1700 Shirley St SW · Atlanta, GA 30310

$249,950

4 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 110 Days on market

Built 1971 0.25 ac lot $175/sqft · 32% below area Est $368k · 32% 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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• 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

Solid bones, smart updates, and one of the best locations on the Westside. This 4-bedroom, 3-bathroom ranch on Shirley Street SW is the kind of house that just makes sense - a well-kept brick home on a generous quarter-acre lot, updated and move-in ready without the inflated price tag that usually comes with it. The single-story layout keeps things simple and functional. The main living areas flow naturally together, with fresh vinyl flooring underfoot and enough natural light to make the space feel bigger than the square footage suggests. The kitchen has been refreshed with new countertops, white cabinetry, and stainless appliances - clean, practical, and ready to cook in on day one. Four bedrooms gives you real flexibility, whether that's room for a growing family, a dedicated home office, or a guest suite. The primary bedroom is generously sized with its own private bath, and the two additional full bathrooms mean mornings don't have to be a negotiation. Out back, you've got a level yard with real potential - plenty of room to garden, entertain, or just enjoy some outdoor space that's increasingly hard to find this close to the city.Minutes from the BeltLine, West End, and downtown Atlanta, with easy access to everything that makes this side of the city worth living on.Priced to move. Come see it.

Key facts

• Level yard
• Stainless appliances
• Fresh vinyl flooring

Tags

• GENEROUS QUARTER-ACRE LOT
• FRESH VINYL FLOORING
• NEW COUNTERTOPS
• WHITE CABINETRY
• STAINLESS APPLIANCES
• LEVEL YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (0.8% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 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 (+2.8%/yr); 452 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,479/mo this rent would consume 56% of the median local household income ($53k/yr) (locally 1676% 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 $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.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 3y ago; this cycle's ask has dropped $15k (6%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,454 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 0.99% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (median comp): $367,878
• List price: $249,950
• Delta: -32.06%
• 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
1951 Handley Ave SW	0.22mi	3/3.0 (-1)	1,421 (-0%)	8mo	$375,000	$264	74
1935 Handley Ave SW	0.22mi	3/2.5 (-1)	1,535 (+8%)	1mo	$280,000	$182	70
637 Ferris St SW	0.23mi	3/2.0 (-1)	1,300 (-9%)	7mo	$325,750	$251	63
1669 Beecher St SW	0.54mi	3/1.0 (-1)	1,406 (-2%)	7mo	$165,000	$117	57
1675 Alvarado Ter SW	0.49mi	3/2.0 (-1)	1,540 (+8%)	3mo	$370,500	$241	57
1673 Altadena Pl SW	0.70mi	3/2.5 (-1)	1,406 (-2%)	1mo	$415,000	$295	56
1585 Olympian Cir SW	0.64mi	3/2.0 (-1)	1,459 (+2%)	6mo	$290,000	$199	56
1757 Derry Ave SW	0.47mi	3/2.0 (-1)	1,285 (-10%)	4mo	$190,000	$148	53
1639 Rogers Ave SW	0.51mi	3/2.0 (-1)	1,568 (+10%)	3mo	$470,000	$300	52
2046 Rector Dr SW	0.54mi	3/2.0 (-1)	1,587 (+11%)	4mo	$212,000	$134	48
2222 Beecher Cir SW	0.72mi	3/2.0 (-1)	1,557 (+9%)	1mo	$285,000	$183	45
2244 Bollingbrook Dr SW	0.75mi	3/2.0 (-1)	1,616 (+13%)	8mo	$335,000	$207	32

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-28,323
• Equity at exit: $37,268

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-10,424
• Equity at exit: $21,611

Cash invested: $69,986 (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: 452
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,479 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$344 /mo · $4,127/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $199

