1797 Beecher St SW · Atlanta, GA 30310

$160,000

2 bd · 1.0 ba · 1,219 sqft · SingleFamily public records · 28 Days on market

Built 1950 6,499 sqft lot Est $188k · 15% 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 +23.4/30.0
• ARV discount +14.1/15.0
• DSCR +7.5/10.0
• 1% rule +6.7/10.0
• 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

Excellent opportunity to turn this fixer upper into your own oasis! Located directly across the street from John A. White Golf Course and Joseph D. McGhee Tennis Center, and minutes away from Cascade Springs Nature Preserve. This property is quaint with the charm of days gone by. It features three bedrooms, one bathroom with ceramic tile floors and walls, living room with fireplace, dining room, wood floors, and screened porch. Access the rear deck from the kitchen and view the private spacious backyard. Good storage space in the large shed/workshop at the back of the property. Homes with greater value are close by. Property is being sold in As-Is condition. Getting to expressways, downtown, the airport and other activities is effortless. Add this house to your list to visit ASAP. You would not want to miss out.

Key facts

• Screened porch
• Ceramic tile floors
• 6,499 sq ft lot

Tags

• JOHN A WHITE GOLF COURSE
• JOSEPH D MCGHEE TENNIS CENTER
• CERAMIC TILE FLOORS
• LIVING ROOM WITH FIREPLACE
• SCREENED PORCH
• PRIVATE SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: Community amenities include golf, tennis courts, park, trails/greenway, street lights, proximity to Beltline, public transport, schools and shopping

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available
• Home design: One-level home
• Construction: Vinyl siding; Composition roof; Block foundation
• Exterior features: Deck; Screened porch; Shed(s) on the property; Property listed in fixer condition

Interior

• Kitchen: White cabinets with laminate countertops; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary bedroom located on the main level
• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: One full bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating with natural gas; Electric cooling
• Interior features: One fireplace in the living room with masonry construction; No shared/common walls; Other interior features
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Tuskegee Airman Global Academy (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 520 students, 100% FRL); Herman J. Russell West End Academy (math 12% / reading 12%, grade F, #417 of 470 statewide, top 90%, 399 students, 100% FRL); Booker T. Washington High School (math 24% / reading 24%, grade F, #184 of 424 statewide, top 48%, 831 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 32% district-wide (-18 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 (+2.8%/yr); 452 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).
• This rent runs 42% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $187,726
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1905 S Gordon St SW	0.08mi	3/1.0 (+1)	1,161 (-5%)	1mo	$170,000	$146	83
1803 S Gordon St SW	0.29mi	3/1.0 (+1)	1,178 (-3%)	3mo	$182,000	$154	74
1928 Beecher Rd SW	0.26mi	3/1.0 (+1)	1,075 (-12%)	2mo	$140,000	$130	61
1588 Linda Way SW	0.40mi	3/2.0 (+1)	1,152 (-6%)	3mo	$355,000	$308	60
1739 Emerald Ave SW	0.59mi	3/2.0 (+1)	1,189 (-2%)	6mo	$324,000	$272	55
1565 Olympian Way SW	0.47mi	2/1.0	1,080 (-11%)	8mo	$150,000	$139	52
2096 Snow Rd SW	0.61mi	3/1.0 (+1)	1,134 (-7%)	5mo	$185,000	$163	50
637 Ferris St SW	0.51mi	3/2.0 (+1)	1,300 (+7%)	7mo	$325,750	$251	50
1750 Shirley St SW	0.29mi	3/3.0 (+1)	1,071 (-12%)	7mo	$330,000	$308	47
1757 Derry Ave SW	0.68mi	3/2.0 (+1)	1,285 (+5%)	4mo	$190,000	$148	47
1169 Eastridge Rd SW	0.74mi	3/2.0 (+1)	1,316 (+8%)	2mo	$168,000	$128	41
1535 Pineview Ter SW	0.61mi	3/1.0 (+1)	1,036 (-15%)	2mo	$141,000	$136	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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-10,867
• Equity at exit: $23,857

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,028
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$839
• Tax from tax record: −$281 /mo · $3,371/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $242

