1429 Venetian Dr SW · Atlanta, GA 30311

$169,900

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 76 Days on market

Built 1930 7,405 sqft lot $144/sqft · 40% below area Est $282k · 40% under

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Why this score? — see what drove the C+ 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of historic charm and modern convenience in this classic 1930s bungalow located in the heart of Venetian Hills. This home offers an incredible opportunity to live just minutes from Atlanta's premier outdoor amenities, including easy access to the Atlanta BeltLine Westside Trail and the sprawling green spaces of Cascade Springs Nature Preserve. Families will appreciate the proximity to Atlanta Public Schools, Elementary and Middle Schools both located less than a mile away. Beyond the quiet residential streets, you're ideally positioned near a variety of retail and dining options, with quick commutes to Tyler Perry Studios, the airport, and the vibrant shopping districts of Downtown Atlanta. Whether you're looking for a primary residence or a savvy investment, this location delivers the best of Southwest Atlanta living.

Key facts

• Modern convenience
• Historic charm
• Tyler perry studios

Tags

• HISTORIC CHARM
• MODERN CONVENIENCE
• RETAIL AND DINING OPTIONS
• TYLER PERRY STUDIOS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/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: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 soft (-0.2%/yr); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 44% of the median local income ($51k/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 $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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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: 1.08% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (median comp): $281,816
• List price: $169,900
• Delta: -39.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1356 Campbellton Rd SW	0.14mi	2/1.0	1,200 (+2%)	5mo	$70,000	$58	86
1459 Kenilworth Dr SW	0.04mi	3/2.0 (+1)	1,155 (-2%)	6mo	$255,000	$221	81
1228 Elizabeth Ave SW	0.48mi	3/1.0 (+1)	1,176 (0%)	2mo	$184,500	$157	71
1485 Ryan St SW	0.27mi	3/2.0 (+1)	1,267 (+8%)	7mo	$283,400	$224	60
1328 Lorenzo Dr SW	0.32mi	3/2.0 (+1)	1,070 (-9%)	4mo	$155,000	$145	58
1368 Wichita Dr SW	0.46mi	3/2.0 (+1)	1,225 (+4%)	6mo	$275,000	$224	58
1449 Lynford Dr SW	0.61mi	3/1.0 (+1)	1,242 (+6%)	2mo	$238,000	$192	55
1753 Beechwood Blvd SW	0.60mi	3/1.5 (+1)	1,116 (-5%)	3mo	$147,000	$132	54
1255 Campbellton Rd SW	0.36mi	3/2.0 (+1)	1,305 (+11%)	4mo	$295,000	$226	52
1239 Kenilworth Dr SW	0.45mi	2/1.0	1,008 (-14%)	6mo	$100,000	$99	50
1761 Venetian Dr SW	0.61mi	3/2.0 (+1)	1,302 (+11%)	6mo	$194,000	$149	40
1283 Wichita Dr SW	0.55mi	3/2.5 (+1)	1,344 (+14%)	1mo	$330,000	$246	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.76×
• Total profit: $-11,567
• Equity at exit: $25,333

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-3,443
• Equity at exit: $14,690

Cash invested: $47,572 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 245
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$891
• Tax from tax record: −$158 /mo · $1,895/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $335