Break-even live

Break-even rent $2,226

Max offer price $249,950

Occupancy floor 87%

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: $62,488
• Closing costs: $7,498
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1951 Handley Ave SW Atlanta, GA	3.0	3.0	1589	$3,200	$2.01	24d	1	0.21mi
1758 Emerald Ave SW Atlanta, GA	4.0	2.0	1873	$2,700	$1.44	10d	1	0.37mi
1735 Alvarado Ter SW Atlanta, GA	3.0	2.0	1235	$1,595	$1.29	21d	1	0.39mi
1619 Stokes Ave SW Atlanta, GA	3.0	2.0	1332	$2,400	$1.80	2d	1	0.57mi
995 Fleetwood Cir SW Atlanta, GA	3.0	2.0	1611	$2,400	$1.49	24d	1	0.57mi
505 W Ontario Ave SW Atlanta, GA	3.0	2.0	1587	$2,800	$1.76	20d	1	0.62mi
1649 Derry Ave SW Atlanta, GA	4.0	2.0	1825	$3,200	$1.75	24d	1	0.62mi
1578 Linda Way SW Atlanta, GA	3.0	2.0	1343	$2,030	$1.51	13d	1	0.67mi
364 Brooks Ave SW Atlanta, GA	3.0	2.0	1134	$1,495	$1.32	7d	1	0.73mi
316 Henry Aaron Ave SW Atlanta, GA	3.0	2.0	1740	$1,580	$0.91	24d	1	0.75mi
2162 Larchwood Rd SW Atlanta, GA	4.0	2.0	1200	$2,550	$2.12	24d	1	0.81mi
1473 Beecher St SW Atlanta, GA	3.0	2.0	1547	$2,600	$1.68	24d	1	0.87mi
1474 Beecher St SW Atlanta, GA	3.0	2.0	1332	$3,200	$2.40	24d	1	0.88mi
1462 Lucile Ave SW Atlanta, GA	5.0	3.0	1700	$2,300	$1.35	24d	1	0.88mi
1420 Ralph David Abernathy Blvd SW Atlanta, GA	3.0	2.0	1306	$2,400	$1.84	24d	1	0.90mi
2190 Highview Rd SW Atlanta, GA	3.0	2.5	1305	$2,500	$1.92	1d	1	0.91mi
1425 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1540	$2,950	$1.92	5d	1	0.91mi
1448 Westboro Dr SW Atlanta, GA	3.0	2.0	1437	$2,300	$1.60	7d	1	0.96mi
2111 Martin Luther King Junior Dr NW Atlanta, GA	3.0	1.0	1470	$1,800	$1.22	24d	1	0.97mi
1550 Mayflower Ave SW Atlanta, GA	4.0	2.5	1396	$6,500	$4.66	19d	1	0.97mi
176 Racine St SW Atlanta, GA	3.0	2.0	1423	$2,800	$1.97	24d	1	1.00mi
1435 Richland Rd SW Atlanta, GA	3.0	2.0	1637	$2,875	$1.76	14d	1	1.01mi
966 Gaston St SW Atlanta, GA	3.0	2.5	1331	$2,250	$1.69	24d	1	1.01mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	24d	1	1.05mi
198 Wellington St SW Atlanta, GA	3.0	2.5	1787	$2,700	$1.51	24d	1	1.07mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	24d	1	1.12mi
1080 Westmont Rd SW Atlanta, GA	3.0	2.0	1022	$2,500	$2.45	14d	1	1.12mi
2057 Verbena St NW Atlanta, GA	5.0	3.0	1260	$1,800	$1.43	13d	1	1.15mi
0 W Lake Ave NW Atlanta, GA	3.0	2.5	1300	$1,900	$1.46	1d	1	1.16mi
1409 Bridges Ave SW Atlanta, GA	4.0	3.5	1750	$6,500	$3.71	21d	1	1.19mi
1265 Oak St SW Atlanta, GA	4.0	3.0	1821	$3,300	$1.81	24d	1	1.20mi
1338 Montreat Ave SW Atlanta, GA	4.0	2.0	1750	$2,260	$1.29	24d	1	1.24mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	10d	1	1.26mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	13d	1	1.26mi
1435 Lanvale Dr SW Atlanta, GA	3.0	1.0	1547	$1,800	$1.16	7d	1	1.27mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	18d	1	1.30mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	24d	1	1.30mi
1316 Plaza Ave SW Atlanta, GA	3.0	2.0	1692	$1,825	$1.08	7d	1	1.31mi
1300 Wichita Dr SW Atlanta, GA	3.0	2.0	1077	$2,200	$2.04	24d	1	1.33mi
1389 Lanvale Dr SW Atlanta, GA	3.0	2.0	1430	$2,500	$1.75	7d	1	1.34mi

