268 Atlanta Ave · Menlo, GA 30731

$109,000

2 bd · 1.0 ba · 1,196 sqft · Other public records · 144 Days on market

Built 1973 0.36 ac lot $91/sqft · 42% below area Est $202k · 46% under ↓ 22% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• Appreciation +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Located atop Lookout Mountain in Cloudland at 268 Atlanta Ave, this property offers exceptional potential. Featuring 2 bedrooms and 2 bathrooms, each level includes a kitchen and living area. The main level boasts a den with a stone fireplace, a screened porch, and a deck. Additional features include a partially finished basement for storage and parking, a new metal roof, and updated windows. Situated on a 0.3-acre corner lot, this home is being sold as is. Schedule a visit today!

Key facts

• New metal roof
• 0.3-acre corner lot
• Updated windows

Tags

• SCREENED PORCH
• STONE FIREPLACE
• PARTIALLY FINISHED BASEMENT
• NEW METAL ROOF
• UPDATED WINDOWS
• 0.3-ACRE CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $109k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#313 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime D-, amenities F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($754 loan paydown + $5k appreciation (4.8% local appreciation)).
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1973 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $202,097
• List price: $109,000
• Delta: -46.07%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

4.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.37×
• Total profit: $41,887
• Equity at exit: $60,188

10-year hold

• IRR: 21.7%
• Equity multiple: 4.65×
• Total profit: $111,482
• Equity at exit: $102,591

Cash invested: $30,520 (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 30731

• Home prices YoY: 1.7%
• Active inventory: 47
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $287

Break-even live

Break-even rent $837

Max offer price $109,000

Occupancy floor 71%

Sensitivity live

Price	-10% $349	-5% $318	+0% $287	+5% $256	+10% $225
Rent	-10% $192	-5% $240	+0% $287	+5% $335	+10% $382
Rate	-1.0pp $342	-0.5pp $315	base $287	+0.5pp $259	+1.0pp $230

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Gadsden Ave Menlo, GA	3.0	2.0	1350	$1,200	$0.89	21d	1	0.26mi

Listing history 23 events

1. 2026-06-19
   days on market $109,000 Active 144 DOM
2. 2026-06-18
   days on market $109,000 Active 143 DOM
3. 2026-06-17
   days on market $109,000 Active 142 DOM
4. 2026-06-16
   days on market $109,000 Active 141 DOM
5. 2026-06-15
   days on market $109,000 Active 140 DOM
6. 2026-06-14
   days on market $109,000 Active 138 DOM
7. 2026-06-13
   days on market $109,000 Active 137 DOM
8. 2026-06-10
   days on market $109,000 Active 135 DOM
9. 2026-06-09
   days on market $109,000 Active 134 DOM
10. 2026-06-08
    days on market $109,000 Active 133 DOM
11. 2026-06-07
    days on market $109,000 Active 132 DOM
12. 2026-06-05
    days on market $109,000 Active 129 DOM
13. 2026-06-03
    days on market $109,000 Active 128 DOM
14. 2026-06-02
    days on market $109,000 Active 127 DOM
15. 2026-06-01
    days on market $109,000 Active 126 DOM
16. 2026-05-31
    days on market $109,000 Active 125 DOM
17. 2026-05-30
    days on market $109,000 Active 124 DOM
18. 2026-03-02
    price $109,000 485-char remark

    Show marketing remark (485 chars)

    Located atop Lookout Mountain in Cloudland at 268 Atlanta Ave, this property offers exceptional potential. Featuring 2 bedrooms and 2 bathrooms, each level includes a kitchen and living area. The main level boasts a den with a stone fireplace, a screened porch, and a deck. Additional features include a partially finished basement for storage and parking, a new metal roof, and updated windows. Situated on a 0.3-acre corner lot, this home is being sold as is. Schedule a visit today!

19. 2026-01-20
    listed $119,000 New 485-char remark

    Show marketing remark (485 chars)

    Located atop Lookout Mountain in Cloudland at 268 Atlanta Ave, this property offers exceptional potential. Featuring 2 bedrooms and 2 bathrooms, each level includes a kitchen and living area. The main level boasts a den with a stone fireplace, a screened porch, and a deck. Additional features include a partially finished basement for storage and parking, a new metal roof, and updated windows. Situated on a 0.3-acre corner lot, this home is being sold as is. Schedule a visit today!

20. 2024-08-08
    soldstatus $120,000
21. 2024-08-02
    soldstatus $120,000 Closed 267-char remark

    Show marketing remark (267 chars)

    This vacant property awaits your vision with a rental repair estimate of $64,886 and a flip-grade rehab estimate of $85,000. Boasting an ARV of $270,000 and a market rent potential of $1,250/month, it's ideal for investors or those looking to create their dream home.

22. 2024-07-13
    status Pending 267-char remark

    Show marketing remark (267 chars)

    This vacant property awaits your vision with a rental repair estimate of $64,886 and a flip-grade rehab estimate of $85,000. Boasting an ARV of $270,000 and a market rent potential of $1,250/month, it's ideal for investors or those looking to create their dream home.

23. 2024-07-10
    listed $139,900 Active 267-char remark

    Show marketing remark (267 chars)

    This vacant property awaits your vision with a rental repair estimate of $64,886 and a flip-grade rehab estimate of $85,000. Boasting an ARV of $270,000 and a market rent potential of $1,250/month, it's ideal for investors or those looking to create their dream home.

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$477/yr (+$40/mo · 90.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$6,106
• − Property taxes: −$526
• − Insurance: −$545
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,171
• Taxable income: $1,749
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $3,026/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Menlo

• Score: 62/100
• State rank: #313
• US rank: #16971

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,450

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Italian 8% Romanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.76%
• Current HPI: 284.6453
• Rent YoY: —
• Metro: —
• 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

-22.1% since first listed

6 events — show timeline

• 2026-03-02 Price Changed $109,000 GAMLS
• 2026-01-20 Listed $119,000 GAMLS
• 2024-08-08 Sold (Public Records) $120,000 Public Records
• 2024-08-02 Sold (MLS) $120,000 REALTRACS as Distributed by MLS Grid
• 2024-07-13 Pending — REALTRACS as Distributed by MLS Grid
• 2024-07-10 Listed $139,900 REALTRACS as Distributed by MLS Grid

Property tax history

-2.0%/yr

Latest (2025): $526 · -43.7% YoY. Source: county tax records.