145 Mcdonough Blvd SE · Atlanta, GA 30315

$199,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 84 Days on market

Built 1932 6,150 sqft lot $230/sqft · 23% below area Est $260k · 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 +8.7/30.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-situated single-family home in southeast Atlanta, offering functional living spaces and everyday convenience. The property features a practical layout and is positioned near local amenities, major roadways, and community resources, making commuting and access to surrounding areas straightforward. Whether you’re seeking a move-in-ready residence or an opportunity to personalize, this home provides a balance of location, accessibility, and neighborhood appeal.

Key facts

• 6,150 sq ft lot
• Built 1932
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (16.7% below list).
• Recommended offer: $166k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 (+3.2%/yr); 378 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 39% 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 $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 84 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $165,773 (16.7% 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 84 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1932 — 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: 0.83% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 10.0

CMA / ARV

• ARV (median comp): $259,516
• List price: $199,000
• Delta: -23.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Buchanan Ln	0.05mi	2/1.0	784 (-9%)	1mo	$97,000	$124	81
17 Turman Ave #2	0.62mi	3/1.0 (+1)	875 (+1%)	1mo	$197,000	$225	63
17 Turman Ave SE #4	0.62mi	3/1.0 (+1)	875 (+1%)	13mo	$175,000	$200	53
17 Turman #4 Ave SE	0.64mi	3/1.0 (+1)	875 (+1%)	13mo	$175,000	$200	53
110 Turman Ave SE	0.67mi	3/1.0 (+1)	800 (-7%)	2mo	$170,000	$213	50
66 Bowen Ave SE	0.61mi	2/1.5	840 (-3%)	20mo	$245,000	$292	48
1101 Oak Knoll Ter SE	0.74mi	3/2.0 (+1)	901 (+4%)	4mo	$165,000	$183	46
985 Farrington Pl SE	0.68mi	1/1.0 (-1)	770 (-11%)	2mo	$220,000	$286	44
120 Turman Ave SE	0.67mi	3/1.0 (+1)	800 (-7%)	10mo	$126,000	$158	43
116 Turman Ave SE	0.67mi	3/1.0 (+1)	768 (-11%)	11mo	$205,000	$267	36

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-42,519
• Equity at exit: $29,672

10-year hold

• IRR: -15.3%
• Equity multiple: 0.12×
• Total profit: $-48,916
• Equity at exit: $17,206

Cash invested: $55,720 (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: 378
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$352 /mo · $4,222/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-169

Break-even live

Break-even rent $1,871

Max offer price $169,198

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1293-1295 Marcy St SE Unit 7 Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	0.17mi
1295 Marcy St SE Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	0.17mi
1293 Marcy St SE Unit 8 Atlanta, GA	1.0	1.0	600	$950	$1.58	24d	1	0.18mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	24d	1	0.21mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	24d	1	0.22mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	1d	29	0.25mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	15d	1	0.25mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	24d	1	0.26mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,604	$1.73	2d	6	0.42mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	0.46mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	7d	6	0.57mi
51 Bowen Ave SE Atlanta, GA	1.0	1.0	800	$1,025	$1.28	1d	1	0.58mi
430 Englewood Ave SE Atlanta, GA	3.0	1.0–2.0	938	$2,886	$3.08	1d	28	0.66mi
1000 Hill St SE Unit C Atlanta, GA	1.0	1.0	1100	$1,823	$1.66	7d	1	0.72mi
222 Tuskegee St SE Atlanta, GA	2.0–3.0	1.0–2.0	1202	$1,213	$1.01	24d	6	0.78mi
1148 Booker Ave SW Atlanta, GA	1.0	1.0	1012	$900	$0.89	16d	1	0.86mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	24d	7	0.87mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	18d	1	0.89mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,460	$1.59	24d	1	0.91mi
1178 Garibaldi St SW Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	0.93mi
865 Hank Aaron Dr SE Unit 103 Atlanta, GA	2.0	1.0	650	$1,250	$1.92	24d	1	0.93mi
1099 Boulevard SE Atlanta, GA	2.0	1.0–2.0	928	$2,294	$2.47	1d	30	0.93mi
207 South Ave SE Atlanta, GA	2.0	1.0	750	$1,977	$2.64	24d	1	0.99mi
1015 Boulevard SE Atlanta, GA	2.0	1.0–2.0	933	$2,632	$2.82	1d	17	1.02mi
672 Cassanova St SE Unit A Atlanta, GA	1.0	1.0	1045	$2,000	$1.91	1d	1	1.03mi
672 Cassanova St SE Unit A Atlanta, GA	1.0	1.0	1025	$2,000	$1.95	17d	1	1.03mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,803	$1.66	21d	1	1.04mi
375 Lincoln St SW Atlanta, GA	1.0	1.0	1020	$750	$0.74	24d	1	1.04mi
1055 Park Row N Atlanta, GA	1.0	1.5	1075	$2,300	$2.14	2d	1	1.06mi
1055 Park Row N Atlanta, GA	1.0	1.5	1075	$2,300	$2.14	1d	1	1.06mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	11d	1	1.07mi
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,249	$1.32	21d	1	1.09mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	1.15mi
547 Atlanta Ave SE Unit 2 Atlanta, GA	1.0	1.0	850	$1,400	$1.65	24d	1	1.18mi
547 Atlanta Ave SE Atlanta, GA	2.0	1.0	1000	$1,850	$1.85	24d	1	1.18mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	17d	1	1.19mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	847	$2,219	$2.62	1d	24	1.19mi
680 Hamilton Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	929	$2,445	$2.63	1d	15	1.21mi
340 Adelle St SE Atlanta, GA	3.0	1.0	1122	$1,500	$1.34	2d	1	1.22mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	1.34mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $199,000 Pending 84 DOM
2. 2026-06-09
   days on market $199,000 Active Under Contract 83 DOM
3. 2026-06-08
   days on market $199,000 Active Under Contract 82 DOM
4. 2026-06-07
   pricestatusdays on market $199,000 Active Under Contract 81 DOM
5. 2026-06-04
   days on market $209,999 Active 78 DOM
6. 2026-06-03
   days on market $209,999 Active 77 DOM
7. 2026-06-02
   days on market $209,999 Active 76 DOM
8. 2026-06-01
   days on market $209,999 Active 75 DOM
9. 2026-05-31
   days on market $209,999 Active 74 DOM
10. 2026-05-11
    status Active 489-char remark

