770 Cooper St SW · Atlanta, GA 30315

$175,000

3 bd · 2.0 ba · 1,406 sqft · MultiFamily public records · 94 Days on market

Built 1920 6,751 sqft lot Est $316k · 45% under ↓ 30% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Rare opportunity to step into a renovation project with the hard work already done. This property is being sold with approved plans, completed survey, and active permits, allowing the next owner to begin construction immediately and skip months of design and approval timelines. The plans envision a beautiful transformation that enhances the character of the home while bringing it into modern living standards. For investors, builders, or visionaries looking for their next project, this property provides a clear path to create something truly special. Located in an area experiencing strong revitalization, the potential here is significant. With the planning and preparation already completed, the next owner simply needs to execute the vision and bring the project to life. Plans, survey, and permit documentation will be transferred with the sale. Property sold As-Is.

Key facts

• Approved plans
• Completed survey
• Active permits

Tags

• RENOVATION PROJECT
• APPROVED PLANS
• COMPLETED SURVEY
• ACTIVE PERMITS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 (+3.2%/yr); 378 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); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,320/mo this rent would consume 55% of the median local household income ($51k/yr) (locally 2962% 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 $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 + 3.2% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1920 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (median comp): $315,886
• List price: $175,000
• Delta: -44.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $14,800
• Equity at exit: $26,093

10-year hold

• IRR: 17.2%
• Equity multiple: 2.43×
• Total profit: $70,004
• Equity at exit: $15,131

Cash invested: $49,000 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$918
• Tax from tax record: −$173 /mo · $2,073/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $669

Break-even live

Break-even rent $1,473

Max offer price $175,000

Occupancy floor 66%

Sensitivity live

Price	-10% $768	-5% $719	+0% $669	+5% $620	+10% $570
Rent	-10% $486	-5% $577	+0% $669	+5% $761	+10% $852
Rate	-1.0pp $757	-0.5pp $714	base $669	+0.5pp $624	+1.0pp $578

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
685 Garibaldi St SW Atlanta, GA	3.0	2.5	1868	$1,900	$1.02	19d	1	0.21mi
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	17d	1	0.25mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	17d	1	0.26mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	24d	1	0.38mi
72 Ormond St SW Atlanta, GA	3.0	2.0	1664	$3,800	$2.28	24d	1	0.42mi
1048 Garibaldi St SW Atlanta, GA	2.0	2.0	1280	$2,150	$1.68	24d	1	0.55mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,688	$1.84	24d	1	0.56mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	847	$2,219	$2.62	2d	24	0.56mi
1040 Smith St SW Atlanta, GA	3.0	2.5	1500	$1,595	$1.06	24d	1	0.58mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,410	$1.99	2d	6	0.58mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$3,070	$2.70	2d	23	0.59mi
564 Hope St SW Unit A Atlanta, GA	4.0	2.0	1188	$2,300	$1.94	24d	1	0.60mi
691 Concrete Aly SE Atlanta, GA	2.0	2.0	1171	$4,521	$3.86	19d	1	0.62mi
51 Little St SE Atlanta, GA	3.0	2.5	1478	$2,995	$2.03	24d	1	0.63mi
60 Adore Ct SE Atlanta, GA	2.0	2.0	1139	$2,200	$1.93	15d	1	0.63mi
679 Arcos Way SE Atlanta, GA	2.0	2.5	1500	$2,650	$1.77	16d	1	0.66mi
767 Terry St SE Unit B Atlanta, GA	3.0	2.0	1330	$2,600	$1.95	24d	1	0.69mi
1141 Moton Ave SW Atlanta, GA	3.0	3.0	1584	$2,800	$1.77	24d	1	0.71mi
976 Dunning St SE Unit A Atlanta, GA	3.0	2.5	1598	$3,150	$1.97	22d	1	0.72mi
1151 Smith St SW Atlanta, GA	3.0	2.5	1728	$1,100	$0.64	24d	1	0.75mi
570 Reed St SE Atlanta, GA	4.0	3.0	1812	$4,250	$2.35	19d	1	0.76mi
1153 Smith St SW Atlanta, GA	3.0	2.5	1728	$2,023	$1.17	13d	1	0.76mi
1005 Linam Ave SE Atlanta, GA	4.0	3.0	1757	$3,000	$1.71	24d	1	0.78mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	8d	6	0.78mi
53 Hammock Pl SE Atlanta, GA	3.0	2.5	1510	$2,895	$1.92	5d	1	0.80mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	24d	1	0.80mi
484 Fraser St SE Unit 484 Atlanta, GA	3.0	2.5	1580	$2,350	$1.49	24d	1	0.81mi
802 Lowndes Ave SW Atlanta, GA	3.0	2.0	1872	$2,550	$1.36	22d	1	0.83mi
610 Fletcher St SW Atlanta, GA	3.0	2.5	1550	$2,100	$1.35	24d	1	0.84mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	12d	1	0.85mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	24d	8	0.85mi
1054 Atlanta, GA	3.0–4.0	2.0	1295	$1,974	$1.52	21d	2	0.86mi
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	24d	1	0.87mi
346 Peters St SW #102 Atlanta, GA	2.0	1.0	1080	$3,150	$2.92	19d	1	0.87mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.87mi
85 Hammock Pl SE Atlanta, GA	3.0	2.5	1600	$3,600	$2.25	24d	1	0.87mi
71 Fulton St SE Atlanta, GA	3.0	2.5	1580	$2,395	$1.52	20d	1	0.87mi
71 Fulton St SE Atlanta, GA	3.0	2.5	1580	$2,395	$1.52	24d	1	0.87mi
940 Martin St SE Atlanta, GA	3.0	3.0	1364	$2,495	$1.83	24d	1	0.88mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	0.88mi

