132 Lamar Ave · Atlanta, GA 30314

$189,000

3 bd · 2.0 ba · 1,141 sqft · SingleFamily public records · 16 Days on market

Built 1950 5,009 sqft lot Est $200k · 5% under

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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 +16.7/30.0
• ARV discount +9.9/15.0
• DSCR +5.2/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated home features modern flooring, fresh neutral finishes, updated kitchen cabinetry, renovated bathrooms, spacious bedrooms, and an open, functional layout. Conveniently located near shopping, dining, schools, and major roadways, this property offers exceptional value for homeowners and investors alike. Whether you're searching for your first home, downsizing, or adding to your investment portfolio, this property is a must see. Wonderful incentives with preferred lender! Schedule your private showing today.

Key facts

• Renovated bathrooms
• 5,009 sq ft lot
• Built 1950

Tags

• UPDATED KITCHEN CABINETRY
• RENOVATED BATHROOMS
• OPEN FUNCTIONAL LAYOUT

Property features AI

Finance

• HOA & community: Near public transportation; Sidewalks; Street lights

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Electric service with 220 volts; Electricity available
• Home design: One-level home; Raised foundation with pillar/post/pier support; Fee simple ownership
• Construction: Aluminum siding; Other roof type; Resale property
• Exterior features: Awning(s); Rear stairs; Covered front porch; Back yard fencing

Interior

• Kitchen: White cabinets; Eat-in kitchen; Microwave
• Bedrooms: Three bedrooms on the main level; Primary suite on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Primary bath with shower (no tub)
• Heating & cooling: Central heating; Central air
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry located in a bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $172k (8.9% below list).
• Recommended offer: $172k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: F. L. Stanton Elementary School (math 15% / reading 5%, grade F, #1,076 of 1,228 statewide, top 89%, 207 students, 100% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 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 6% at this address vs 32% district-wide (-25 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 (+2.5%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $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 16 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 10y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $189k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,265 (8.9% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $199,675
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Dahlia Ave NW	0.19mi	3/2.0	1,200 (+5%)	6mo	$244,000	$203	77
305 Henry Aaron Ave SW	0.52mi	3/2.0	1,144 (+0%)	6mo	$320,000	$280	70
100 Dahlia Ave NW	0.19mi	2/1.5 (-1)	1,050 (-8%)	6mo	$245,696	$234	66
2274 Larchwood Rd SW	0.52mi	3/1.0	1,152 (+1%)	7mo	$70,000	$61	64
2478 Verbena Cir NW	0.45mi	4/2.0 (+1)	1,205 (+6%)	2mo	$249,000	$207	63
2040 Penelope St NW	0.43mi	2/2.0 (-1)	1,042 (-9%)	3mo	$160,000	$154	58
256 Silver Springs Cir SW	0.52mi	4/2.0 (+1)	1,248 (+9%)	0mo	$175,000	$140	55
2280 Larchwood Rd SW	0.53mi	3/2.0	1,288 (+13%)	1mo	$225,000	$175	53
2475 Harvel Dr NW	0.62mi	4/2.0 (+1)	1,080 (-5%)	5mo	$170,000	$157	53
170 Adeline Ave NW	0.65mi	3/2.0	1,040 (-9%)	3mo	$235,000	$226	52
2481 Harvel Dr NW	0.63mi	3/1.0	1,250 (+10%)	2mo	$145,000	$116	49
2200 Larchwood Rd SW	0.51mi	2/2.0 (-1)	984 (-14%)	3mo	$146,000	$148	46

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-23,954
• Equity at exit: $28,181

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-14,554
• Equity at exit: $16,341

Cash invested: $52,920 (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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 293
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$991
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $118

Break-even live

Break-even rent $1,574

Max offer price $189,000

Occupancy floor 88%

Sensitivity live

Price	-10% $225	-5% $171	+0% $118	+5% $64	+10% $11
Rent	-10% $-18	-5% $50	+0% $118	+5% $186	+10% $254
Rate	-1.0pp $213	-0.5pp $166	base $118	+0.5pp $69	+1.0pp $19

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	26d	1	0.30mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	26d	1	0.35mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	15d	1	0.36mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	5d	1	0.36mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	26d	1	0.43mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	0d	17	0.48mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	4d	1	0.51mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	26d	1	0.51mi
166 Anderson Ave NW Apt B6 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	0d	1	0.51mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	9d	1	0.52mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	13d	1	0.52mi
2162 Larchwood Rd SW Atlanta, GA	4.0	2.0	1200	$2,550	$2.12	26d	1	0.53mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	26d	1	0.54mi
324 Brooks Ave SW Unit A Atlanta, GA	2.0	1.0	1176	$1,000	$0.85	26d	1	0.56mi
324 Brooks Ave SW Unit B Atlanta, GA	2.0	1.0	1176	$1,050	$0.89	26d	1	0.56mi
295 Penelope Dr NW Atlanta, GA	1.0–2.0	1.0	751	$1,542	$2.05	23d	1	0.63mi
364 Brooks Ave SW Atlanta, GA	3.0	2.0	1134	$1,495	$1.32	9d	1	0.64mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	26d	1	0.67mi
308 Anderson Ave NW Unit A Atlanta, GA	4.0	3.0	1250	$2,200	$1.76	26d	1	0.73mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	15d	1	0.76mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	12d	1	0.76mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	26d	1	0.81mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	22d	1	0.81mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	17d	1	0.83mi
0 W Lake Ave NW Atlanta, GA	3.0	2.5	1300	$1,900	$1.46	3d	1	0.85mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	26d	1	0.85mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	0.87mi
1770 Springview Rd NW Atlanta, GA	3.0	2.0	1262	$2,000	$1.58	26d	1	0.89mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	0d	25	0.91mi
2111 Martin Luther King Junior Dr NW Atlanta, GA	3.0	1.0	1470	$1,800	$1.22	26d	1	0.92mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	26d	1	0.94mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	26d	1	0.94mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,654	$2.13	26d	1	0.96mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,850	$2.29	0d	1	0.96mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	19d	1	1.00mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	5d	1	1.05mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	26d	1	1.07mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	7d	1	1.07mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	26d	1	1.07mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	26d	1	1.07mi

