1339 Lanvale Dr SW · Atlanta, GA 30310

$135,000

2 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 86 Days on market

Built 1950 8,755 sqft lot $82/sqft · 63% below area

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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 +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

Incredible opportunity investment property, in the heart of Atlanta's vibrant Oakland City neighborhood! Just minutes from the BeltLine, MARTA, West End, and downtown attractions, this 0.201-acre lot offers easy access to parks, shopping, and dining. Surrounded by new construction and renovations, this is a prime location for builders, developers, or homeowners looking to create something special. Zoned R4. Utilities available. Buyer must do due diligence.

Key facts

• New construction
• Heart of atlanta
• Renovations

Tags

• HEART OF ATLANTA
• OAKLAND CITY NEIGHBORHOOD
• EASY ACCESS TO PARKS
• SHOPPING AND DINING
• NEW CONSTRUCTION
• RENOVATIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 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).
• At $2,038/mo this rent would consume 46% 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.21%
• DSCR: 1.77
• GRM: 5.5

CMA / ARV

• ARV (median comp): $367,039
• List price: $135,000
• Delta: -63.22%
• 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
1255 Ladd St SW	0.26mi	3/2.0 (+1)	1,800 (+9%)	1mo	$420,000	$233	63
1384 Epworth St SW	0.49mi	3/3.0 (+1)	1,662 (+1%)	1mo	$320,000	$193	62
1589 Westhaven Dr SW	0.74mi	3/2.0 (+1)	1,662 (+1%)	0mo	$400,000	$241	55
1417 Richland Rd	0.49mi	3/1.0 (+1)	1,440 (-13%)	1mo	$127,000	$88	50
1481 Venetian Dr SW	0.74mi	3/1.0 (+1)	1,752 (+6%)	2mo	$140,000	$80	49
1234 Princess Ave SW	0.43mi	3/2.0 (+1)	1,450 (-12%)	2mo	$335,000	$231	49
988 Cascade Rd SW	0.67mi	3/2.5 (+1)	1,727 (+4%)	2mo	$500,000	$290	49
1041 White Oak Ave SW	0.56mi	3/2.0 (+1)	1,464 (-11%)	1mo	$420,000	$287	45
1340 Wichita Dr SW	0.68mi	3/2.0 (+1)	1,800 (+9%)	1mo	$340,000	$189	43
920 Lawton St SW	0.62mi	3/2.0 (+1)	1,469 (-11%)	1mo	$350,000	$238	42
1239 Avonwood Cir SW	0.73mi	3/2.0 (+1)	1,432 (-13%)	3mo	$200,000	$140	32
1673 Altadena Pl SW	0.74mi	3/2.5 (+1)	1,406 (-15%)	1mo	$415,000	$295	28

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $12,301
• Equity at exit: $20,129

10-year hold

• IRR: 17.4%
• Equity multiple: 2.42×
• Total profit: $53,719
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$708
• Tax from tax record: −$304 /mo · $3,647/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $542

