1258 Kipling St SE · Atlanta, GA 30315

$264,500

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 19 Days on market

Built 1969 0.26 ac lot $283/sqft · 29% above area Est $342k · 23% under

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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 +8.5/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This owner is motivated to sell so bring your best offer! Beautifully fully renovated Atlanta home featuring all new updates throughout. This home offers spacious living areas and a thoughtfully designed layout. The oversized primary suite includes direct access to a private deck, creating the perfect retreat to relax and enjoy the outdoors. The home features brand new bathrooms with modern finishes, adding a fresh and updated feel. The expansive walk-in closet in the primary suite offers plenty of space for dressers and additional storage, providing both comfort and functionality. With everything newly renovated, this home is move-in ready and designed for modern living. Situated on an R4 zoned lot, the property offers flexibility and future potential for homeowners or investors. Conveniently located near major highways, shopping, dining, and downtown Atlanta.

Key facts

• Private deck
• Fully renovated
• R4 zoned lot

Tags

• FULLY RENOVATED
• PRIVATE DECK
• NEW BATHROOMS
• EXPANSIVE WALK-IN CLOSET
• R4 ZONED LOT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; Electric service including 220 volts; Electricity available
• Home design: One level; Updated/remodeled condition
• Construction: Brick and cement siding construction; Shingle roof; Raised foundation
• Exterior features: Private yard; Back yard fencing; Asphalt road frontage on a city street; Please use GPS for directions

Interior

• Kitchen: Solid surface counters; Gas range
• Bedrooms: Four main-level bedrooms; Oversized master bedroom
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom with other/unspecified features
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning
• Interior features: Other interior features; Double pane windows; No common walls
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (30.6% below list).
• Recommended offer: $183k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 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: Thomas Heathe Slater Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 569 students, 100% FRL); Judson Price Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 283 students, 100% FRL); Carver High School Early College (math 10% / reading 24%, grade F, #269 of 424 statewide, top 65%, 575 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 9% at this address vs 32% district-wide (-22 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% of the median local income ($51k/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 $2k of loan paydown is wiped out by about $8k 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 19 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $264k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,453 (30.6% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.69% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 12.0

CMA / ARV

• ARV (median comp): $341,625
• List price: $264,500
• Delta: -20.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1258 Kipling St SE	0.00mi	3/1.0	936 (0%)	7mo	$118,000	$126	94
2118 Kipling Cir SE	0.17mi	3/1.0	910 (-3%)	4mo	$92,000	$101	84
2006 Phillips Dr SE	0.18mi	3/1.0	1,000 (+7%)	5mo	$100,000	$100	77
1087 Hillcrest Dr SE	0.34mi	2/1.0 (-1)	979 (+5%)	7mo	$261,000	$267	66
2040 Forrest Park Rd SE	0.45mi	3/1.0	984 (+5%)	9mo	$170,000	$173	63
1895 Thomasville Dr SE	0.46mi	3/1.0	983 (+5%)	9mo	$98,000	$100	63
1079 Stonewall Dr SE	0.43mi	3/1.0	1,008 (+8%)	8mo	$140,000	$139	61
1991 Turner Rd SE	0.29mi	3/2.0	1,036 (+11%)	6mo	$198,000	$191	60
1154 Penn Ct	0.61mi	3/1.0	1,000 (+7%)	1mo	$188,300	$188	59
938 Rebel Forest Dr SE	0.74mi	3/1.0	1,000 (+7%)	4mo	$185,000	$185	50
2294 Forrest Park Rd SE	0.61mi	3/2.0	1,008 (+8%)	9mo	$175,000	$174	47
1130 Rebel Forest Dr SE	0.75mi	3/2.0	1,025 (+10%)	9mo	$217,000	$212	38

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-57,210
• Equity at exit: $39,438

10-year hold

• IRR: -16.1%
• Equity multiple: 0.09×
• Total profit: $-67,264
• Equity at exit: $22,869

Cash invested: $74,060 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$1,387
• Tax from tax record: −$183 /mo · $2,196/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-231

Break-even live

Break-even rent $2,127

Max offer price $223,694

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-156	+0% $-231	+5% $-306	+10% $-381
Rent	-10% $-376	-5% $-303	+0% $-231	+5% $-159	+10% $-86
Rate	-1.0pp $-98	-0.5pp $-164	base $-231	+0.5pp $-300	+1.0pp $-369

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: $66,125
• Closing costs: $7,935
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1979 Turner Rd SE Atlanta, GA	3.0	1.0	808	$1,595	$1.97	12d	1	0.28mi
1979 Turner Rd SE Atlanta, GA	3.0	1.0	808	$1,595	$1.97	0d	1	0.28mi
1037 Rebel Forest Dr SE Atlanta, GA	3.0	2.0	1075	$1,750	$1.63	26d	1	0.76mi
972 Welch St SE Atlanta, GA	3.0	2.0	1100	$900	$0.82	7d	1	0.82mi
871 Hargis St SE Atlanta, GA	2.0	2.0	1040	$1,800	$1.73	26d	1	0.86mi
1940 Fisher Rd SE Atlanta, GA	2.0	1.0	760	$1,300	$1.71	26d	1	1.07mi
752 McDonough Blvd SE Atlanta, GA	3.0	2.0	1120	$1,895	$1.69	0d	1	1.13mi
752 McDonough Blvd SE Atlanta, GA	3.0	2.0	1120	$1,895	$1.69	26d	1	1.13mi
1316 Moreland Ave SE Atlanta, GA	2.0	2.0	866	$2,026	$2.34	45d	1	1.17mi
1296 Moreland Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	1000	$2,135	$2.13	1d	22	1.28mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	26d	1	1.37mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,793	$1.72	0d	1	1.42mi