Listing history 12 events

1. 2026-06-21
   days on market $189,000 Active 16 DOM
2. 2026-06-18
   days on market $189,000 Active 13 DOM
3. 2026-06-17
   days on market $189,000 Active 12 DOM
4. 2026-06-16
   days on market $189,000 Active 11 DOM
5. 2026-06-15
   price $189,000 Active 10 DOM
6. 2026-06-15
   days on market $204,900 Active 10 DOM
7. 2026-06-13
   days on market $204,900 Active 8 DOM
8. 2026-06-13
   days on market $204,900 Active 7 DOM
9. 2026-06-09
   days on market $204,900 Active 4 DOM
10. 2026-06-08
    days on market $204,900 Active 3 DOM
11. 2026-06-07
    remarks 534-char remark
12. 2026-06-07
    listed $204,900 Active 2 DOM

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,080 · $173/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $20,672
• − Mortgage interest: −$10,587
• − Property taxes: −$2,080
• − Insurance: −$945
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$5,498
• Taxable loss: −$1,746
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $1,831/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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

+929.6% since first listed

57 events — show timeline

• 2026-06-05 Listed $204,900 GAMLS
• 2026-06-05 Listed $204,900 FMLS
• 2026-05-10 Listing Removed — GAMLS
• 2026-04-08 Listed $189,000 GAMLS
• 2026-02-15 Listing Removed — GAMLS
• 2026-02-15 Listing Removed — FMLS
• 2026-01-12 Relisted — GAMLS
• 2026-01-12 Relisted — FMLS
• 2025-12-26 Pending — GAMLS
• 2025-12-26 Pending — FMLS
• 2025-12-08 Listed $195,000 GAMLS
• 2025-12-08 Listed $195,000 FMLS
• 2025-10-19 Listing Removed — GAMLS
• 2025-09-12 Listing Removed — FMLS
• 2025-08-17 Price Changed $219,000 GAMLS
• 2025-08-17 Price Changed $219,000 FMLS
• 2025-06-23 Listed $229,000 FMLS
• 2025-06-14 Coming Soon — FMLS
• 2025-06-13 Listed $229,000 GAMLS
• 2025-03-24 Listing Removed — FMLS
• 2025-03-24 Listing Removed — GAMLS
• 2025-03-19 Price Changed $225,000 GAMLS
• 2025-03-19 Price Changed $225,000 FMLS
• 2025-01-24 Listed $239,900 FMLS
• 2025-01-23 Coming Soon — FMLS
• 2025-01-23 Listed $239,900 GAMLS
• 2024-10-30 Listing Removed — FMLS
• 2024-10-30 Listing Removed — GAMLS
• 2024-10-04 Price Changed $249,900 GAMLS
• 2024-10-04 Price Changed $249,900 FMLS
• 2024-08-30 Listed $259,900 FMLS
• 2024-08-30 Listed $259,900 GAMLS
• 2024-01-11 Listing Removed — GAMLS
• 2023-12-27 Listed $240,000 GAMLS
• 2023-10-24 Listing Removed — GAMLS
• 2023-10-12 Relisted — GAMLS
• 2023-10-05 Contingent — GAMLS
• 2023-07-26 Price Changed $240,000 GAMLS
• 2023-07-05 Listed $275,000 GAMLS
• 2022-01-21 Sold (Public Records) $122,500 Public Records
• 2022-01-20 Sold (MLS) $120,000 GAMLS
• 2022-01-20 Sold (MLS) $120,000 FMLS
• 2022-01-04 Pending — FMLS
• 2022-01-04 Pending — GAMLS
• 2022-01-03 Listed $130,000 GAMLS
• 2022-01-03 Listed $130,000 FMLS
• 2017-09-27 Listing Removed — GAMLS
• 2017-09-26 Relisted — GAMLS
• 2017-02-23 Pending — GAMLS
• 2017-02-13 Relisted — GAMLS
• 2017-02-10 Pending — GAMLS
• 2017-01-31 Listed $45,000 GAMLS
• 2017-01-25 Listing Removed — GAMLS
• 2016-11-12 Price Changed $69,900 GAMLS
• 2016-11-12 Relisted — GAMLS
• 2016-11-06 Pending — GAMLS
• 2016-10-24 Listed $19,900 GAMLS

Property tax history

+22.8%/yr

Latest (2025): $2,080 · -0.1% YoY. Source: county tax records.