220 Ormond St SW · Atlanta, GA 30315

$205,000

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 136 Days on market

Built 1950 4,299 sqft lot $273/sqft · 19% below area Est $254k · 19% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great ranch style home, includes updated kitchen with stainless appliances, living room/dining combo, tile bathrooms, cute front porch, and nice backyard with deck.

Key facts

• 4,299 sq ft lot
• Built 1950
• Listed 136 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (22.6% below list).
• Recommended offer: $159k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 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: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL); Maynard Jackson High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,474 students, 44% FRL).
• Zoned-school proficiency averages 17% at this address vs 32% district-wide (-14 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 136 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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.
• Current owner paid $58k; list at $205k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,601 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 10.8

CMA / ARV

• ARV (median comp): $254,116
• List price: $205,000
• Delta: -19.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Ormond St SW	0.07mi	2/2.0	728 (-3%)	2mo	$243,900	$335	86
1002 Ira St SW	0.38mi	2/1.0	768 (+2%)	11mo	$163,000	$212	69
913 Smith St SW	0.35mi	2/2.5	806 (+8%)	1mo	$75,000	$93	65
1050 Garibaldi St SW	0.43mi	1/1.0 (-1)	704 (-6%)	4mo	$105,000	$149	62
397 Mary St SW	0.37mi	1/1.0 (-1)	704 (-6%)	10mo	$165,000	$234	60
1152 West Ave SW	0.57mi	2/1.0	700 (-7%)	6mo	$75,000	$107	57
1140 Ira St SW	0.60mi	2/1.0	736 (-2%)	16mo	$155,000	$211	55
935 Smith St SW	0.36mi	2/2.0	835 (+11%)	14mo	$285,000	$341	48

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.29×
• Total profit: $-40,486
• Equity at exit: $30,566

10-year hold

• IRR: -12.8%
• Equity multiple: 0.24×
• Total profit: $-43,578
• Equity at exit: $17,725

Cash invested: $57,400 (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: 391
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$212 /mo · $2,548/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-120

Break-even live

Break-even rent $1,738

Max offer price $183,832

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-62	+0% $-120	+5% $-178	+10% $-236
Rent	-10% $-245	-5% $-182	+0% $-120	+5% $-57	+10% $5
Rate	-1.0pp $-17	-0.5pp $-68	base $-120	+0.5pp $-173	+1.0pp $-227

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Dodd Ave SW Atlanta, GA	2.0	2.0	1120	$1,595	$1.42	0d	1	0.11mi
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	18d	1	0.33mi
865 Hank Aaron Dr SE Unit 103 Atlanta, GA	2.0	1.0	650	$1,250	$1.92	26d	1	0.39mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,460	$1.59	26d	1	0.40mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	18d	1	0.43mi
710 McDaniel St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,100	$1.83	26d	1	0.45mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	891	$2,234	$2.51	0d	27	0.49mi
574 Cooper St SW Atlanta, GA	1.0	1.0	800	$900	$1.12	22d	1	0.50mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	26d	1	0.51mi
1093 West Ave SW Atlanta, GA	2.0	1.0–2.0	770	$1,414	$1.84	0d	6	0.52mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$2,338	$2.05	0d	22	0.58mi
1148 Booker Ave SW Atlanta, GA	1.0	1.0	1012	$900	$0.89	18d	1	0.60mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	9d	6	0.60mi
502 Pryor St SW #317 Atlanta, GA	1.0	1.0	750	$1,350	$1.80	26d	1	0.65mi
1178 Garibaldi St SW Atlanta, GA	1.0	1.0	650	$950	$1.46	26d	1	0.68mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,041	$2.49	0d	19	0.74mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	13d	1	0.77mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	26d	1	0.79mi
207 South Ave SE Atlanta, GA	2.0	1.0	750	$1,977	$2.64	26d	1	0.80mi
396 Rawson St SW Unit 12 Atlanta, GA	2.0	1.0	1000	$2,100	$2.10	0d	1	0.81mi
420 Rawson St SW Atlanta, GA	1.0	1.0	700	$950	$1.36	26d	1	0.82mi
396 Rawson St SW Unit 10 Atlanta, GA	1.0	1.0	950	$1,500	$1.58	0d	1	0.83mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	26d	1	0.84mi
222 Tuskegee St SE Atlanta, GA	2.0–3.0	1.0–2.0	1202	$1,213	$1.01	26d	6	0.87mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	26d	1	0.87mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	0d	30	0.92mi
510 Whitehall St SW Unit 103 Atlanta, GA	1.0	1.0	748	$1,645	$2.20	9d	1	0.94mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	26d	1	0.97mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	26d	8	0.97mi
806 Murphy Ave SW Atlanta, GA	1.0	1.0	731	$1,254	$1.72	9d	3	0.97mi
565 Northside Dr SW Atlanta, GA	1.0	1.0	675	$1,700	$2.52	5d	6	0.98mi
1293 Marcy St SE Unit 8 Atlanta, GA	1.0	1.0	600	$950	$1.58	26d	1	0.99mi
1295 Marcy St SE Atlanta, GA	1.0	1.0	650	$950	$1.46	26d	1	1.01mi
1293-1295 Marcy St SE Unit 7 Atlanta, GA	1.0	1.0	650	$950	$1.46	26d	1	1.01mi
1000 Hill St SE Unit C Atlanta, GA	1.0	1.0	1100	$1,823	$1.66	9d	1	1.02mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	19d	1	1.02mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	26d	1	1.03mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	651	$1,400	$2.15	17d	1	1.03mi
346 Peters St SW #102 Atlanta, GA	2.0	1.0	1080	$3,150	$2.92	20d	1	1.04mi
346 Peters St SW #208 Atlanta, GA	1.0	1.0	756	$2,050	$2.71	18d	1	1.04mi