Listing history 33 events

1. 2026-06-21
   days on market $264,500 Active 19 DOM
2. 2026-06-18
   days on market $264,500 Active 16 DOM
3. 2026-06-17
   price $264,500 Active 15 DOM

   Show marketing remark (879 chars)

   This owner is motivated to sell so bring your best offer! Beautifully fully renovated Atlanta home featuring all new updates throughout. This home offers spacious living areas and a thoughtfully designed layout. The oversized primary suite includes direct access to a private deck, creating the perfect retreat to relax and enjoy the outdoors. The home features brand new bathrooms with modern finishes, adding a fresh and updated feel. The expansive walk-in closet in the primary suite offers plenty of space for dressers and additional storage, providing both comfort and functionality. With everything newly renovated, this home is move-in ready and designed for modern living. Situated on an R4 zoned lot, the property offers flexibility and future potential for homeowners or investors. Conveniently located near major highways, shopping, dining, and downtown Atlanta.

4. 2026-06-17
   days on market $271,900 Active 15 DOM

   Show marketing remark (879 chars)

   This owner is motivated to sell so bring your best offer! Beautifully fully renovated Atlanta home featuring all new updates throughout. This home offers spacious living areas and a thoughtfully designed layout. The oversized primary suite includes direct access to a private deck, creating the perfect retreat to relax and enjoy the outdoors. The home features brand new bathrooms with modern finishes, adding a fresh and updated feel. The expansive walk-in closet in the primary suite offers plenty of space for dressers and additional storage, providing both comfort and functionality. With everything newly renovated, this home is move-in ready and designed for modern living. Situated on an R4 zoned lot, the property offers flexibility and future potential for homeowners or investors. Conveniently located near major highways, shopping, dining, and downtown Atlanta.

5. 2026-06-16
   days on market $271,900 Active 14 DOM
6. 2026-06-15
   days on market $271,900 Active 13 DOM
7. 2026-06-13
   days on market $271,900 Active 11 DOM
8. 2026-06-13
   pricedays on market $271,900 Active 10 DOM
9. 2026-06-09
   days on market $289,000 Active 7 DOM
10. 2026-06-08
    days on market $289,000 Active 6 DOM
11. 2026-06-07
    days on market $289,000 Active 5 DOM
12. 2026-06-04
    days on market $289,000 Active 2 DOM
13. 2026-06-02
    pricedays on marketlisting id $289,000 Active 1 DOM
14. 2026-05-31
    days on market $270,000 Active 77 DOM
15. 2026-04-21
    price $270,000 890-char remark
16. 2026-04-21
    price $270,000 890-char remark
17. 2026-04-13
    price $275,000 890-char remark
18. 2026-04-13
    price $275,000 890-char remark
19. 2026-03-26
    price $285,000 890-char remark
20. 2026-03-26
    price $285,000 890-char remark
21. 2026-03-15
    listed $295,000 New 890-char remark
22. 2026-03-15
    listed $295,000 Active 890-char remark
23. 2025-11-18
    soldstatus $118,000
24. 2025-11-17
    soldstatus $118,000 Sold
25. 2025-11-17
    soldstatus $118,000 Closed
26. 2025-11-08
    status Pending
27. 2025-11-07
    status Under Contract
28. 2025-11-07
    historical Active Under Contract
29. 2025-11-02
    price $124,900
30. 2025-11-02
    price $124,900
31. 2025-10-23
    listed $129,000 Active
32. 2025-10-22
    listed $129,000 New
33. 2025-10-03
    soldstatus $95,000

ⓘ 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: $2,196 · $183/mo
• Projected year-2 tax: $2,433 · $203/mo
• Expected delta: +$237/yr (+$20/mo · 10.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $22,014
• − Mortgage interest: −$14,816
• − Property taxes: −$2,196
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$7,695
• Taxable loss: −$7,537
• Est. tax savings @ 24.0%: +$1,809
• After-tax cash flow: $-963/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

+178.4% since first listed

22 events — show timeline

• 2026-06-17 Price Changed $264,500 GAMLS
• 2026-06-17 Price Changed $264,500 FMLS
• 2026-06-10 Price Changed $271,900 GAMLS
• 2026-06-10 Price Changed $271,900 FMLS
• 2026-06-01 Listed $289,000 FMLS
• 2026-06-01 Listed $289,000 GAMLS
• 2026-05-31 Listing Removed — GAMLS
• 2026-04-21 Price Changed $270,000 GAMLS
• 2026-04-13 Price Changed $275,000 GAMLS
• 2026-03-26 Price Changed $285,000 GAMLS
• 2026-03-15 Listed $295,000 GAMLS
• 2025-11-18 Sold (Public Records) $118,000 Public Records
• 2025-11-17 Sold (MLS) $118,000 FMLS
• 2025-11-17 Sold (MLS) $118,000 GAMLS
• 2025-11-08 Pending — FMLS
• 2025-11-07 Pending — GAMLS
• 2025-11-07 Contingent — FMLS
• 2025-11-02 Price Changed $124,900 FMLS
• 2025-11-02 Price Changed $124,900 GAMLS
• 2025-10-23 Listed $129,000 FMLS
• 2025-10-22 Listed $129,000 GAMLS
• 2025-10-03 Sold (Public Records) $95,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $2,196 · -22.8% YoY. Source: county tax records.