1116 Northwest Dr NW · Atlanta, GA 30318

$235,040

5 bd · 2.5 ba · 1,816 sqft · SingleFamily public records · 66 Days on market

Built 1930 10,018 sqft lot $129/sqft · 40% below area Est $389k · 40% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• 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

Motivated seller! Beautifully renovated and ideal for investors, this property offers immediate income potential in a growing area. The home features a newer HVAC system, energy-efficient double-pane windows, and updated appliances, providing both comfort and long-term value. Set on a spacious lot with a large backyard, there's plenty of room for outdoor living, expansion, or added amenities. Located in an up-and-coming neighborhood, the property sits directly across from a newly developed subdivision with homes starting in the low $300s, highlighting strong future appreciation potential. A great opportunity to invest in a rapidly developing area with upside both now and in the years ahead.

Key facts

• Updated appliances
• Large backyard
• Newer hvac system

Tags

• NEWER HVAC SYSTEM
• UPDATED APPLIANCES
• LARGE BACKYARD
• UP-AND-COMING NEIGHBORHOOD
• NEWLY DEVELOPED SUBDIVISION

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 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 (+3.3%/yr); 732 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 42% of the median local income ($83k/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 $7k 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 $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 8y 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.
• Current owner paid $16k; list at $235k implies a 1378% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,937 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $388,953
• List price: $235,040
• Delta: -39.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2548 Bellview Ave NW	0.70mi	4/2.5 (-1)	1,792 (-1%)	6mo	$200,000	$112	56
864 Capitol View Ave NW	0.67mi	4/2.5 (-1)	1,760 (-3%)	8mo	$201,000	$114	52
2542 Etheridge Dr NW	0.27mi	5/3.0	1,592 (-12%)	21mo	$292,500	$184	47
844 Ridge Ave NW	0.65mi	4/2.5 (-1)	1,887 (+4%)	15mo	$375,000	$199	46
2353 N Circle Dr NW	0.58mi	4/3.0 (-1)	1,920 (+6%)	16mo	$385,000	$201	43
1118 Lotus Ave NW	0.60mi	4/3.0 (-1)	1,920 (+6%)	16mo	$371,000	$193	42
2415 St Paul Ave NW	0.54mi	4/3.0 (-1)	1,920 (+6%)	22mo	$369,000	$192	40
1040 Ada Ave NW	0.61mi	4/2.5 (-1)	1,966 (+8%)	17mo	$399,900	$203	39
1124 Violet Ave NW	0.60mi	4/3.0 (-1)	1,920 (+6%)	22mo	$413,570	$215	37

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $6,905
• Equity at exit: $35,045

10-year hold

• IRR: 12.5%
• Equity multiple: 2.01×
• Total profit: $66,270
• Equity at exit: $20,322

Cash invested: $65,811 (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: 732
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,942 high
• Mortgage (P&I): −$1,233
• Tax from tax record: −$300 /mo · $3,602/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $694

Break-even live

Break-even rent $2,064

Max offer price $235,040

Occupancy floor 71%

Sensitivity live

Price	-10% $827	-5% $760	+0% $694	+5% $627	+10% $560
Rent	-10% $461	-5% $577	+0% $694	+5% $810	+10% $926
Rate	-1.0pp $812	-0.5pp $753	base $694	+0.5pp $633	+1.0pp $571