Break-even live

Break-even rent $1,417

Max offer price $169,900

Occupancy floor 77%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1443 Venetian Dr SW Atlanta, GA	3.0	1.0	1139	$1,395	$1.22	24d	1	0.05mi
1427 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1128	$1,995	$1.77	24d	1	0.13mi
1408 Lockwood Dr SW Atlanta, GA	3.0	2.0	1300	$1,950	$1.50	24d	1	0.24mi
1404 Lockwood Dr SW Atlanta, GA	2.0	2.0	980	$1,700	$1.73	8d	1	0.24mi
1346 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1486	$5,000	$3.36	24d	1	0.27mi
1361 Byrere Ter SW Unit 2 Atlanta, GA	2.0	1.0	836	$1,299	$1.55	24d	1	0.29mi
1310 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1192	$2,000	$1.68	24d	1	0.30mi
1307 Lorenzo Dr SW Unit A Atlanta, GA	3.0	2.0	1300	$1,795	$1.38	24d	1	0.33mi
1280 Elizabeth Ave SW Atlanta, GA	3.0	1.0	1105	$1,950	$1.76	24d	1	0.34mi
1291 Lorenzo Dr SW Unit 1 Atlanta, GA	3.0	1.0	1100	$1,825	$1.66	15d	1	0.35mi
1255 Campbellton Rd SW Atlanta, GA	3.0	2.0	1305	$2,095	$1.61	24d	1	0.36mi
1250 Byewood Ln SW Atlanta, GA	2.0	2.0	1100	$2,150	$1.95	24d	1	0.36mi
1280 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1000	$1,800	$1.80	24d	1	0.36mi
1226 Byewood Ln SW Unit B Atlanta, GA	2.0	2.0	831	$1,950	$2.35	24d	1	0.37mi
1295 Westmont Rd SW Atlanta, GA	2.0	1.0	910	$1,500	$1.65	24d	1	0.37mi
1255 Westmont Rd SW Atlanta, GA	3.0	2.0	1500	$1,695	$1.13	24d	1	0.44mi
1246 Westmont Rd SW Atlanta, GA	3.0	1.0	1200	$1,500	$1.25	3d	1	0.45mi
1346 Wichita Dr SW Atlanta, GA	3.0	2.0	1183	$2,125	$1.80	8d	1	0.49mi
1300 Wichita Dr SW Atlanta, GA	3.0	2.0	1077	$2,200	$2.04	24d	1	0.51mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	18d	1	0.59mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	24d	1	0.59mi
1537 Orlando St SW Atlanta, GA	2.0	1.0	1068	$1,700	$1.59	24d	1	0.60mi
1389 Lanvale Dr SW Atlanta, GA	3.0	2.0	1430	$2,500	$1.75	8d	1	0.66mi
1681 Hadlock St SW Atlanta, GA	3.0	2.0	1170	$1,875	$1.60	5d	1	0.74mi
1080 Westmont Rd SW Atlanta, GA	3.0	2.0	1022	$2,500	$2.45	15d	1	0.75mi
1729 Evans Dr SW Unit B Atlanta, GA	2.0	1.5	1000	$1,500	$1.50	24d	1	0.82mi
1192 Arlington Ave SW Atlanta, GA	1.0	1.0	1236	$900	$0.73	18d	1	0.84mi
1006 Bayrose Cir Atlanta, GA	2.0	2.5	1326	$2,650	$2.00	17d	1	0.84mi
1876 Sandtown Rd SW Atlanta, GA	3.0	2.0	1230	$2,500	$2.03	24d	1	0.86mi
1586 Ocala Ave SW Atlanta, GA	1.0	1.0	1400	$600	$0.43	24d	1	0.88mi
1402 Bayrose Cir East Point, GA	2.0	2.5	1404	$1,595	$1.14	24d	1	0.92mi
966 Gaston St SW Atlanta, GA	3.0	2.5	1331	$2,250	$1.69	24d	1	0.96mi
2042 Bayrose Cir Unit 42B Atlanta, GA	3.0	2.5	1370	$1,875	$1.37	4d	1	0.96mi
1804 Idlewood Dr Unit 1 Atlanta, GA	2.0	1.0	923	$1,025	$1.11	17d	1	0.98mi
2148 Bayrose Cir East Point, GA	3.0	2.5	1370	$1,800	$1.31	5d	1	0.98mi
1900 Stanton Rd East Point, GA	2.0–3.0	1.0	890	$1,150	$1.29	15d	11	0.99mi
3002 Bayrose Cir East Point, GA	1.0	1.0	1488	$940	$0.63	44d	1	1.02mi
1084 Cordova St SW Atlanta, GA	2.0	1.0	750	$1,295	$1.73	19d	1	1.04mi
1932 Stanton Rd East Point, GA	1.0–3.0	1.0–2.0	1045	$1,324	$1.27	44d	1	1.07mi
1361 McClelland Ave Atlanta, GA	3.0	1.0	1468	$1,500	$1.02	24d	1	1.12mi

Listing history 31 events

1. 2026-06-18
   days on market $169,900 Active 76 DOM
2. 2026-06-17
   days on market $169,900 Active 75 DOM
3. 2026-06-16
   days on market $169,900 Active 74 DOM
4. 2026-06-15
   days on market $169,900 Active 73 DOM
5. 2026-06-13
   days on market $169,900 Active 71 DOM
6. 2026-06-13
   days on market $169,900 Active 70 DOM
7. 2026-06-09
   days on market $169,900 Active 67 DOM
8. 2026-06-08
   days on market $169,900 Active 66 DOM
9. 2026-06-07
   days on market $169,900 Active 65 DOM
10. 2026-06-04
    days on market $169,900 Active 62 DOM
11. 2026-06-03
    pricedays on market $169,900 Active 61 DOM
12. 2026-06-02
    days on market $184,900 Active 60 DOM
13. 2026-06-01
    days on market $184,900 Active 59 DOM
14. 2026-05-31
    days on market $184,900 Active 58 DOM
15. 2026-04-08
    historical
16. 2026-04-01
    listed $184,900 New 857-char remark