Break-even live

Break-even rent $1,352

Max offer price $135,000

Occupancy floor 68%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1389 Lanvale Dr SW Atlanta, GA	3.0	2.0	1430	$2,500	$1.75	8d	1	0.09mi
1435 Lanvale Dr SW Atlanta, GA	3.0	1.0	1547	$1,800	$1.16	8d	1	0.18mi
1157 Indale Pl SW Atlanta, GA	3.0	2.0	1568	$2,100	$1.34	22d	1	0.18mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	24d	1	0.20mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	18d	1	0.20mi
1316 Plaza Ave SW Atlanta, GA	3.0	2.0	1692	$1,825	$1.08	8d	1	0.28mi
1291 Lorenzo Dr SW Unit 1 Atlanta, GA	3.0	1.0	1100	$1,825	$1.66	15d	1	0.29mi
1192 Arlington Ave SW Atlanta, GA	1.0	1.0	1236	$900	$0.73	18d	1	0.30mi
1307 Lorenzo Dr SW Unit A Atlanta, GA	3.0	2.0	1300	$1,795	$1.38	24d	1	0.32mi
1280 Elizabeth Ave SW Atlanta, GA	3.0	1.0	1105	$1,950	$1.76	24d	1	0.34mi
1310 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1192	$2,000	$1.68	24d	1	0.34mi
1537 Orlando St SW Atlanta, GA	2.0	1.0	1068	$1,700	$1.59	24d	1	0.35mi
1246 Westmont Rd SW Atlanta, GA	3.0	1.0	1200	$1,500	$1.25	3d	1	0.36mi
1239 Plaza Ave SW Atlanta, GA	1.0	1.0	1900	$1,015	$0.53	24d	1	0.37mi
1346 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1486	$5,000	$3.36	24d	1	0.39mi
1255 Westmont Rd SW Atlanta, GA	3.0	2.0	1500	$1,695	$1.13	24d	1	0.40mi
966 Gaston St SW Atlanta, GA	3.0	2.5	1331	$2,250	$1.69	24d	1	0.41mi
1077 Peeples St SW Atlanta, GA	1.0	1.0	1718	$1,000	$0.58	24d	1	0.44mi
1250 Byewood Ln SW Atlanta, GA	2.0	2.0	1100	$2,150	$1.95	24d	1	0.45mi
1255 Campbellton Rd SW Atlanta, GA	3.0	2.0	1305	$2,095	$1.61	24d	1	0.51mi
1435 Richland Rd SW Atlanta, GA	3.0	2.0	1637	$2,875	$1.76	15d	1	0.51mi
1586 Ocala Ave SW Atlanta, GA	1.0	1.0	1400	$600	$0.43	24d	1	0.52mi
1180 Richland Rd SW Atlanta, GA	3.0	2.0	1082	$2,800	$2.59	24d	1	0.55mi
1427 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1128	$1,995	$1.77	24d	1	0.55mi
1448 Westboro Dr SW Atlanta, GA	3.0	2.0	1437	$2,300	$1.60	8d	1	0.57mi
2159 M L King Jr DR SW Atlanta, GA	1.0	1.0	1050	$800	$0.76	3d	1	0.61mi
1300 Wichita Dr SW Atlanta, GA	3.0	2.0	1077	$2,200	$2.04	24d	1	0.62mi
1313 Aniwaka Ave SW Atlanta, GA	3.0	2.0	1530	$2,145	$1.40	2d	1	0.62mi
1408 Lockwood Dr SW Atlanta, GA	3.0	2.0	1300	$1,950	$1.50	24d	1	0.63mi
1158 Donnelly Ave SW Atlanta, GA	1.0	1.0	1980	$725	$0.37	24d	1	0.66mi
1346 Wichita Dr SW Atlanta, GA	3.0	2.0	1183	$2,125	$1.80	8d	1	0.66mi
1474 Beecher St SW Atlanta, GA	3.0	2.0	1332	$3,200	$2.40	24d	1	0.67mi
1443 Venetian Dr SW Atlanta, GA	3.0	1.0	1139	$1,395	$1.22	24d	1	0.67mi
1473 Beecher St SW Atlanta, GA	3.0	2.0	1547	$2,600	$1.68	24d	1	0.70mi
1578 Linda Way SW Atlanta, GA	3.0	2.0	1343	$2,030	$1.51	14d	1	0.82mi
702 Cascade Ave SW Atlanta, GA	3.0	4.0	2220	$2,850	$1.28	24d	1	0.87mi
1513 Melrose Dr SW Atlanta, GA	3.0	2.0	1544	$2,200	$1.42	17d	1	0.89mi
1425 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1540	$2,950	$1.92	5d	1	0.91mi
1587 Olympian Cir SW Unit B Atlanta, GA	2.0	1.0	1086	$1,300	$1.20	24d	1	0.91mi
1264 Hartford Ave SW Atlanta, GA	3.0	2.0	1290	$1,989	$1.54	24d	1	0.92mi