Listing history 47 events

1. 2026-06-18
   status $249,950 Pending 110 DOM
2. 2026-06-18
   days on market $249,950 Active 110 DOM
3. 2026-06-17
   days on market $249,950 Active 109 DOM
4. 2026-06-16
   days on market $249,950 Active 108 DOM
5. 2026-06-15
   days on market $249,950 Active 107 DOM
6. 2026-06-13
   days on market $249,950 Active 105 DOM
7. 2026-06-13
   days on market $249,950 Active 104 DOM
8. 2026-06-09
   days on market $249,950 Active 101 DOM
9. 2026-06-08
   pricedays on market $249,950 Active 100 DOM
10. 2026-06-07
    days on market $264,500 Active 99 DOM
11. 2026-06-04
    days on market $264,500 Active 96 DOM
12. 2026-06-03
    days on market $264,500 Active 95 DOM
13. 2026-06-02
    days on market $264,500 Active 94 DOM
14. 2026-06-01
    days on market $264,500 Active 93 DOM
15. 2026-05-31
    days on market $264,500 Active 92 DOM
16. 2026-04-23
    status Back On Market 1323-char remark

    Show marketing remark (1341 chars)

    Solid bones, smart updates, and one of the best locations on the Westside. This 4-bedroom, 3-bathroom ranch on Shirley Street SW is the kind of house that just makes sense — a well-kept brick home on a generous quarter-acre lot, updated and move-in ready without the inflated price tag that usually comes with it. The single-story layout keeps things simple and functional. The main living areas flow naturally together, with fresh vinyl flooring underfoot and enough natural light to make the space feel bigger than the square footage suggests. The kitchen has been refreshed with new countertops, white cabinetry, and stainless appliances — clean, practical, and ready to cook in on day one. Four bedrooms gives you real flexibility, whether that's room for a growing family, a dedicated home office, or a guest suite. The primary bedroom is generously sized with its own private bath, and the two additional full bathrooms mean mornings don't have to be a negotiation. Out back, you've got a level yard with real potential — plenty of room to garden, entertain, or just enjoy some outdoor space that's increasingly hard to find this close to the city.Minutes from the BeltLine, West End, and downtown Atlanta, with easy access to everything that makes this side of the city worth living on.Priced to move. Come see it.

17. 2026-04-23
    status Active 1341-char remark

    Show marketing remark (1341 chars)

    Solid bones, smart updates, and one of the best locations on the Westside. This 4-bedroom, 3-bathroom ranch on Shirley Street SW is the kind of house that just makes sense — a well-kept brick home on a generous quarter-acre lot, updated and move-in ready without the inflated price tag that usually comes with it. The single-story layout keeps things simple and functional. The main living areas flow naturally together, with fresh vinyl flooring underfoot and enough natural light to make the space feel bigger than the square footage suggests. The kitchen has been refreshed with new countertops, white cabinetry, and stainless appliances — clean, practical, and ready to cook in on day one. Four bedrooms gives you real flexibility, whether that's room for a growing family, a dedicated home office, or a guest suite. The primary bedroom is generously sized with its own private bath, and the two additional full bathrooms mean mornings don't have to be a negotiation. Out back, you've got a level yard with real potential — plenty of room to garden, entertain, or just enjoy some outdoor space that's increasingly hard to find this close to the city.Minutes from the BeltLine, West End, and downtown Atlanta, with easy access to everything that makes this side of the city worth living on.Priced to move. Come see it.

