1807 Sylvan Rd SW · Atlanta, GA 30310

$308,000

5 bd · 3.0 ba · 2,295 sqft · SingleFamily public records · 301 Days on market

Built 1940 7,501 sqft lot $134/sqft · 21% below area Est $389k · 21% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +4.9/10.0
• DSCR +4.9/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

Key facts

• 7,501 sq ft lot
• Built 1940
• Listed 301 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $308k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (1.1% below list).
• Recommended offer: $271k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 (+2.8%/yr); 452 active listings in the ZIP; 8 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 $3,045/mo this rent would consume 69% of the median local household income ($53k/yr) (locally 1676% 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 $2k of loan paydown is wiped out by about $9k 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 301 days — a 12% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $72k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $271,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 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 1940 — 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 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: 0.99% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 8.4

CMA / ARV

• ARV (median comp): $388,940
• List price: $308,000
• Delta: -20.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1889 Broadwell St SW	0.25mi	5/4.5	2,231 (-3%)	0mo	$387,000	$173	78
1704 Brewer Blvd SW	0.26mi	4/2.0 (-1)	2,000 (-13%)	3mo	$390,000	$195	56
1630 Sylvan Rd SW	0.34mi	4/2.0 (-1)	2,137 (-7%)	13mo	$399,000	$187	53
558 Grant St SW	0.71mi	5/3.0	2,140 (-7%)	18mo	$238,900	$112	40

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-41,325
• Equity at exit: $45,924

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-26,543
• Equity at exit: $26,630

Cash invested: $86,240 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,045 high
• Mortgage (P&I): −$1,615
• Tax from tax record: −$518 /mo · $6,218/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $144

Break-even live

Break-even rent $2,863

Max offer price $308,000

Occupancy floor 90%

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: $77,000
• Closing costs: $9,240
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Birch St SW Atlanta, GA	4.0	2.5	1740	$3,000	$1.72	18d	1	0.14mi
1010 Dill Ave SW Atlanta, GA	4.0	3.0	2236	$2,850	$1.27	24d	1	0.91mi
551 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1597	$2,450	$1.53	24d	1	1.08mi
1656 Thornton Pl SW Atlanta, GA	6.0	3.0	1815	$3,300	$1.82	24d	1	1.24mi
1452 Lockwood Dr SW Atlanta, GA	4.0	3.5	2910	$4,950	$1.70	24d	1	1.34mi
2532 Jewel St Atlanta, GA	4.0	2.0	2640	$1,950	$0.74	43d	1	1.35mi
486 Pegg Rd SW Atlanta, GA	4.0	1.5	1750	$2,000	$1.14	24d	1	1.38mi
2340 Newnan St Atlanta, GA	4.0	2.0	1598	$775	$0.48	43d	1	1.38mi

Listing history 42 events

1. 2026-06-18
   days on market $308,000 Active 301 DOM
2. 2026-06-17
   days on market $308,000 Active 300 DOM
3. 2026-06-16
   days on market $308,000 Active 299 DOM
4. 2026-06-15
   days on market $308,000 Active 298 DOM
5. 2026-06-13
   days on market $308,000 Active 296 DOM
6. 2026-06-13
   pricedays on market $308,000 Active 295 DOM
7. 2026-06-09
   days on market $311,000 Active 292 DOM
8. 2026-06-08
   days on market $311,000 Active 291 DOM
9. 2026-06-07
   days on market $311,000 Active 290 DOM
10. 2026-06-04
    days on market $311,000 Active 287 DOM
11. 2026-06-03
    days on market $311,000 Active 286 DOM
12. 2026-06-02
    days on market $311,000 Active 285 DOM
13. 2026-06-01
    days on market $311,000 Active 284 DOM
14. 2026-05-31
    days on market $311,000 Active 283 DOM
15. 2026-05-15
    price $311,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

16. 2026-05-15
    price $311,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

17. 2026-02-20
    price $317,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

18. 2026-02-20
    price $317,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

19. 2026-01-09
    price $327,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