Listing history 32 events

1. 2026-06-18
   days on market $135,000 Active 86 DOM
2. 2026-06-17
   days on market $135,000 Active 85 DOM
3. 2026-06-16
   days on market $135,000 Active 84 DOM
4. 2026-06-15
   days on market $135,000 Active 83 DOM
5. 2026-06-13
   days on market $135,000 Active 81 DOM
6. 2026-06-13
   days on market $135,000 Active 80 DOM
7. 2026-06-09
   days on market $135,000 Active 77 DOM
8. 2026-06-08
   days on market $135,000 Active 76 DOM
9. 2026-06-07
   days on market $135,000 Active 75 DOM
10. 2026-06-04
    days on market $135,000 Active 72 DOM
11. 2026-06-03
    days on market $135,000 Active 71 DOM
12. 2026-06-02
    days on market $135,000 Active 70 DOM
13. 2026-06-01
    days on market $135,000 Active 69 DOM
14. 2026-05-31
    days on market $135,000 Active 68 DOM
15. 2026-03-06
    listed $135,000 New 460-char remark

    Show marketing remark (460 chars)

    Incredible opportunity investment property, in the heart of Atlanta's vibrant Oakland City neighborhood! Just minutes from the BeltLine, MARTA, West End, and downtown attractions, this 0.201-acre lot offers easy access to parks, shopping, and dining. Surrounded by new construction and renovations, this is a prime location for builders, developers, or homeowners looking to create something special. Zoned R4. Utilities available. Buyer must do due diligence.

16. 2025-12-31
    historical
17. 2025-07-24
    listed $160,000 New
18. 2023-08-22
    soldstatus $134,000
19. 2023-06-30
    soldstatus $95,000 Closed
20. 2023-06-30
    soldstatus $95,000 Sold
21. 2023-06-30
    soldstatus $95,000
22. 2023-06-17
    status Under Contract
23. 2023-06-17
    status Pending
24. 2023-05-24
    listed $105,000 Active
25. 2023-05-24
    listed $105,000 New
26. 2020-07-24
    soldstatus $1,515,400
27. 2008-04-07
    soldstatus $30,000
28. 2007-11-30
    listed $39,000
29. 2006-05-05
    soldstatus $250,000
30. 2005-07-29
    soldstatus $111,000
31. 2003-10-15
    soldstatus $168,000
32. 1998-08-25
    soldstatus $68,500

ⓘ 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: $3,647 · $304/mo
• Projected year-2 tax: $3,647 · $304/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 ≥104°F today · 16 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: $24,461
• − Mortgage interest: −$7,562
• − Property taxes: −$3,647
• − Insurance: −$675
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$3,927
• Taxable income: $4,736
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $5,370/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

+97.1% since first listed

18 events — show timeline

• 2026-03-06 Listed $135,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-07-24 Listed $160,000 GAMLS
• 2023-08-22 Sold (Public Records) $134,000 Public Records
• 2023-06-30 Sold (Public Records) $95,000 Public Records
• 2023-06-30 Sold (MLS) $95,000 GAMLS
• 2023-06-30 Sold (MLS) $95,000 FMLS
• 2023-06-17 Pending — GAMLS
• 2023-06-17 Pending — FMLS
• 2023-05-24 Listed $105,000 GAMLS
• 2023-05-24 Listed $105,000 FMLS
• 2020-07-24 Sold (Public Records) $1,515,400 Public Records
• 2008-04-07 Sold (MLS) $30,000 FMLS
• 2007-11-30 Listed $39,000 FMLS
• 2006-05-05 Sold (Public Records) $250,000 Public Records
• 2005-07-29 Sold (Public Records) $111,000 Public Records
• 2003-10-15 Sold (Public Records) $168,000 Public Records
• 1998-08-25 Sold (Public Records) $68,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,647 · -13.0% YoY. Source: county tax records.