLS
• 2023-05-08 Price Changed $1,195,000 GAMLS
• 2023-04-13 Listed $1,250,000 GAMLS

Property tax history

+1.7%/yr

Latest (2025): $7,808 · -9.4% YoY. Source: county tax records.