1154 Penn Ct · Atlanta, GA 30315

$185,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 522 Days on market

Built 1968 9,147 sqft lot Est $139k · 33% over

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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).

• Cash flow +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

Key facts

• 9,147 sq ft lot
• Built 1968
• Listed 522 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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: Judson Price Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 283 students, 100% FRL); Carver High School (math 24%, 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 5% at this address vs 32% district-wide (-26 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); 378 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $1,955/mo this rent would consume 46% of the median local household income ($51k/yr) (locally 2962% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 522 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $34k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 522 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $139,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1154 Penn Ct	0.00mi	3/1.0	1,000 (0%)	1mo	$188,300	$188	99
1895 Thomasville Dr SE	0.16mi	3/1.0	983 (-2%)	9mo	$98,000	$100	82
2006 Phillips Dr SE	0.45mi	3/1.0	1,000 (0%)	5mo	$100,000	$100	75
1991 Turner Rd SE	0.32mi	3/2.0	1,036 (+4%)	6mo	$198,000	$191	70
710 Thomasville Blvd SE	0.32mi	3/2.0	1,084 (+8%)	0mo	$213,000	$196	67
1918 Velma St SE	0.27mi	3/1.0	1,120 (+12%)	0mo	$133,000	$119	67
1079 Stonewall Dr SE	0.70mi	3/1.0	1,008 (+1%)	8mo	$140,000	$139	60
2118 Kipling Cir SE	0.54mi	3/1.0	910 (-9%)	4mo	$92,000	$101	57
1258 Kipling St SE	0.61mi	3/1.0	936 (-6%)	7mo	$118,000	$126	55
1229 Kipling St SE	0.62mi	3/1.0	1,080 (+8%)	8mo	$160,000	$148	51
1044 Moreland Dr SE	0.59mi	2/1.0 (-1)	1,080 (+8%)	6mo	$115,000	$106	49
1050 Moreland Dr SE	0.60mi	2/2.0 (-1)	1,120 (+12%)	1mo	$249,000	$222	43

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-9,473
• Equity at exit: $27,584

10-year hold

• IRR: 5.0%
• Equity multiple: 1.38×
• Total profit: $19,439
• Equity at exit: $15,995

Cash invested: $51,800 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$970
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $315

Break-even live

Break-even rent $1,556

Max offer price $185,000

Occupancy floor 79%

Sensitivity live

Price	-10% $420	-5% $367	+0% $315	+5% $262	+10% $210
Rent	-10% $160	-5% $238	+0% $315	+5% $392	+10% $469
Rate	-1.0pp $408	-0.5pp $362	base $315	+0.5pp $267	+1.0pp $218

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
976 McKay Dr SE Atlanta, GA	3.0	1.0	1200	$1,695	$1.41	3d	1	0.25mi
1979 Turner Rd SE Atlanta, GA	3.0	1.0	808	$1,595	$1.97	11d	1	0.30mi
972 Welch St SE Atlanta, GA	3.0	2.0	1100	$900	$0.82	6d	1	0.46mi
752 McDonough Blvd SE Atlanta, GA	3.0	2.0	1120	$1,895	$1.69	25d	1	0.64mi
1940 Fisher Rd SE Atlanta, GA	2.0	1.0	760	$1,300	$1.71	25d	1	0.65mi
1770 Richmond Cir SE Unit 1000E Atlanta, GA	2.0	2.0	1200	$1,365	$1.14	25d	1	0.87mi
1770 Richmond Cir SE Unit 500F Atlanta, GA	2.0	2.0	1200	$1,750	$1.46	25d	1	0.87mi
1496 Woodland Ave SE Atlanta, GA	3.0	3.5	1144	$2,600	$2.27	2d	1	0.90mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	25d	1	0.93mi
1144 Regis Rd SE Atlanta, GA	3.0	1.0	1430	$1,725	$1.21	25d	1	0.93mi
1754 Richmond Cir SE Atlanta, GA	2.0	2.0	1200	$1,750	$1.46	8d	2	0.95mi
871 Hargis St SE Atlanta, GA	2.0	2.0	1040	$1,800	$1.73	25d	1	1.02mi
340 Adelle St SE Atlanta, GA	3.0	1.0	1122	$1,500	$1.34	3d	1	1.03mi
1316 Moreland Ave SE Atlanta, GA	2.0	2.0	866	$2,026	$2.34	44d	1	1.03mi
672 Cassanova St SE Unit B Atlanta, GA	2.0	1.5	1245	$2,300	$1.85	18d	1	1.04mi
1317 Redford Dr SE Atlanta, GA	3.0	2.0	1137	$2,100	$1.85	25d	1	1.04mi
1037 Rebel Forest Dr SE Atlanta, GA	3.0	2.0	1075	$1,750	$1.63	25d	1	1.04mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	15d	1	1.07mi
585 McWilliams Rd SE #104 Atlanta, GA	2.0	3.0	1500	$2,078	$1.39	20d	1	1.08mi
1296 Moreland Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	1000	$2,135	$2.13	0d	22	1.11mi
402 McDonough Blvd SE Atlanta, GA	3.0	3.5	1270	$2,350	$1.85	25d	1	1.24mi
1394 Cozy Cir SE Atlanta, GA	3.0	3.0	1500	$2,850	$1.90	14d	1	1.24mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,803	$1.66	22d	1	1.27mi
76 Schell Rd SE Atlanta, GA	3.0	1.0	1080	$1,623	$1.50	25d	1	1.31mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	25d	1	1.32mi
1267 Zucchini Cir SE Atlanta, GA	3.0	3.0	1500	$3,300	$2.20	8d	1	1.36mi
1267 Zucchini Cir SE Atlanta, GA	3.0	3.0	1500	$3,800	$2.53	25d	1	1.36mi
2642 Hatfield Cir SE Atlanta, GA	3.0	1.5	1430	$2,300	$1.61	0d	1	1.42mi
2642 Hatfield Cir SE Atlanta, GA	3.0	1.5	1430	$2,300	$1.61	22d	1	1.42mi
1403 Custer Ave SE Atlanta, GA	1.0–2.0	1.0	829	$1,283	$1.55	44d	8	1.47mi
1403 Custer Ave SE Atlanta, GA	2.0	1.0	891	$1,149	$1.29	0d	3	1.47mi
1376 Custer Ave SE Atlanta, GA	2.0	1.5	1217	$1,420	$1.17	0d	5	1.48mi

