2472 Perry Blvd NW · Atlanta, GA 30318

$170,000

3 bd · 1.5 ba · 1,312 sqft · SingleFamily public records · 22 Days on market

Built 1958 7,797 sqft lot Est $273k · 38% under

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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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This investment opportunity boasts significant profit potential. Featuring three bedrooms and one bathroom, the property offers substantial space for either tenants or future homeowners. It provides a comfortable living environment with its ample room layout. Additionally, it's situated in a neighborhood that's currently developing, promising potential high returns over time. As the area advances, the property's value is expected to increase. With its excellent location, size, and growth prospects, this home is an attractive option. Schedule a showing today!

Key facts

• Ample room layout
• Excellent location
• 7,797 sq ft lot

Tags

• AMPLE ROOM LAYOUT
• DEVELOPING NEIGHBORHOOD
• EXCELLENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: William J. Scott Elementary School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 289 students, 100% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 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 4% at this address vs 32% district-wide (-28 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 (+3.3%/yr); 722 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $272,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2462 Main St NW	0.09mi	3/1.0	1,444 (+10%)	0mo	$127,000	$88	76
1920 Main St NW	0.22mi	3/2.0	1,367 (+4%)	8mo	$284,500	$208	74
1956 Main St NW	0.28mi	2/2.0 (-1)	1,242 (-5%)	4mo	$419,900	$338	68
2635 Church St NW	0.50mi	3/2.0	1,320 (+1%)	8mo	$425,000	$322	67
2665 Rosemary St NW	0.72mi	3/2.0	1,322 (+1%)	3mo	$475,000	$359	60
1943 Main St NW	0.27mi	3/2.0	1,195 (-9%)	13mo	$439,000	$367	59
2246 Abner Pl NW	0.50mi	3/1.0	1,169 (-11%)	1mo	$155,000	$133	55
1639 Bridgeport Dr NW	0.54mi	3/2.0	1,150 (-12%)	4mo	$156,000	$136	49
2647 Forrest Ave NW	0.65mi	2/2.0 (-1)	1,234 (-6%)	12mo	$435,000	$353	43
2757 Revere Dr NW	0.60mi	3/2.0	1,132 (-14%)	8mo	$147,000	$130	41
2232 Addison Pl NW	0.59mi	4/2.0 (+1)	1,451 (+11%)	9mo	$225,000	$155	41
2795 Argyle Dr NW	0.70mi	4/3.0 (+1)	1,190 (-9%)	18mo	$245,000	$206	26

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $7,886
• Equity at exit: $25,348

10-year hold

• IRR: 14.0%
• Equity multiple: 2.14×
• Total profit: $54,205
• Equity at exit: $14,698

Cash invested: $47,600 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,179 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $547

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 70%

Sensitivity live

Price	-10% $664	-5% $606	+0% $547	+5% $488	+10% $429
Rent	-10% $375	-5% $461	+0% $547	+5% $633	+10% $719
Rate	-1.0pp $632	-0.5pp $590	base $547	+0.5pp $503	+1.0pp $458

