898 Smith St SW · Atlanta, GA 30310

$99,900

1 bd · 1.0 ba · 768 sqft · SingleFamily public records · 1 Days on market

Built 1920 1,350 sqft lot Est $163k · 39% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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 an Affordable Opportunity in the rapidly evolving Pittsburgh neighborhood of Southwest Atlanta! Situated on a fenced Corner Lot, this property offers a unique chance to own in one of Atlanta's most active growth corridors at an attractive price point. Ideally located just minutes from the Atlanta BeltLine, Lee + White, Pittsburgh Yards, Mercedes-Benz Stadium, Downtown Atlanta, Summerhill, Grant Park, Georgia State University, and major interstates, this location places you in the center of ongoing redevelopment and investment throughout the city. Recent improvements include an updated Kitchen with Butcher Block Countertops, a renovated Bathroom, updated Electrical Panel, newer Water Heater, fresh Interior and Exterior Paint, updated Lighting, and additional system upgrades. Inside, the home features a spacious Living Room, a large Bedroom, a Full Bathroom, and a Kitchen overlooking the Dining Area. Outside, the fenced Corner Lot offers added privacy, outdoor space, and future flexibility. Whether you're an Investor seeking a rental opportunity or a Buyer looking for an affordable entry point into an increasingly popular intown neighborhood, this property delivers exceptional value in a location with strong long-term potential. Property is being sold As-Is.

Key facts

• Renovated bathroom
• Newer water heater
• Updated kitchen

Tags

• FENCED CORNER LOT
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• RENOVATED BATHROOM
• UPDATED ELECTRICAL PANEL
• NEWER WATER HEATER

Property features AI

Finance

• Other: Paved roads; Use GPS for directions
• HOA & community: Near Beltline; Near public transit; Near schools; Near shopping; Near trails/greenway; Sidewalks; Street lights; Other community features

Exterior

• Parking: Space for 2 vehicles
• Utilities: Public water; Public sewer; Electric service (other); Other utilities
• Home design: One story; Fee simple ownership
• Construction: Composition roof; Pillar/post/pier foundation; Other construction materials; Resale condition
• Exterior features: Private entrance; Private yard; Front covered porch; Backyard fencing (fenced)

Interior

• Kitchen: Cabinets; Other counter surfaces; Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: Master bedroom on main level; Additional bedroom(s)
• Flooring: Hardwood
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating (forced air, electric); Central air conditioning; Ceiling fan(s)
• Interior features: High-speed internet; No shared/common walls; Open concept dining area; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.8% 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: Charles L. Gideons Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 343 students, 100% FRL); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 445 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 7% at this address vs 32% district-wide (-25 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 21d 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 32% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y ago 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $162,816
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Smith St SW	0.04mi	2/2.5 (+1)	806 (+5%)	1mo	$75,000	$93	78
1002 Ira St SW	0.20mi	2/1.0 (+1)	768 (0%)	11mo	$163,000	$212	76
397 Mary St SW	0.08mi	1/1.0	704 (-8%)	10mo	$165,000	$234	75
1050 Garibaldi St SW	0.31mi	1/1.0	704 (-8%)	4mo	$105,000	$149	69
260 Ormond St SW	0.25mi	2/2.0 (+1)	728 (-5%)	2mo	$243,900	$335	68
935 Smith St SW	0.07mi	2/2.0 (+1)	835 (+9%)	14mo	$285,000	$341	61
1140 Ira St SW	0.46mi	2/1.0 (+1)	736 (-4%)	16mo	$155,000	$211	53
1152 West Ave SW	0.57mi	2/1.0 (+1)	700 (-9%)	6mo	$75,000	$107	49

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $7,633
• Equity at exit: $14,895

10-year hold

• IRR: 16.2%
• Equity multiple: 2.31×
• Total profit: $36,558
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$524
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $378

Break-even live

Break-even rent $947

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $435	-5% $407	+0% $378	+5% $350	+10% $322
Rent	-10% $266	-5% $322	+0% $378	+5% $435	+10% $491
Rate	-1.0pp $429	-0.5pp $404	base $378	+0.5pp $352	+1.0pp $326