Listing history 29 events

1. 2026-05-31
   days on market $205,000 Active 136 DOM
2. 2026-01-15
   listed $205,000 Active 164-char remark

   Show marketing remark (164 chars)

   Great ranch style home, includes updated kitchen with stainless appliances, living room/dining combo, tile bathrooms, cute front porch, and nice backyard with deck.

3. 2026-01-15
   historical $205,000 164-char remark

   Show marketing remark (164 chars)

   Great ranch style home, includes updated kitchen with stainless appliances, living room/dining combo, tile bathrooms, cute front porch, and nice backyard with deck.

4. 2026-01-14
   listed $205,000 New 164-char remark

   Show marketing remark (164 chars)

   Great ranch style home, includes updated kitchen with stainless appliances, living room/dining combo, tile bathrooms, cute front porch, and nice backyard with deck.

5. 2016-11-14
   soldstatus $58,000
6. 2016-11-04
   soldstatus $58,000 Sold
7. 2016-11-01
   soldstatus $135,500 Sold
8. 2016-10-19
   status Under Contract
9. 2016-10-19
   historical Pending
10. 2016-10-12
    price $49,900
11. 2016-10-12
    price $49,900
12. 2016-10-04
    status Back on Market
13. 2016-10-04
    status Active
14. 2016-09-12
    status Under Contract
15. 2016-09-12
    historical Pending
16. 2016-08-29
    price $54,900
17. 2016-08-29
    price $54,900
18. 2016-06-06
    listed $59,900 New
19. 2016-06-03
    status Active
20. 2016-05-20
    historical Pending
21. 2016-05-13
    listed $59,900 Active
22. 2014-07-01
    soldstatus $71,000
23. 2006-09-06
    soldstatus $121,000
24. 2004-08-18
    soldstatus $104,300
25. 2003-11-18
    soldstatus $71,000
26. 2001-12-31
    soldstatus $64,900
27. 1983-07-31
    soldstatus $14,950
28. 1983-01-18
    soldstatus $14,000
29. 1981-01-30
    soldstatus $5,500

ⓘ 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: $2,548 · $212/mo
• Projected year-2 tax: $2,548 · $212/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 ≥104°F today · 18 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: $19,032
• − Mortgage interest: −$11,483
• − Property taxes: −$2,548
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$5,964
• Taxable loss: −$5,033
• Est. tax savings @ 24.0%: +$1,208
• After-tax cash flow: $-230/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

+3627.3% since first listed

28 events — show timeline

• 2026-01-15 Listed $205,000 FMLS
• 2026-01-15 Coming Soon $205,000 FMLS
• 2026-01-14 Listed $205,000 GAMLS
• 2016-11-14 Sold (Public Records) $58,000 Public Records
• 2016-11-04 Sold (MLS) $58,000 GAMLS
• 2016-11-01 Sold (MLS) $135,500 FMLS
• 2016-10-19 Pending — GAMLS
• 2016-10-19 Contingent — FMLS
• 2016-10-12 Price Changed $49,900 GAMLS
• 2016-10-12 Price Changed $49,900 FMLS
• 2016-10-04 Relisted — GAMLS
• 2016-10-04 Relisted — FMLS
• 2016-09-12 Pending — GAMLS
• 2016-09-12 Contingent — FMLS
• 2016-08-29 Price Changed $54,900 GAMLS
• 2016-08-29 Price Changed $54,900 FMLS
• 2016-06-06 Listed $59,900 GAMLS
• 2016-06-03 Relisted — FMLS
• 2016-05-20 Contingent — FMLS
• 2016-05-13 Listed $59,900 FMLS
• 2014-07-01 Sold (Public Records) $71,000 Public Records
• 2006-09-06 Sold (Public Records) $121,000 Public Records
• 2004-08-18 Sold (Public Records) $104,300 Public Records
• 2003-11-18 Sold (Public Records) $71,000 Public Records
• 2001-12-31 Sold (Public Records) $64,900 Public Records
• 1983-07-31 Sold (Public Records) $14,950 Public Records
• 1983-01-18 Sold (Public Records) $14,000 Public Records
• 1981-01-30 Sold (Public Records) $5,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,548 · -4.1% YoY. Source: county tax records.