651 James P Brawley Dr NW · Atlanta, GA 30318

$1,000,000

2 bd · 1.0 ba · 4,200 sqft · MultiFamily public records · 298 Days on market

Built 1961 6,577 sqft lot Est $734k · 36% over

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investor Special! Prime location just steps from the BeltLine - priced to sell! Calling all investors, this income-producing opportunity offers 6 total units: 2 units with 1 bedroom and 4 units with 2 bedrooms. All units include washer and dryer hookups. Property needs work, but the potential is unmatched in this sought-after area. Don't miss your chance to bring your vision and unlock the value!

Key facts

• Prime location
• 6,577 sq ft lot
• Built 1961

Tags

• PRIME LOCATION
• INCOME PRODUCING OPPORTUNITY
• WASHER AND DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.00M).
• Recommended offer: $880k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+3.3%/yr); 732 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $10,550/mo this rent would consume 152% of the median local household income ($83k/yr) (locally 4182% 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 $7k of loan paydown is wiped out by about $30k 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 298 days — a 12% lower offer ($880k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $1.00M implies a 2232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $880,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 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 1961 — 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: 1.05% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (median comp): $734,263
• List price: $1,000,000
• Delta: 36.19%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-5,068
• Equity at exit: $149,103

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $204,298
• Equity at exit: $86,462

Cash invested: $280,000 (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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 54.3×

Monthly cashflow live

• Estimated rent: $10,550 high
• Mortgage (P&I): −$5,244
• Tax from tax record: −$245 /mo · $2,944/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,216
• Net cashflow: $2,428

Break-even live

Break-even rent $7,476

Max offer price $1,000,000

Occupancy floor 72%

Sensitivity live

Price	-10% $2,994	-5% $2,711	+0% $2,428	+5% $2,145	+10% $1,862
Rent	-10% $1,595	-5% $2,012	+0% $2,428	+5% $2,845	+10% $3,262
Rate	-1.0pp $2,932	-0.5pp $2,683	base $2,428	+0.5pp $2,169	+1.0pp $1,906

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,068
▸ 4× units	2	1	$7,480
Total (6 units)			$10,550

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Newport St NW Atlanta, GA	1.0	1.0	4080	$890	$0.22	25d	1	0.78mi
23 Ollie St NW Atlanta, GA	1.0	1.0	2800	$875	$0.31	5d	1	1.25mi
23 Ollie St NW Atlanta, GA	1.0	1.0	2800	$875	$0.31	0d	1	1.25mi
23 Ollie St NW Unit N/A Atlanta, GA	1.0	1.0	2800	$875	$0.31	25d	1	1.25mi

Listing history 18 events

1. 2026-06-21
   days on market $1,000,000 Active 298 DOM
2. 2026-06-18
   days on market $1,000,000 Active 295 DOM
3. 2026-06-17
   days on market $1,000,000 Active 294 DOM
4. 2026-06-16
   days on market $1,000,000 Active 293 DOM
5. 2026-06-15
   days on market $1,000,000 Active 292 DOM
6. 2026-06-13
   days on market $1,000,000 Active 290 DOM
7. 2026-06-13
   days on market $1,000,000 Active 289 DOM
8. 2026-06-09
   days on market $1,000,000 Active 286 DOM
9. 2026-06-08
   days on market $1,000,000 Active 285 DOM
10. 2026-06-07
    days on market $1,000,000 Active 284 DOM
11. 2026-06-04
    days on market $1,000,000 Active 281 DOM
12. 2026-06-03
    days on market $1,000,000 Active 280 DOM
13. 2026-06-02
    days on market $1,000,000 Active 279 DOM
14. 2026-06-01
    days on market $1,000,000 Active 278 DOM
15. 2026-05-31
    days on market $1,000,000 Active 277 DOM
16. 2026-01-05
    price $1,000,000 399-char remark

    Show marketing remark (399 chars)

    Investor Special! Prime location just steps from the BeltLine - priced to sell! Calling all investors, this income-producing opportunity offers 6 total units: 2 units with 1 bedroom and 4 units with 2 bedrooms. All units include washer and dryer hookups. Property needs work, but the potential is unmatched in this sought-after area. Don't miss your chance to bring your vision and unlock the value!

17. 2025-08-26
    listed $1,200,000 New 399-char remark

    Show marketing remark (399 chars)

    Investor Special! Prime location just steps from the BeltLine - priced to sell! Calling all investors, this income-producing opportunity offers 6 total units: 2 units with 1 bedroom and 4 units with 2 bedrooms. All units include washer and dryer hookups. Property needs work, but the potential is unmatched in this sought-after area. Don't miss your chance to bring your vision and unlock the value!

18. 1986-04-30
    soldstatus $42,880

ⓘ 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: $2,944 · $245/mo
• Projected year-2 tax: $9,200 · $767/mo
• Expected delta: +$6,256/yr (+$521/mo · 212.5%)

ⓘ 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 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $126,600
• − Mortgage interest: −$56,016
• − Property taxes: −$2,944
• − Insurance: −$5,000
• − Repairs & maintenance: −$10,128
• − Management: −$10,128
• − Depreciation: −$29,091
• Taxable income: $13,294
• Est. tax owed @ 24.0%: −$3,190
• After-tax cash flow: $25,950/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

+2232.1% since first listed

3 events — show timeline

• 2026-01-05 Price Changed $1,000,000 GAMLS
• 2025-08-26 Listed $1,200,000 GAMLS
• 1986-04-30 Sold (Public Records) $42,880 Public Records

Property tax history

-1.0%/yr

Latest (2025): $2,944 · -6.7% YoY. Source: county tax records.