1147 Hubbard St SW · Atlanta, GA 30310

$125,000

6 bd · 2.0 ba · 876 sqft · SingleFamily public records · 198 Days on market

Built 1920 5,314 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special...in the Atlanta Beltline Community.

Key facts

• 5,314 sq ft lot
• Built 1920
• Listed 198 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

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: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 445 students, 100% FRL); Carver High School Early College (math 10% / reading 24%, grade F, #269 of 424 statewide, top 65%, 575 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 10% at this address vs 32% district-wide (-21 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); 459 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1920 — 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: 1.87% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.36%
• DSCR: 2.35
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.02×
• Total profit: $35,698
• Equity at exit: $18,638

10-year hold

• IRR: 32.4%
• Equity multiple: 3.91×
• Total profit: $101,888
• Equity at exit: $10,808

Cash invested: $35,000 (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: 459
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$252 /mo · $3,027/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $886

Break-even live

Break-even rent $1,215

Max offer price $125,000

Occupancy floor 57%

Sensitivity live

Price	-10% $956	-5% $921	+0% $886	+5% $850	+10% $815
Rent	-10% $701	-5% $793	+0% $886	+5% $978	+10% $1,070
Rate	-1.0pp $948	-0.5pp $917	base $886	+0.5pp $853	+1.0pp $820

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $125,000 Active 198 DOM
2. 2026-06-18
   days on market $125,000 Active 195 DOM
3. 2026-06-17
   days on market $125,000 Active 194 DOM
4. 2026-06-16
   days on market $125,000 Active 193 DOM
5. 2026-06-15
   days on market $125,000 Active 192 DOM
6. 2026-06-13
   days on market $125,000 Active 190 DOM
7. 2026-06-13
   days on market $125,000 Active 189 DOM
8. 2026-06-09
   days on market $125,000 Active 186 DOM
9. 2026-06-08
   days on market $125,000 Active 185 DOM
10. 2026-06-07
    days on market $125,000 Active 184 DOM
11. 2026-06-04
    days on market $125,000 Active 181 DOM
12. 2026-06-03
    days on market $125,000 Active 180 DOM
13. 2026-06-02
    days on market $125,000 Active 179 DOM
14. 2026-06-01
    days on market $125,000 Active 178 DOM
15. 2026-05-31
    days on market $125,000 Active 177 DOM
16. 2026-05-07
    status Back On Market 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

17. 2026-05-07
    status Active 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

18. 2026-01-14
    status Under Contract 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

19. 2026-01-14
    status Pending 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

20. 2025-12-05
    status Back On Market 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

21. 2025-12-05
    status Active 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

22. 2025-11-06
    status Under Contract 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

23. 2025-11-06
    status Pending 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

24. 2025-08-20
    price $125,000 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

25. 2025-08-20
    price $125,000 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

26. 2025-07-17
    listed $150,000 New 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

27. 2025-07-17
    listed $150,000 Active 53-char remark

    Show marketing remark (53 chars)

    Investor Special...in the Atlanta Beltline Community.

28. 2019-05-06
    soldstatus $99,000
29. 2019-04-24
    soldstatus $99,000 Closed
30. 2019-04-24
    soldstatus $99,000 Sold
31. 2019-04-03
    status Under Contract
32. 2019-04-03
    status Pending
33. 2019-03-20
    price $120,000
34. 2019-03-19
    price $120,000
35. 2019-03-13
    listed $130,000 Active
36. 2019-03-13
    listed $130,000 New
37. 2005-07-25
    soldstatus $250,000
38. 2003-12-10
    soldstatus $129,900
39. 2001-07-26
    soldstatus $85,000

ⓘ 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: $3,027 · $252/mo
• Projected year-2 tax: $3,027 · $252/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 6/10 Major 7 d/yr ≥104°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: $28,031
• − Mortgage interest: −$7,002
• − Property taxes: −$3,027
• − Insurance: −$625
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$3,636
• Taxable income: $9,256
• Est. tax owed @ 24.0%: −$2,221
• After-tax cash flow: $8,405/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

+47.1% since first listed

24 events — show timeline

• 2026-05-07 Relisted — GAMLS
• 2026-05-07 Relisted — FMLS
• 2026-01-14 Pending — GAMLS
• 2026-01-14 Pending — FMLS
• 2025-12-05 Relisted — GAMLS
• 2025-12-05 Relisted — FMLS
• 2025-11-06 Pending — GAMLS
• 2025-11-06 Pending — FMLS
• 2025-08-20 Price Changed $125,000 GAMLS
• 2025-08-20 Price Changed $125,000 FMLS
• 2025-07-17 Listed $150,000 FMLS
• 2025-07-17 Listed $150,000 GAMLS
• 2019-05-06 Sold (Public Records) $99,000 Public Records
• 2019-04-24 Sold (MLS) $99,000 GAMLS
• 2019-04-24 Sold (MLS) $99,000 FMLS
• 2019-04-03 Pending — GAMLS
• 2019-04-03 Pending — FMLS
• 2019-03-20 Price Changed $120,000 GAMLS
• 2019-03-19 Price Changed $120,000 FMLS
• 2019-03-13 Listed $130,000 GAMLS
• 2019-03-13 Listed $130,000 FMLS
• 2005-07-25 Sold (Public Records) $250,000 Public Records
• 2003-12-10 Sold (Public Records) $129,900 Public Records
• 2001-07-26 Sold (Public Records) $85,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,027 · -0.1% YoY. Source: county tax records.