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1725 Church St NW Atlanta, GA	4.0	2.0	1274	$2,053	$1.61	21d	1	0.14mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	18d	1	0.35mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	14d	1	0.39mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	3d	1	0.39mi
2019 Claude St NW Atlanta, GA	3.0	1.5	925	$1,900	$2.05	25d	1	0.41mi
1648 Mary George Ave NW Atlanta, GA	3.0	2.0	1056	$1,950	$1.85	11d	1	0.43mi
2493 Sycamore Rd NW #4 Atlanta, GA	3.0	3.5	1848	$3,400	$1.84	8d	1	0.50mi
2075 Claude St NW Atlanta, GA	3.0	1.0	925	$1,750	$1.89	25d	1	0.52mi
2011 Oak Ln NW Atlanta, GA	3.0	3.5	1848	$3,200	$1.73	18d	1	0.53mi
1647 Bridgeport Dr NW Atlanta, GA	4.0	2.0	1250	$2,100	$1.68	4d	1	0.55mi
2000 James Jackson Pkwy NW Atlanta, GA	1.0–2.0	1.0–2.0	959	$2,240	$2.33	4d	10	0.58mi
2888 Parrott Ave NW Unit A Atlanta, GA	2.0	1.0	1020	$1,650	$1.62	20d	1	0.79mi
1422 Creekside Cir NW Unit 211 Atlanta, GA	2.0	2.5	1573	$2,500	$1.59	3d	1	0.87mi
2635 Creekside Dr NW Atlanta, GA	2.0	2.5	1573	$2,635	$1.68	2d	1	0.89mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	2d	1	1.03mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	3d	36	1.04mi
2011 Springfield Rd Atlanta, GA	3.0	2.5	1528	$3,000	$1.96	6d	1	1.09mi
1400 Northwest Dr NW Unit A Atlanta, GA	3.0	2.0	1228	$2,600	$2.12	25d	1	1.16mi
1970 Sumter St NW Atlanta, GA	3.0	1.0	958	$1,795	$1.87	21d	1	1.17mi
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	15d	1	1.21mi
2456 Spring St NW Apt A Atlanta, GA	4.0	2.5	1650	$1,450	$0.88	25d	1	1.22mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	3d	1	1.24mi
1910 La Dawn Ln NW Atlanta, GA	3.0	1.0	1247	$2,200	$1.76	25d	1	1.29mi
2232 Dunseath Ave NW Atlanta, GA	2.0	1.5	950	$1,800	$1.89	6d	1	1.36mi
2232 Dunseath Ave NW #108 Atlanta, GA	2.0	1.5	950	$1,750	$1.84	6d	1	1.37mi
2232 Dunseath Ave NW #404 Atlanta, GA	2.0	1.5	950	$1,950	$2.05	22d	1	1.37mi
1804 Sumter St NW Atlanta, GA	2.0	1.0	1072	$2,450	$2.29	25d	1	1.44mi
2265 Marietta Blvd NW Atlanta, GA	3.0	1.0–2.0	1018	$2,585	$2.54	3d	28	1.50mi

Listing history 8 events

1. 2024-05-17
   status Pending
2. 2024-05-08
   status Under Contract 564-char remark

   Show marketing remark (564 chars)

   This investment opportunity boasts significant profit potential. Featuring three bedrooms and one bathroom, the property offers substantial space for either tenants or future homeowners. It provides a comfortable living environment with its ample room layout. Additionally, it's situated in a neighborhood that's currently developing, promising potential high returns over time. As the area advances, the property's value is expected to increase. With its excellent location, size, and growth prospects, this home is an attractive option. Schedule a showing today!

3. 2024-05-08
   historical Active Under Contract

   Show marketing remark (564 chars)

   This investment opportunity boasts significant profit potential. Featuring three bedrooms and one bathroom, the property offers substantial space for either tenants or future homeowners. It provides a comfortable living environment with its ample room layout. Additionally, it's situated in a neighborhood that's currently developing, promising potential high returns over time. As the area advances, the property's value is expected to increase. With its excellent location, size, and growth prospects, this home is an attractive option. Schedule a showing today!

4. 2024-04-24
   listed $170,000 Active

   Show marketing remark (564 chars)

   This investment opportunity boasts significant profit potential. Featuring three bedrooms and one bathroom, the property offers substantial space for either tenants or future homeowners. It provides a comfortable living environment with its ample room layout. Additionally, it's situated in a neighborhood that's currently developing, promising potential high returns over time. As the area advances, the property's value is expected to increase. With its excellent location, size, and growth prospects, this home is an attractive option. Schedule a showing today!

5. 2024-04-24
   listed $170,000 New 564-char remark

   Show marketing remark (564 chars)

   This investment opportunity boasts significant profit potential. Featuring three bedrooms and one bathroom, the property offers substantial space for either tenants or future homeowners. It provides a comfortable living environment with its ample room layout. Additionally, it's situated in a neighborhood that's currently developing, promising potential high returns over time. As the area advances, the property's value is expected to increase. With its excellent location, size, and growth prospects, this home is an attractive option. Schedule a showing today!

6. 2023-11-30
   historical
7. 2023-10-02
   price $180,000
8. 2023-09-15
   listed $150,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,152
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − Depreciation: −$4,945
• Taxable income: $4,100
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $5,578/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

+13.3% since first listed

8 events — show timeline

• 2024-05-17 Pending — FMLS
• 2024-05-08 Pending — GAMLS
• 2024-05-08 Contingent — FMLS
• 2024-04-24 Listed $170,000 GAMLS
• 2024-04-24 Listed $170,000 FMLS
• 2023-11-30 Listing Removed — GAMLS
• 2023-10-02 Price Changed $180,000 GAMLS
• 2023-09-15 Listed $150,000 GAMLS

Property tax history

+0.6%/yr

Latest (2025): $39 · -54.8% YoY. Source: county tax records.