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	17d	1	0.15mi
710 McDaniel St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,100	$1.83	24d	1	0.38mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,165	$1.79	2d	6	0.44mi
1148 Booker Ave SW Atlanta, GA	1.0	1.0	1012	$900	$0.89	17d	1	0.49mi
1178 Garibaldi St SW Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	0.51mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	0.52mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	12d	1	0.53mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	651	$1,400	$2.15	15d	1	0.66mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	0.66mi
806 Murphy Ave SW Atlanta, GA	1.0	1.0	731	$1,254	$1.72	8d	3	0.67mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,025	$1.24	24d	8	0.67mi
574 Cooper St SW Atlanta, GA	1.0	1.0	800	$900	$1.12	21d	1	0.68mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	24d	1	0.71mi
865 Hank Aaron Dr SE Unit 103 Atlanta, GA	2.0	1.0	650	$1,250	$1.92	24d	1	0.73mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,231	$1.34	24d	1	0.74mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	18d	1	0.75mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$915	$1.22	8d	6	0.82mi
565 Northside Dr SW Atlanta, GA	1.0	1.0	675	$1,700	$2.52	3d	6	0.83mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	847	$1,782	$2.10	2d	24	0.86mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$1,798	$2.01	1d	23	0.86mi
420 Rawson St SW Atlanta, GA	1.0	1.0	700	$950	$1.36	24d	1	0.86mi
502 Pryor St SW #317 Atlanta, GA	1.0	1.0	750	$1,350	$1.80	24d	1	0.88mi
717 Lee St SW Atlanta, GA	1.0–2.0	1.0	768	$1,210	$1.58	2d	5	0.88mi
396 Rawson St SW Unit 12 Atlanta, GA	2.0	1.0	675	$2,100	$3.11	4d	1	0.88mi
510 Whitehall St SW Unit 103 Atlanta, GA	1.0	1.0	748	$1,645	$2.20	8d	1	0.93mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$1,583	$1.39	2d	23	0.94mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$1,650	$2.02	1d	24	0.95mi
801 Joseph E Lowery Blvd SW #2 Atlanta, GA	1.0	1.0	560	$1,450	$2.59	24d	1	1.00mi
346 Peters St SW #102 Atlanta, GA	2.0	1.0	1080	$3,150	$2.92	19d	1	1.06mi
346 Peters St SW #208 Atlanta, GA	1.0	1.0	756	$2,050	$2.71	17d	1	1.06mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	24d	1	1.08mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	24d	1	1.09mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$1,930	$2.00	2d	29	1.09mi
1293 Marcy St SE Unit 8 Atlanta, GA	1.0	1.0	600	$950	$1.58	24d	1	1.10mi
1295 Marcy St SE Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	1.12mi
1293-1295 Marcy St SE Unit 7 Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	1.12mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	24d	7	1.12mi
818 Peeples St SW Atlanta, GA	2.0	1.0	936	$1,500	$1.60	24d	1	1.12mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,480	$1.60	3d	6	1.13mi
207 South Ave SE Atlanta, GA	2.0	1.0	750	$1,977	$2.64	24d	1	1.15mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1287 chars)

   Welcome to an Affordable Opportunity in the rapidly evolving Pittsburgh neighborhood of Southwest Atlanta! Situated on a fenced Corner Lot, this property offers a unique chance to own in one of Atlanta's most active growth corridors at an attractive price point. Ideally located just minutes from the Atlanta BeltLine, Lee + White, Pittsburgh Yards, Mercedes-Benz Stadium, Downtown Atlanta, Summerhill, Grant Park, Georgia State University, and major interstates, this location places you in the center of ongoing redevelopment and investment throughout the city. Recent improvements include an updated Kitchen with Butcher Block Countertops, a renovated Bathroom, updated Electrical Panel, newer Water Heater, fresh Interior and Exterior Paint, updated Lighting, and additional system upgrades. Inside, the home features a spacious Living Room, a large Bedroom, a Full Bathroom, and a Kitchen overlooking the Dining Area. Outside, the fenced Corner Lot offers added privacy, outdoor space, and future flexibility. Whether you're an Investor seeking a rental opportunity or a Buyer looking for an affordable entry point into an increasingly popular intown neighborhood, this property delivers exceptional value in a location with strong long-term potential. Property is being sold As-Is.

2. 2026-06-18
   listed $99,900 Active 1 DOM

   Show marketing remark (1287 chars)

   Welcome to an Affordable Opportunity in the rapidly evolving Pittsburgh neighborhood of Southwest Atlanta! Situated on a fenced Corner Lot, this property offers a unique chance to own in one of Atlanta's most active growth corridors at an attractive price point. Ideally located just minutes from the Atlanta BeltLine, Lee + White, Pittsburgh Yards, Mercedes-Benz Stadium, Downtown Atlanta, Summerhill, Grant Park, Georgia State University, and major interstates, this location places you in the center of ongoing redevelopment and investment throughout the city. Recent improvements include an updated Kitchen with Butcher Block Countertops, a renovated Bathroom, updated Electrical Panel, newer Water Heater, fresh Interior and Exterior Paint, updated Lighting, and additional system upgrades. Inside, the home features a spacious Living Room, a large Bedroom, a Full Bathroom, and a Kitchen overlooking the Dining Area. Outside, the fenced Corner Lot offers added privacy, outdoor space, and future flexibility. Whether you're an Investor seeking a rental opportunity or a Buyer looking for an affordable entry point into an increasingly popular intown neighborhood, this property delivers exceptional value in a location with strong long-term potential. Property is being sold As-Is.

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $2,193 · $183/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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $17,112
• − Mortgage interest: −$5,596
• − Property taxes: −$2,193
• − Insurance: −$500
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,906
• Taxable income: $3,180
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $3,776/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

+1148.8% since first listed

13 events — show timeline

• 2026-06-18 Listed $99,900 GAMLS
• 2026-06-18 Listed $99,900 FMLS
• 2024-01-31 Listing Removed — GAMLS
• 2024-01-23 Relisted — GAMLS
• 2024-01-11 Pending — GAMLS
• 2023-11-08 Relisted — GAMLS
• 2023-11-08 Price Changed $145,000 GAMLS
• 2023-10-23 Pending — GAMLS
• 2023-07-30 Relisted — GAMLS
• 2023-07-26 Pending — GAMLS
• 2023-07-03 Listed $160,000 GAMLS
• 2021-12-13 Sold (Public Records) $95,000 Public Records
• 1997-03-26 Sold (Public Records) $8,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,193 · +33.5% YoY. Source: county tax records.