Listing history 24 events

1. 2026-06-18
   days on market $175,000 Active 94 DOM
2. 2026-06-17
   days on market $175,000 Active 93 DOM
3. 2026-06-16
   days on market $175,000 Active 92 DOM
4. 2026-06-15
   days on market $175,000 Active 91 DOM
5. 2026-06-13
   days on market $175,000 Active 89 DOM
6. 2026-06-13
   days on market $175,000 Active 88 DOM
7. 2026-06-09
   days on market $175,000 Active 85 DOM
8. 2026-06-08
   days on market $175,000 Active 84 DOM
9. 2026-06-07
   days on market $175,000 Active 83 DOM
10. 2026-06-04
    days on market $175,000 Active 80 DOM
11. 2026-06-03
    days on market $175,000 Active 79 DOM
12. 2026-06-02
    days on market $175,000 Active 78 DOM
13. 2026-06-01
    days on market $175,000 Active 77 DOM
14. 2026-05-31
    days on market $175,000 Active 76 DOM
15. 2026-03-13
    listed $175,000 New 875-char remark

    Show marketing remark (875 chars)

    Rare opportunity to step into a renovation project with the hard work already done. This property is being sold with approved plans, completed survey, and active permits, allowing the next owner to begin construction immediately and skip months of design and approval timelines. The plans envision a beautiful transformation that enhances the character of the home while bringing it into modern living standards. For investors, builders, or visionaries looking for their next project, this property provides a clear path to create something truly special. Located in an area experiencing strong revitalization, the potential here is significant. With the planning and preparation already completed, the next owner simply needs to execute the vision and bring the project to life. Plans, survey, and permit documentation will be transferred with the sale. Property sold As-Is.

16. 2026-03-13
    listed $175,000 Active 875-char remark

    Show marketing remark (875 chars)

    Rare opportunity to step into a renovation project with the hard work already done. This property is being sold with approved plans, completed survey, and active permits, allowing the next owner to begin construction immediately and skip months of design and approval timelines. The plans envision a beautiful transformation that enhances the character of the home while bringing it into modern living standards. For investors, builders, or visionaries looking for their next project, this property provides a clear path to create something truly special. Located in an area experiencing strong revitalization, the potential here is significant. With the planning and preparation already completed, the next owner simply needs to execute the vision and bring the project to life. Plans, survey, and permit documentation will be transferred with the sale. Property sold As-Is.

17. 2024-06-17
    soldstatus $160,000
18. 2024-03-27
    status Under Contract
19. 2024-03-25
    historical Active Under Contract
20. 2024-03-21
    historical Active Under Contract
21. 2024-03-18
    historical
22. 2024-03-18
    historical
23. 2024-03-02
    listed $250,000 New
24. 2024-03-02
    listed $250,000 Active

ⓘ 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: $2,073 · $173/mo
• Projected year-2 tax: $2,073 · $173/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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $27,835
• − Mortgage interest: −$9,803
• − Property taxes: −$2,073
• − Insurance: −$875
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − Depreciation: −$5,091
• Taxable income: $5,539
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $6,699/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): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

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 (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

-30.0% since first listed

10 events — show timeline

• 2026-03-13 Listed $175,000 FMLS
• 2026-03-13 Listed $175,000 GAMLS
• 2024-06-17 Sold (Public Records) $160,000 Public Records
• 2024-03-27 Pending — GAMLS
• 2024-03-25 Contingent — GAMLS
• 2024-03-21 Contingent — FMLS
• 2024-03-18 Listing Removed — FMLS
• 2024-03-18 Listing Removed — GAMLS
• 2024-03-02 Listed $250,000 FMLS
• 2024-03-02 Listed $250,000 GAMLS

Property tax history

+30.9%/yr

Latest (2025): $2,073 · -9.0% YoY. Source: county tax records.