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: $58,760
• Closing costs: $7,051
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Wedgewood Dr NW Atlanta, GA	4.0	2.5	1904	$3,100	$1.63	8d	1	0.07mi
2456 Spring St NW Apt A Atlanta, GA	4.0	2.5	1650	$1,450	$0.88	25d	1	0.37mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	16d	1	0.41mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	25d	1	0.41mi
2713 Creek View Ter NW Atlanta, GA	4.0	3.5	2129	$2,999	$1.41	8d	1	0.43mi
1445 Creekside Cir NW Atlanta, GA	4.0	3.5	2425	$6,500	$2.68	6d	1	0.48mi
1445 Creekside Cir NW Atlanta, GA	4.0	3.5	2425	$6,500	$2.68	5d	1	0.48mi
2367 Summit Ave NW Atlanta, GA	4.0	2.5	1887	$2,800	$1.48	3d	1	0.55mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	25d	1	0.65mi
841 Ridge Ave NW Atlanta, GA	5.0	3.0	2196	$2,378	$1.08	0d	1	0.69mi
1409 Northwest Dr NW Atlanta, GA	4.0	2.5	2000	$2,998	$1.50	25d	1	0.77mi
1409 Northwest Dr NW Unit 1 Atlanta, GA	4.0	2.5	2500	$2,599	$1.04	4d	1	0.77mi
753 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	25d	1	0.85mi
751 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	25d	1	0.85mi
740 Prince Pl NW Atlanta, GA	4.0	2.0	1903	$2,200	$1.16	25d	1	0.86mi
738 Prince Pl NW Atlanta, GA	4.0	2.5	1903	$2,250	$1.18	25d	1	0.87mi
739 Prince Pl NW Atlanta, GA	4.0	2.0	1903	$2,200	$1.16	25d	1	0.87mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	25d	1	0.89mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	25d	1	0.89mi
1647 Bridgeport Dr NW Atlanta, GA	4.0	2.0	1250	$2,100	$1.68	5d	1	0.97mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	25d	1	1.03mi
1080 Gun Club Rd NW Atlanta, GA	5.0	3.0	2418	$2,378	$0.98	0d	1	1.04mi
2045 Lois Pl NW Unit A Atlanta, GA	5.0	3.0	1344	$3,450	$2.57	19d	1	1.17mi
1725 Church St NW Atlanta, GA	4.0	2.0	1274	$2,013	$1.58	0d	1	1.23mi
639 Skipper Dr NW Atlanta, GA	5.0	2.0	1379	$2,250	$1.63	0d	1	1.27mi
639 Skipper Dr NW Atlanta, GA	5.0	2.0	1379	$2,250	$1.63	25d	1	1.27mi
438 Hamilton E Holmes Dr NW Atlanta, GA	4.0	3.0	2200	$5,500	$2.50	25d	1	1.29mi
506 Waterford Rd NW Atlanta, GA	5.0	3.0	2500	$2,500	$1.00	25d	1	1.30mi
1026 Sims Ave NW Unit B Atlanta, GA	4.0	3.0	1492	$2,842	$1.90	25d	1	1.31mi
1955 East Ave NW Unit A Atlanta, GA	4.0	3.0	1800	$1,990	$1.11	16d	1	1.32mi
562 Gary Rd NW Atlanta, GA	4.0	2.0	1700	$2,400	$1.41	25d	1	1.32mi
903 Proctor Ranch Dr Unit 903 Atlanta, GA	4.0	3.5	2470	$2,800	$1.13	13d	1	1.42mi
971 Colquitt Pl NW Unit A Atlanta, GA	4.0	3.0	1750	$800	$0.46	25d	1	1.45mi
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	25d	1	1.46mi

Listing history 45 events

1. 2026-06-21
   days on market $235,040 Active 66 DOM
2. 2026-06-18
   days on market $235,040 Active 63 DOM
3. 2026-06-17
   days on market $235,040 Active 62 DOM
4. 2026-06-16
   days on market $235,040 Active 61 DOM
5. 2026-06-15
   days on market $235,040 Active 60 DOM
6. 2026-06-13
   days on market $235,040 Active 58 DOM
7. 2026-06-13
   days on market $235,040 Active 57 DOM
8. 2026-06-09
   days on market $235,040 Active 54 DOM
9. 2026-06-08
   days on market $235,040 Active 53 DOM
10. 2026-06-07
    days on market $235,040 Active 52 DOM
11. 2026-06-04
    days on market $235,040 Active 49 DOM
12. 2026-06-03
    days on market $235,040 Active 48 DOM
13. 2026-06-02
    days on market $235,040 Active 47 DOM
14. 2026-06-01
    days on market $235,040 Active 46 DOM
15. 2026-05-31
    days on market $235,040 Active 45 DOM
16. 2026-04-16
    listed $235,040 New 699-char remark

    Show marketing remark (705 chars)

    Motivated seller! Beautifully renovated and ideal for investors, this property offers immediate income potential in a growing area. The home features a newer HVAC system, energy-efficient double-pane windows, and updated appliances, providing both comfort and long-term value. Set on a spacious lot with a large backyard, there’s plenty of room for outdoor living, expansion, or added amenities. Located in an up-and-coming neighborhood, the property sits directly across from a newly developed subdivision with homes starting in the low $300s, highlighting strong future appreciation potential. A great opportunity to invest in a rapidly developing area with upside both now and in the years ahead.