20. 2026-01-09
    price $327,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

21. 2025-12-05
    price $330,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

22. 2025-12-05
    price $330,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

23. 2025-11-14
    price $337,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

24. 2025-11-14
    price $337,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

25. 2025-10-23
    price $340,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

26. 2025-10-23
    price $340,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

27. 2025-10-03
    price $354,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

28. 2025-10-03
    price $354,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

29. 2025-09-19
    price $361,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

30. 2025-09-19
    price $361,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

31. 2025-09-05
    price $365,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

32. 2025-09-05
    price $365,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

33. 2025-08-21
    listed $380,000 New 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

34. 2025-08-21
    listed $380,000 Active 717-char remark

    Show marketing remark (717 chars)

    Welcome to this spacious 5-bedroom, 3-bath brick home located in the desirable Sylvan Hills community. Offering over 2,200 sq. ft. of living space, this residence combines classic charm with modern functionality. The large family room with a cozy fireplace creates a warm gathering space, while the expansive kitchen provides plenty of room for cooking and entertaining. A versatile recreation room and multiple bedrooms give flexibility for guests, a home office, or hobby space. This property is both convenient and move-in ready. Ideally situated near downtown Atlanta, major highways, and local amenities, this home is a standout choice for those seeking comfort and convenience in a well-established neighborhood

35. 2025-03-29
    historical $2,205
36. 2025-03-26
    listed $2,205
37. 2022-02-03
    price $1,725
38. 2021-06-16
    soldstatus $12,993,955
39. 2009-12-09
    soldstatus $38,490
40. 2009-11-02
    listed $34,900
41. 1997-04-24
    soldstatus $77,000
42. 1996-03-19
    soldstatus $80,000

ⓘ 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: $6,218 · $518/mo
• Projected year-2 tax: $6,218 · $518/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 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: $36,539
• − Mortgage interest: −$17,253
• − Property taxes: −$6,218
• − Insurance: −$1,540
• − Repairs & maintenance: −$2,923
• − Management: −$2,923
• − Depreciation: −$8,960
• Taxable loss: −$3,278
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $2,512/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): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 (76%)
• Race & ethnicity: Black 76% White 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

+288.8% since first listed

28 events — show timeline

• 2026-05-15 Price Changed $311,000 FMLS
• 2026-05-15 Price Changed $311,000 GAMLS
• 2026-02-20 Price Changed $317,000 GAMLS
• 2026-02-20 Price Changed $317,000 FMLS
• 2026-01-09 Price Changed $327,000 GAMLS
• 2026-01-09 Price Changed $327,000 FMLS
• 2025-12-05 Price Changed $330,000 GAMLS
• 2025-12-05 Price Changed $330,000 FMLS
• 2025-11-14 Price Changed $337,000 GAMLS
• 2025-11-14 Price Changed $337,000 FMLS
• 2025-10-23 Price Changed $340,000 GAMLS
• 2025-10-23 Price Changed $340,000 FMLS
• 2025-10-03 Price Changed $354,000 GAMLS
• 2025-10-03 Price Changed $354,000 FMLS
• 2025-09-19 Price Changed $361,000 GAMLS
• 2025-09-19 Price Changed $361,000 FMLS
• 2025-09-05 Price Changed $365,000 GAMLS
• 2025-09-05 Price Changed $365,000 FMLS
• 2025-08-21 Listed $380,000 FMLS
• 2025-08-21 Listed $380,000 GAMLS
• 2025-03-29 Rental Removed $2,205 RENTLY
• 2025-03-26 Listed for Rent $2,205 RENTLY
• 2022-02-03 Price Changed $1,725 RENT.
• 2021-06-16 Sold (Public Records) $12,993,955 Public Records
• 2009-12-09 Sold (MLS) $38,490 FMLS
• 2009-11-02 Listed $34,900 FMLS
• 1997-04-24 Sold (Public Records) $77,000 Public Records
• 1996-03-19 Sold (Public Records) $80,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $6,218 · -0.1% YoY. Source: county tax records.