    Show marketing remark (857 chars)

    Discover the perfect blend of historic charm and modern convenience in this classic 1930s bungalow located in the heart of Venetian Hills. This home offers an incredible opportunity to live just minutes from Atlanta's premier outdoor amenities, including easy access to the Atlanta BeltLine Westside Trail and the sprawling green spaces of Cascade Springs Nature Preserve. Families will appreciate the proximity to Atlanta Public Schools, Elementary and Middle Schools both located less than a mile away. Beyond the quiet residential streets, you're ideally positioned near a variety of retail and dining options, with quick commutes to Tyler Perry Studios, the airport, and the vibrant shopping districts of Downtown Atlanta. Whether you're looking for a primary residence or a savvy investment, this location delivers the best of Southwest Atlanta living.

17. 2026-04-01
    listed $184,900 New

    Show marketing remark (857 chars)

    Discover the perfect blend of historic charm and modern convenience in this classic 1930s bungalow located in the heart of Venetian Hills. This home offers an incredible opportunity to live just minutes from Atlanta's premier outdoor amenities, including easy access to the Atlanta BeltLine Westside Trail and the sprawling green spaces of Cascade Springs Nature Preserve. Families will appreciate the proximity to Atlanta Public Schools, Elementary and Middle Schools both located less than a mile away. Beyond the quiet residential streets, you're ideally positioned near a variety of retail and dining options, with quick commutes to Tyler Perry Studios, the airport, and the vibrant shopping districts of Downtown Atlanta. Whether you're looking for a primary residence or a savvy investment, this location delivers the best of Southwest Atlanta living.

18. 2026-04-01
    listed $184,900 Active

    Show marketing remark (857 chars)

    Discover the perfect blend of historic charm and modern convenience in this classic 1930s bungalow located in the heart of Venetian Hills. This home offers an incredible opportunity to live just minutes from Atlanta's premier outdoor amenities, including easy access to the Atlanta BeltLine Westside Trail and the sprawling green spaces of Cascade Springs Nature Preserve. Families will appreciate the proximity to Atlanta Public Schools, Elementary and Middle Schools both located less than a mile away. Beyond the quiet residential streets, you're ideally positioned near a variety of retail and dining options, with quick commutes to Tyler Perry Studios, the airport, and the vibrant shopping districts of Downtown Atlanta. Whether you're looking for a primary residence or a savvy investment, this location delivers the best of Southwest Atlanta living.

19. 2025-02-27
    historical
20. 2025-02-27
    historical
21. 2024-09-13
    listed $350,000 Active
22. 2024-09-13
    listed $350,000 New
23. 2021-03-11
    soldstatus $120,000 Closed
24. 2021-03-11
    soldstatus $120,000 Sold
25. 2021-02-15
    status Under Contract
26. 2021-02-15
    status Pending
27. 2021-01-19
    listed $117,900 Active
28. 2021-01-19
    listed $117,900 New
29. 2018-02-20
    soldstatus $67,200
30. 2018-01-22
    soldstatus $53,000
31. 1978-06-27
    soldstatus $16,000

ⓘ 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: $1,895 · $158/mo
• Projected year-2 tax: $1,895 · $158/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: $22,104
• − Mortgage interest: −$9,517
• − Property taxes: −$1,895
• − Insurance: −$850
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$4,943
• Taxable income: $1,363
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $3,699/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

+1055.6% since first listed

17 events — show timeline

• 2026-04-08 Listing Removed — GAMLS
• 2026-04-01 Listed $184,900 FMLS
• 2026-04-01 Listed $184,900 GAMLS
• 2026-04-01 Listed $184,900 GAMLS
• 2025-02-27 Listing Removed — GAMLS
• 2025-02-27 Listing Removed — FMLS
• 2024-09-13 Listed $350,000 GAMLS
• 2024-09-13 Listed $350,000 FMLS
• 2021-03-11 Sold (MLS) $120,000 GAMLS
• 2021-03-11 Sold (MLS) $120,000 FMLS
• 2021-02-15 Pending — GAMLS
• 2021-02-15 Pending — FMLS
• 2021-01-19 Listed $117,900 GAMLS
• 2021-01-19 Listed $117,900 FMLS
• 2018-02-20 Sold (Public Records) $67,200 Public Records
• 2018-01-22 Sold (Public Records) $53,000 Public Records
• 1978-06-27 Sold (Public Records) $16,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,895 · +6.3% YoY. Source: county tax records.