18. 2026-04-20
    status Under Contract 1323-char remark

    Show marketing remark (1341 chars)

    Solid bones, smart updates, and one of the best locations on the Westside. This 4-bedroom, 3-bathroom ranch on Shirley Street SW is the kind of house that just makes sense — a well-kept brick home on a generous quarter-acre lot, updated and move-in ready without the inflated price tag that usually comes with it. The single-story layout keeps things simple and functional. The main living areas flow naturally together, with fresh vinyl flooring underfoot and enough natural light to make the space feel bigger than the square footage suggests. The kitchen has been refreshed with new countertops, white cabinetry, and stainless appliances — clean, practical, and ready to cook in on day one. Four bedrooms gives you real flexibility, whether that's room for a growing family, a dedicated home office, or a guest suite. The primary bedroom is generously sized with its own private bath, and the two additional full bathrooms mean mornings don't have to be a negotiation. Out back, you've got a level yard with real potential — plenty of room to garden, entertain, or just enjoy some outdoor space that's increasingly hard to find this close to the city.Minutes from the BeltLine, West End, and downtown Atlanta, with easy access to everything that makes this side of the city worth living on.Priced to move. Come see it.

19. 2026-04-20
    status Pending 1341-char remark

    Show marketing remark (1341 chars)

    Solid bones, smart updates, and one of the best locations on the Westside. This 4-bedroom, 3-bathroom ranch on Shirley Street SW is the kind of house that just makes sense — a well-kept brick home on a generous quarter-acre lot, updated and move-in ready without the inflated price tag that usually comes with it. The single-story layout keeps things simple and functional. The main living areas flow naturally together, with fresh vinyl flooring underfoot and enough natural light to make the space feel bigger than the square footage suggests. The kitchen has been refreshed with new countertops, white cabinetry, and stainless appliances — clean, practical, and ready to cook in on day one. Four bedrooms gives you real flexibility, whether that's room for a growing family, a dedicated home office, or a guest suite. The primary bedroom is generously sized with its own private bath, and the two additional full bathrooms mean mornings don't have to be a negotiation. Out back, you've got a level yard with real potential — plenty of room to garden, entertain, or just enjoy some outdoor space that's increasingly hard to find this close to the city.Minutes from the BeltLine, West End, and downtown Atlanta, with easy access to everything that makes this side of the city worth living on.Priced to move. Come see it.

20. 2026-02-25
    listed $264,500 New 1323-char remark

    Show marketing remark (1341 chars)

    Solid bones, smart updates, and one of the best locations on the Westside. This 4-bedroom, 3-bathroom ranch on Shirley Street SW is the kind of house that just makes sense — a well-kept brick home on a generous quarter-acre lot, updated and move-in ready without the inflated price tag that usually comes with it. The single-story layout keeps things simple and functional. The main living areas flow naturally together, with fresh vinyl flooring underfoot and enough natural light to make the space feel bigger than the square footage suggests. The kitchen has been refreshed with new countertops, white cabinetry, and stainless appliances — clean, practical, and ready to cook in on day one. Four bedrooms gives you real flexibility, whether that's room for a growing family, a dedicated home office, or a guest suite. The primary bedroom is generously sized with its own private bath, and the two additional full bathrooms mean mornings don't have to be a negotiation. Out back, you've got a level yard with real potential — plenty of room to garden, entertain, or just enjoy some outdoor space that's increasingly hard to find this close to the city.Minutes from the BeltLine, West End, and downtown Atlanta, with easy access to everything that makes this side of the city worth living on.Priced to move. Come see it.