Listing history 22 events

1. 2026-04-10
   status Under Contract
2. 2025-07-19
   price $185,000
3. 2025-04-19
   price $199,000
4. 2024-11-04
   listed $218,500 New
5. 2020-07-13
   soldstatus $163,000
6. 2014-04-16
   price $28,500 52-char remark

   Show marketing remark (52 chars)

   GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

7. 2014-04-16
   historical 52-char remark

   Show marketing remark (52 chars)

   GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

8. 2014-04-15
   price $28,500 53-char remark

   Show marketing remark (53 chars)

   GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

9. 2014-03-25
   soldstatus $28,500 Sold 53-char remark

   Show marketing remark (52 chars)

   GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

10. 2014-03-25
    soldstatus $28,500 Sold 52-char remark

    Show marketing remark (52 chars)

    GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

11. 2014-03-25
    price $29,900 52-char remark

    Show marketing remark (52 chars)

    GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

12. 2014-03-13
    status Under Contract 53-char remark

    Show marketing remark (53 chars)

    GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

13. 2014-03-13
    status Pending 52-char remark

    Show marketing remark (53 chars)

    GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

14. 2014-03-13
    price $29,900 53-char remark

    Show marketing remark (53 chars)

    GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

15. 2014-03-10
    historical Contingent - Due Diligence 52-char remark

    Show marketing remark (53 chars)

    GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

16. 2014-03-10
    historical Pending Approval 53-char remark

    Show marketing remark (53 chars)

    GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

17. 2013-12-15
    listed $29,900 Active 52-char remark

    Show marketing remark (53 chars)

    GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

18. 2013-12-15
    listed $29,900 New 53-char remark

    Show marketing remark (53 chars)

    GREAT INVESTMENT FOR A SAVVY INVESTOR! 3BD 1BA HOME.

19. 2008-04-02
    soldstatus $29,750
20. 2008-01-16
    listed $29,750
21. 1980-01-30
    soldstatus $26,000
22. 1976-03-01
    soldstatus $17,500

ⓘ 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: $2,186 · $182/mo
• Projected year-2 tax: $2,186 · $182/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 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: $23,457
• − Mortgage interest: −$10,363
• − Property taxes: −$2,186
• − Insurance: −$925
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$5,382
• Taxable income: $848
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $3,575/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

+957.1% since first listed

22 events — show timeline

• 2026-04-10 Pending — GAMLS
• 2025-07-19 Price Changed $185,000 GAMLS
• 2025-04-19 Price Changed $199,000 GAMLS
• 2024-11-04 Listed $218,500 GAMLS
• 2020-07-13 Sold (Public Records) $163,000 Public Records
• 2014-04-16 Price Changed $28,500 FMLS
• 2014-04-16 Listing Removed — FMLS
• 2014-04-15 Price Changed $28,500 GAMLS
• 2014-03-25 Sold (MLS) $28,500 GAMLS
• 2014-03-25 Price Changed $29,900 FMLS
• 2014-03-25 Sold (MLS) $28,500 FMLS
• 2014-03-13 Pending — GAMLS
• 2014-03-13 Pending — FMLS
• 2014-03-13 Price Changed $29,900 GAMLS
• 2014-03-10 Contingent — FMLS
• 2014-03-10 Contingent — GAMLS
• 2013-12-15 Listed $29,900 FMLS
• 2013-12-15 Listed $29,900 GAMLS
• 2008-04-02 Sold (MLS) $29,750 FMLS
• 2008-01-16 Listed $29,750 FMLS
• 1980-01-30 Sold (Public Records) $26,000 Public Records
• 1976-03-01 Sold (Public Records) $17,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,186 · -21.7% YoY. Source: county tax records.