Break-even live

Break-even rent $1,572

Max offer price $160,000

Occupancy floor 82%

Sensitivity live

Price	-10% $332	-5% $287	+0% $242	+5% $196	+10% $151
Rent	-10% $93	-5% $167	+0% $242	+5% $316	+10% $390
Rate	-1.0pp $322	-0.5pp $282	base $242	+0.5pp $200	+1.0pp $158

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1735 Alvarado Ter SW Atlanta, GA	3.0	2.0	1235	$1,595	$1.29	22d	1	0.16mi
1587 Olympian Cir SW Unit B Atlanta, GA	2.0	1.0	1086	$1,300	$1.20	24d	1	0.43mi
1578 Linda Way SW Atlanta, GA	3.0	2.0	1343	$2,030	$1.51	14d	1	0.45mi
763 Cascade Ave SW Atlanta, GA	2.0	1.0	900	$1,249	$1.39	2d	5	0.54mi
1619 Stokes Ave SW Atlanta, GA	3.0	2.0	1332	$2,400	$1.80	3d	1	0.61mi
1586 Ocala Ave SW Atlanta, GA	1.0	1.0	1400	$600	$0.43	24d	1	0.62mi
1474 Beecher St SW Atlanta, GA	3.0	2.0	1332	$3,200	$2.40	24d	1	0.64mi
1699 Derry Ave SW Atlanta, GA	2.0	1.0	825	$1,800	$2.18	24d	1	0.70mi
2135 Bollingbrook Dr SW Atlanta, GA	1.0	1.0	1200	$500	$0.42	24d	1	0.70mi
1448 Westboro Dr SW Atlanta, GA	3.0	2.0	1437	$2,300	$1.60	8d	1	0.70mi
966 Gaston St SW Atlanta, GA	3.0	2.5	1331	$2,250	$1.69	24d	1	0.72mi
1080 Westmont Rd SW Atlanta, GA	3.0	2.0	1022	$2,500	$2.45	15d	1	0.80mi
1420 Ralph David Abernathy Blvd SW Atlanta, GA	3.0	2.0	1306	$2,400	$1.84	24d	1	0.84mi
2190 Highview Rd SW Atlanta, GA	3.0	2.5	1305	$2,500	$1.92	2d	1	0.86mi
2225 Beecher Cir SW Atlanta, GA	1.0	1.5	800	$795	$0.99	12d	1	0.86mi
1537 Orlando St SW Atlanta, GA	2.0	1.0	1068	$1,700	$1.59	24d	1	0.90mi
1437 Lucile Ave SW Unit 8 Atlanta, GA	2.0	1.0	1060	$1,800	$1.70	22d	1	0.93mi
2232 Highview Rd SW Unit C Atlanta, GA	1.0	1.0	760	$2,000	$2.63	24d	1	0.96mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	24d	1	0.98mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	18d	1	0.98mi
1300 Wichita Dr SW Atlanta, GA	3.0	2.0	1077	$2,200	$2.04	24d	1	1.01mi
1389 Lanvale Dr SW Atlanta, GA	3.0	2.0	1430	$2,500	$1.75	8d	1	1.02mi
2324 Highview Rd SW Unit A Atlanta, GA	2.0	1.5	1200	$2,000	$1.67	24d	1	1.03mi
1246 Westmont Rd SW Atlanta, GA	3.0	1.0	1200	$1,500	$1.25	3d	1	1.04mi
1255 Westmont Rd SW Atlanta, GA	3.0	2.0	1500	$1,695	$1.13	24d	1	1.05mi
364 Brooks Ave SW Atlanta, GA	3.0	2.0	1134	$1,495	$1.32	8d	1	1.05mi
1346 Wichita Dr SW Atlanta, GA	3.0	2.0	1183	$2,125	$1.80	8d	1	1.07mi
1876 Sandtown Rd SW Atlanta, GA	3.0	2.0	1230	$2,500	$2.03	24d	1	1.08mi
1256 Ralph David Abernathy Blvd SW Atlanta, GA	2.0	1.0	1000	$1,200	$1.20	24d	1	1.09mi
1295 Westmont Rd SW Atlanta, GA	2.0	1.0	910	$1,500	$1.65	24d	1	1.11mi
324 Brooks Ave SW Unit A Atlanta, GA	2.0	1.0	1176	$1,000	$0.85	24d	1	1.11mi
324 Brooks Ave SW Unit B Atlanta, GA	2.0	1.0	1176	$1,050	$0.89	24d	1	1.11mi
1288 Lucile Ave SW Unit B Atlanta, GA	1.0	1.0	1440	$1,500	$1.04	24d	1	1.13mi
1280 Elizabeth Ave SW Atlanta, GA	3.0	1.0	1105	$1,950	$1.76	24d	1	1.18mi
176 Racine St SW Atlanta, GA	3.0	2.0	1423	$2,800	$1.97	24d	1	1.18mi
2111 Martin Luther King Junior Dr NW Atlanta, GA	3.0	1.0	1470	$1,800	$1.22	24d	1	1.19mi
1180 Richland Rd SW Atlanta, GA	3.0	2.0	1082	$2,800	$2.59	24d	1	1.21mi
1280 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1000	$1,800	$1.80	24d	1	1.22mi
1310 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1192	$2,000	$1.68	24d	1	1.26mi
379 Atwood St SW Unit 4 Atlanta, GA	2.0	1.0	800	$1,800	$2.25	24d	1	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $160,000 Active 28 DOM
2. 2026-06-17
   days on market $160,000 Active 27 DOM
3. 2026-06-16
   days on market $160,000 Active 26 DOM
4. 2026-06-15
   status $160,000 Active 25 DOM
5. 2026-06-15
   days on market $160,000 Active Under Contract 25 DOM
6. 2026-06-13
   days on market $160,000 Active Under Contract 23 DOM
7. 2026-06-13
   days on market $160,000 Active Under Contract 22 DOM
8. 2026-06-09
   statusdays on market $160,000 Active Under Contract 19 DOM
9. 2026-06-08
   days on market $160,000 Active 18 DOM
10. 2026-06-07
    statusdays on market $160,000 Active 17 DOM
11. 2026-06-04
    days on market $160,000 Active Under Contract 14 DOM
12. 2026-06-03
    days on market $160,000 Active Under Contract 13 DOM
13. 2026-06-02
    days on market $160,000 Active Under Contract 12 DOM
14. 2026-06-01
    days on market $160,000 Active Under Contract 11 DOM
15. 2026-05-31
    days on market $160,000 Active Under Contract 10 DOM
16. 2026-05-21
    listed $160,000 Active