21. 2026-02-25
    listed $264,500 Active 1341-char remark

    Show marketing remark (1341 chars)

    Solid bones, smart updates, and one of the best locations on the Westside. This 4-bedroom, 3-bathroom ranch on Shirley Street SW is the kind of house that just makes sense — a well-kept brick home on a generous quarter-acre lot, updated and move-in ready without the inflated price tag that usually comes with it. The single-story layout keeps things simple and functional. The main living areas flow naturally together, with fresh vinyl flooring underfoot and enough natural light to make the space feel bigger than the square footage suggests. The kitchen has been refreshed with new countertops, white cabinetry, and stainless appliances — clean, practical, and ready to cook in on day one. Four bedrooms gives you real flexibility, whether that's room for a growing family, a dedicated home office, or a guest suite. The primary bedroom is generously sized with its own private bath, and the two additional full bathrooms mean mornings don't have to be a negotiation. Out back, you've got a level yard with real potential — plenty of room to garden, entertain, or just enjoy some outdoor space that's increasingly hard to find this close to the city.Minutes from the BeltLine, West End, and downtown Atlanta, with easy access to everything that makes this side of the city worth living on.Priced to move. Come see it.

22. 2025-11-30
    historical
23. 2025-11-30
    historical
24. 2025-08-18
    listed $299,000 New
25. 2025-08-18
    listed $299,000 Active
26. 2025-06-20
    historical
27. 2025-05-30
    status Active
28. 2025-05-15
    status Active
29. 2025-04-28
    historical
30. 2025-03-05
    listed $305,000 Active
31. 2025-03-05
    listed $305,000 New
32. 2024-09-30
    historical
33. 2024-09-30
    historical
34. 2024-09-09
    price $310,000
35. 2024-09-09
    price $310,000
36. 2024-08-20
    price $320,000
37. 2024-08-20
    price $320,000
38. 2024-08-09
    price $330,000
39. 2024-07-29
    listed $340,000 Active
40. 2024-07-29
    listed $340,000 New
41. 2023-06-02
    historical
42. 2023-05-28
    price $350,000
43. 2023-05-17
    price $360,000
44. 2023-03-22
    price $370,000
45. 2023-03-20
    price $380,000
46. 2023-03-16
    listed $399,000 New
47. 2022-05-25
    soldstatus $240,000

ⓘ 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: $4,127 · $344/mo
• Projected year-2 tax: $4,127 · $344/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 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,744
• − Mortgage interest: −$14,001
• − Property taxes: −$4,127
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,380
• − Management: −$2,380
• − Depreciation: −$7,271
• Taxable loss: −$1,664
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $2,791/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

+10.2% since first listed

32 events — show timeline

• 2026-04-23 Relisted — GAMLS
• 2026-04-23 Relisted — FMLS
• 2026-04-20 Pending — GAMLS
• 2026-04-20 Pending — FMLS
• 2026-02-25 Listed $264,500 FMLS
• 2026-02-25 Listed $264,500 GAMLS
• 2025-11-30 Listing Removed — FMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-08-18 Listed $299,000 FMLS
• 2025-08-18 Listed $299,000 GAMLS
• 2025-06-20 Listing Removed — FMLS
• 2025-05-30 Relisted — FMLS
• 2025-05-15 Relisted — FMLS
• 2025-04-28 Listing Removed — GAMLS
• 2025-03-05 Listed $305,000 GAMLS
• 2025-03-05 Listed $305,000 FMLS
• 2024-09-30 Listing Removed — GAMLS
• 2024-09-30 Listing Removed — FMLS
• 2024-09-09 Price Changed $310,000 GAMLS
• 2024-09-09 Price Changed $310,000 FMLS
• 2024-08-20 Price Changed $320,000 GAMLS
• 2024-08-20 Price Changed $320,000 FMLS
• 2024-08-09 Price Changed $330,000 FMLS
• 2024-07-29 Listed $340,000 GAMLS
• 2024-07-29 Listed $340,000 FMLS
• 2023-06-02 Listing Removed — GAMLS
• 2023-05-28 Price Changed $350,000 GAMLS
• 2023-05-17 Price Changed $360,000 GAMLS
• 2023-03-22 Price Changed $370,000 GAMLS
• 2023-03-20 Price Changed $380,000 GAMLS
• 2023-03-16 Listed $399,000 GAMLS
• 2022-05-25 Sold (Public Records) $240,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,127 · -21.9% YoY. Source: county tax records.