    Show marketing remark (489 chars)

    Welcome to this well-situated single-family home in southeast Atlanta, offering functional living spaces and everyday convenience. The property features a practical layout and is positioned near local amenities, major roadways, and community resources, making commuting and access to surrounding areas straightforward. Whether you’re seeking a move-in-ready residence or an opportunity to personalize, this home provides a balance of location, accessibility, and neighborhood appeal.

11. 2026-04-17
    historical Active Under Contract 483-char remark

    Show marketing remark (489 chars)

    Welcome to this well-situated single-family home in southeast Atlanta, offering functional living spaces and everyday convenience. The property features a practical layout and is positioned near local amenities, major roadways, and community resources, making commuting and access to surrounding areas straightforward. Whether you’re seeking a move-in-ready residence or an opportunity to personalize, this home provides a balance of location, accessibility, and neighborhood appeal.

12. 2026-04-17
    historical Active Under Contract 489-char remark

    Show marketing remark (489 chars)

    Welcome to this well-situated single-family home in southeast Atlanta, offering functional living spaces and everyday convenience. The property features a practical layout and is positioned near local amenities, major roadways, and community resources, making commuting and access to surrounding areas straightforward. Whether you’re seeking a move-in-ready residence or an opportunity to personalize, this home provides a balance of location, accessibility, and neighborhood appeal.

13. 2026-04-03
    price $214,900 489-char remark

    Show marketing remark (483 chars)

    Welcome to this well-situated single-family home in southeast Atlanta, offering functional living spaces and everyday convenience. The property features a practical layout and is positioned near local amenities, major roadways, and community resources, making commuting and access to surrounding areas straightforward. Whether you're seeking a move-in-ready residence or an opportunity to personalize, this home provides a balance of location, accessibility, and neighborhood appeal.

14. 2026-04-03
    price $214,900 483-char remark

    Show marketing remark (483 chars)

    Welcome to this well-situated single-family home in southeast Atlanta, offering functional living spaces and everyday convenience. The property features a practical layout and is positioned near local amenities, major roadways, and community resources, making commuting and access to surrounding areas straightforward. Whether you're seeking a move-in-ready residence or an opportunity to personalize, this home provides a balance of location, accessibility, and neighborhood appeal.

15. 2026-03-18
    listed $219,000 Active 489-char remark

    Show marketing remark (483 chars)

    Welcome to this well-situated single-family home in southeast Atlanta, offering functional living spaces and everyday convenience. The property features a practical layout and is positioned near local amenities, major roadways, and community resources, making commuting and access to surrounding areas straightforward. Whether you're seeking a move-in-ready residence or an opportunity to personalize, this home provides a balance of location, accessibility, and neighborhood appeal.

16. 2026-03-18
    listed $219,000 New 483-char remark

    Show marketing remark (483 chars)

    Welcome to this well-situated single-family home in southeast Atlanta, offering functional living spaces and everyday convenience. The property features a practical layout and is positioned near local amenities, major roadways, and community resources, making commuting and access to surrounding areas straightforward. Whether you're seeking a move-in-ready residence or an opportunity to personalize, this home provides a balance of location, accessibility, and neighborhood appeal.

17. 2021-10-06
    soldstatus $4,200,000
18. 2019-01-14
    soldstatus $70,000
19. 2009-02-25
    soldstatus $14,000
20. 2008-12-18
    listed $14,000
21. 2006-01-20
    soldstatus $155,000
22. 1998-07-30
    soldstatus $17,900
23. 1998-05-21
    soldstatus $7,500

ⓘ 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: $4,222 · $352/mo
• Projected year-2 tax: $4,222 · $352/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 ≥105°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: $19,893
• − Mortgage interest: −$11,147
• − Property taxes: −$4,222
• − Insurance: −$995
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$5,789
• Taxable loss: −$5,443
• Est. tax savings @ 24.0%: +$1,306
• After-tax cash flow: $-718/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

+2765.3% since first listed

14 events — show timeline

• 2026-05-11 Relisted — FMLS
• 2026-04-17 Contingent — GAMLS
• 2026-04-17 Contingent — FMLS
• 2026-04-03 Price Changed $214,900 FMLS
• 2026-04-03 Price Changed $214,900 GAMLS
• 2026-03-18 Listed $219,000 GAMLS
• 2026-03-18 Listed $219,000 FMLS
• 2021-10-06 Sold (Public Records) $4,200,000 Public Records
• 2019-01-14 Sold (Public Records) $70,000 Public Records
• 2009-02-25 Sold (MLS) $14,000 FMLS
• 2008-12-18 Listed $14,000 FMLS
• 2006-01-20 Sold (Public Records) $155,000 Public Records
• 1998-07-30 Sold (Public Records) $17,900 Public Records
• 1998-05-21 Sold (Public Records) $7,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,222 · -2.6% YoY. Source: county tax records.