17. 2026-04-16
    listed $235,040 Active 705-char remark

    Show marketing remark (705 chars)

    Motivated seller! Beautifully renovated and ideal for investors, this property offers immediate income potential in a growing area. The home features a newer HVAC system, energy-efficient double-pane windows, and updated appliances, providing both comfort and long-term value. Set on a spacious lot with a large backyard, there’s plenty of room for outdoor living, expansion, or added amenities. Located in an up-and-coming neighborhood, the property sits directly across from a newly developed subdivision with homes starting in the low $300s, highlighting strong future appreciation potential. A great opportunity to invest in a rapidly developing area with upside both now and in the years ahead.

18. 2026-03-26
    historical
19. 2026-03-26
    historical
20. 2025-07-30
    status Back On Market
21. 2025-07-30
    status Active
22. 2025-07-29
    historical
23. 2025-07-29
    historical
24. 2025-06-30
    listed $235,040 Active
25. 2025-06-30
    listed $235,040 New
26. 2025-06-30
    historical
27. 2025-06-30
    historical
28. 2025-04-01
    status Active
29. 2025-04-01
    status Back On Market
30. 2025-03-20
    status Under Contract
31. 2025-03-20
    status Pending
32. 2025-02-04
    price $261,155
33. 2025-02-04
    price $261,155
34. 2025-01-07
    listed $274,990 Active
35. 2025-01-07
    listed $274,990 New
36. 2022-06-30
    historical
37. 2022-03-12
    listed $305,000 New
38. 2019-04-10
    historical
39. 2019-02-05
    price $160,000
40. 2019-01-24
    price $164,900
41. 2019-01-09
    listed $170,000 New
42. 2018-06-07
    historical
43. 2018-05-06
    listed $124,900 New
44. 1996-10-23
    soldstatus $15,900
45. 1906-07-01
    soldstatus $13,500

ⓘ 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: $3,602 · $300/mo
• Projected year-2 tax: $3,602 · $300/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 6 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $35,304
• − Mortgage interest: −$13,166
• − Property taxes: −$3,602
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,824
• − Management: −$2,824
• − Depreciation: −$6,838
• Taxable income: $4,875
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $7,152/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

+1641.0% since first listed

30 events — show timeline

• 2026-04-16 Listed $235,040 FMLS
• 2026-04-16 Listed $235,040 GAMLS
• 2026-03-26 Listing Removed — GAMLS
• 2026-03-26 Listing Removed — FMLS
• 2025-07-30 Relisted — GAMLS
• 2025-07-30 Relisted — FMLS
• 2025-07-29 Listing Removed — GAMLS
• 2025-07-29 Listing Removed — FMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-06-30 Listed $235,040 GAMLS
• 2025-06-30 Listed $235,040 FMLS
• 2025-04-01 Relisted — FMLS
• 2025-04-01 Relisted — GAMLS
• 2025-03-20 Pending — GAMLS
• 2025-03-20 Pending — FMLS
• 2025-02-04 Price Changed $261,155 GAMLS
• 2025-02-04 Price Changed $261,155 FMLS
• 2025-01-07 Listed $274,990 GAMLS
• 2025-01-07 Listed $274,990 FMLS
• 2022-06-30 Listing Removed — GAMLS
• 2022-03-12 Listed $305,000 GAMLS
• 2019-04-10 Listing Removed — GAMLS
• 2019-02-05 Price Changed $160,000 GAMLS
• 2019-01-24 Price Changed $164,900 GAMLS
• 2019-01-09 Listed $170,000 GAMLS
• 2018-06-07 Listing Removed — GAMLS
• 2018-05-06 Listed $124,900 GAMLS
• 1996-10-23 Sold (Public Records) $15,900 Public Records
• 1906-07-01 Sold (Public Records) $13,500 Public Records

Property tax history

+14.9%/yr

Latest (2025): $3,602 · +19.1% YoY. Source: county tax records.