618 Providence Pl SW · Atlanta, GA 30331

$210,000

3 bd · 2.5 ba · 1,400 sqft · Townhouse public records · 81 Days on market

Built 2005 435 sqft lot $150/sqft · 9% below area Est $230k · 9% under $325/mo HOA · 16% of rent

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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).

• ARV discount +11.4/15.0
• Cash flow +8.1/30.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 3-bath townhome located in a well-established Atlanta community! The terrace level entry features a private bedroom and full bath-perfect for guests, a home office, or multi-generational living. The main level offers an open-concept layout with a large eat-in kitchen that flows seamlessly to a private deck, ideal for relaxing or entertaining. The inviting living room is anchored by a cozy fireplace, creating a warm and welcoming atmosphere. Upstairs, you'll find two generously sized primary suites, each complete with walk-in closets. The main primary bathroom includes a large soaking tub, perfect for unwinding at the end of the day. Residents enjoy a variety of community amenities, including beautifully maintained landscaping, a playground, swimming pool, clubhouse, covered picnic pavilion, and plenty of green space. This property is being sold AS-IS and presents a fantastic opportunity for investors or buyers looking to customize and add value. Renovations are needed-bring your vision and make it your own!

Key facts

• Private deck
• Large eat-in kitchen
• Private bedroom

Tags

• PRIVATE BEDROOM
• FULL BATH
• OPEN-CONCEPT LAYOUT
• LARGE EAT-IN KITCHEN
• PRIVATE DECK
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (1.7% below list).
• Recommended offer: $174k (17.4% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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 (+2.6%/yr); 483 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% of the median local income ($63k/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 $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 81 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $62k; list at $210k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $173,511 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 8.5

CMA / ARV

• ARV (median comp): $230,116
• List price: $210,000
• Delta: -8.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Crestwell Cir SW	0.09mi	3/2.5	1,490 (+6%)	4mo	$170,000	$114	82
837 Crestwell Cir SW	0.11mi	2/2.5 (-1)	1,420 (+1%)	8mo	$135,000	$95	81
727 Celeste Ln SW	0.08mi	3/2.5	1,534 (+10%)	0mo	$205,000	$134	80
765 Crestwell Cir SW	0.12mi	3/2.5	1,512 (+8%)	4mo	$160,000	$106	78
839 Crestwell Cir SW	0.11mi	3/2.5	1,490 (+6%)	8mo	$185,000	$124	78
809 Ambient Way SW	0.31mi	2/2.5 (-1)	1,344 (-4%)	2mo	$224,000	$167	73
726 Celeste Ln SW	0.08mi	4/3.5 (+1)	1,496 (+7%)	5mo	$230,000	$154	72
807 Ambient Way SW	0.32mi	3/2.5	1,496 (+7%)	5mo	$238,000	$159	70
823 Ambient Way SW	0.29mi	2/2.5 (-1)	1,496 (+7%)	3mo	$245,000	$164	68
780 Nehemiah Ln SW	0.13mi	3/2.5	1,600 (+14%)	7mo	$213,000	$133	64
775 Nehemiah Ln SW #775	0.15mi	3/2.5	1,600 (+14%)	8mo	$204,500	$128	62
775 Nehemiah Ln SW	0.16mi	3/2.5	1,600 (+14%)	8mo	$204,500	$128	62

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.19×
• Total profit: $-47,682
• Equity at exit: $31,312

10-year hold

• IRR: -19.6%
• Equity multiple: -0.03×
• Total profit: $-60,489
• Equity at exit: $18,157

Cash invested: $58,800 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$323 /mo · $3,877/yr
• Insurance: −$88
• HOA: −$325
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-207