    Show marketing remark (823 chars)

    Excellent opportunity to turn this fixer upper into your own oasis! Located directly across the street from John A. White Golf Course and Joseph D. McGhee Tennis Center, and minutes away from Cascade Springs Nature Preserve. This property is quaint with the charm of days gone by. It features three bedrooms, one bathroom with ceramic tile floors and walls, living room with fireplace, dining room, wood floors, and screened porch. Access the rear deck from the kitchen and view the private spacious backyard. Good storage space in the large shed/workshop at the back of the property. Homes with greater value are close by. Property is being sold in As-Is condition. Getting to expressways, downtown, the airport and other activities is effortless. Add this house to your list to visit ASAP. You would not want to miss out.

17. 2026-05-21
    listed $160,000 New 823-char remark

    Show marketing remark (823 chars)

    Excellent opportunity to turn this fixer upper into your own oasis! Located directly across the street from John A. White Golf Course and Joseph D. McGhee Tennis Center, and minutes away from Cascade Springs Nature Preserve. This property is quaint with the charm of days gone by. It features three bedrooms, one bathroom with ceramic tile floors and walls, living room with fireplace, dining room, wood floors, and screened porch. Access the rear deck from the kitchen and view the private spacious backyard. Good storage space in the large shed/workshop at the back of the property. Homes with greater value are close by. Property is being sold in As-Is condition. Getting to expressways, downtown, the airport and other activities is effortless. Add this house to your list to visit ASAP. You would not want to miss out.

ⓘ 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: $3,371 · $281/mo
• Projected year-2 tax: $3,371 · $281/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $22,537
• − Mortgage interest: −$8,962
• − Property taxes: −$3,371
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$4,655
• Taxable income: $477
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,784/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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $160,000 GAMLS
• 2026-05-21 Listed $160,000 FMLS

Property tax history

+5.6%/yr

Latest (2025): $3,371 · -4.3% YoY. Source: county tax records.