Break-even live

Break-even rent $2,325

Max offer price $173,511

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	24d	1	0.04mi
658 Providence Pl SW Atlanta, GA	3.0	3.5	1571	$2,100	$1.34	24d	1	0.06mi
778 Nehemiah Ln SW Atlanta, GA	2.0	2.5	1576	$1,950	$1.24	24d	1	0.12mi
513 Constellation Overlook SW Atlanta, GA	3.0	2.5	1446	$2,300	$1.59	24d	1	0.15mi
755 Crestwell Cir SW Atlanta, GA	2.0	2.5	1546	$1,800	$1.16	24d	1	0.15mi
722 Crestwell Cir #722 Atlanta, GA	2.0	3.0	1440	$2,279	$1.58	20d	1	0.17mi
708 Crestwell Cir SW Atlanta, GA	2.0	2.5	1236	$1,645	$1.33	24d	1	0.18mi
887 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$2,250	$1.67	24d	1	0.22mi
897 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,155	$1.44	24d	1	0.22mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	16d	1	0.26mi
832 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,250	$1.50	24d	1	0.27mi
900 Society Cir SW Atlanta, GA	4.0	3.5	1710	$2,500	$1.46	24d	1	0.35mi
3616 Utoy Dr SW Atlanta, GA	3.0	3.5	1496	$1,950	$1.30	43d	1	0.35mi
975 Society Cir SW Atlanta, GA	4.0	3.5	1700	$2,350	$1.38	2d	1	0.37mi
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,490	$1.67	1d	31	0.42mi
3311 Rabun Dr SW Atlanta, GA	3.0	2.0	1523	$2,350	$1.54	24d	1	0.58mi
294 Brownlee Rd SW Atlanta, GA	2.0	1.5	950	$1,050	$1.11	16d	2	0.63mi
494 Plainville Dr SW Atlanta, GA	3.0	2.0	1567	$2,400	$1.53	24d	1	0.75mi
3230 Cushman Cir SW Atlanta, GA	2.0	1.0	1143	$1,200	$1.05	7d	1	0.78mi
3691 Manor Ct SW Atlanta, GA	2.0	2.0	944	$1,500	$1.59	24d	1	0.83mi
751 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1162	$2,170	$1.87	3d	32	0.86mi
95 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$1,840	$1.00	14d	1	0.88mi
3606 Ginnis Dr SW #8 Atlanta, GA	2.0	2.5	1224	$1,411	$1.15	7d	1	0.88mi
87 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$2,700	$1.47	24d	1	0.88mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	15d	1	0.93mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	15d	1	0.93mi
3919 Wisteria Ln SW Atlanta, GA	4.0	2.0	1126	$1,730	$1.54	14d	1	0.94mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	24d	1	0.94mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	24d	1	1.01mi
871 Laurelmont Dr SW Atlanta, GA	3.0	2.0	1210	$2,000	$1.65	24d	1	1.02mi
350 Fennel Way SW Atlanta, GA	4.0	2.0	1450	$1,500	$1.03	20d	1	1.04mi
3039 Lynn Dr SW Atlanta, GA	3.0	2.0	1756	$2,300	$1.31	24d	1	1.13mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	24d	1	1.16mi
4172 Renfrew Ct SW Atlanta, GA	4.0	2.0	1136	$1,200	$1.06	7d	1	1.24mi
440 Dartmouth Dr SW Atlanta, GA	4.0	3.0	1148	$1,795	$1.56	20d	1	1.26mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	1.28mi
40 Candlelight Ln SW Unit A Atlanta, GA	2.0	2.0	1098	$1,500	$1.37	24d	1	1.29mi
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	24d	1	1.29mi
1026 Lynhurst Dr SW Atlanta, GA	3.0	2.0	1728	$2,500	$1.45	12d	1	1.41mi

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: landscapingpool

Listing history 20 events

1. 2026-06-18
   days on market $210,000 Active 81 DOM
2. 2026-06-17
   days on market $210,000 Active 80 DOM
3. 2026-06-16
   days on market $210,000 Active 79 DOM
4. 2026-06-15
   days on market $210,000 Active 78 DOM
5. 2026-06-13
   days on market $210,000 Active 76 DOM
6. 2026-06-13
   days on market $210,000 Active 75 DOM
7. 2026-06-09
   days on market $210,000 Active 72 DOM
8. 2026-06-08
   days on market $210,000 Active 71 DOM
9. 2026-06-07
   days on market $210,000 Active 70 DOM
10. 2026-06-04
    days on market $210,000 Active 67 DOM
11. 2026-06-03
    days on market $210,000 Active 66 DOM
12. 2026-06-02
    days on market $210,000 Active 65 DOM
13. 2026-06-01
    days on market $210,000 Active 64 DOM
14. 2026-05-31
    days on market $210,000 Active 63 DOM
15. 2026-03-27
    listed $210,000 New 1068-char remark

    Show marketing remark (1086 chars)

    Welcome to this spacious 3-bedroom, 3-bath townhome located in a well-established Atlanta community! The terrace level entry features a private bedroom and full bath—perfect for guests, a home office, or multi-generational living. The main level offers an open-concept layout with a large eat-in kitchen that flows seamlessly to a private deck, ideal for relaxing or entertaining. The inviting living room is anchored by a cozy fireplace, creating a warm and welcoming atmosphere. Upstairs, you’ll find two generously sized primary suites, each complete with walk-in closets. The main primary bathroom includes a large soaking tub, perfect for unwinding at the end of the day. Residents enjoy a variety of community amenities, including beautifully maintained landscaping, a playground, swimming pool, clubhouse, covered picnic pavilion, and plenty of green space. This property is being sold AS-IS and presents a fantastic opportunity for investors or buyers looking to customize and add value. Renovations are needed—bring your vision and make it your own!

16. 2026-03-27
    listed $210,000 Active 1086-char remark

    Show marketing remark (1086 chars)

    Welcome to this spacious 3-bedroom, 3-bath townhome located in a well-established Atlanta community! The terrace level entry features a private bedroom and full bath—perfect for guests, a home office, or multi-generational living. The main level offers an open-concept layout with a large eat-in kitchen that flows seamlessly to a private deck, ideal for relaxing or entertaining. The inviting living room is anchored by a cozy fireplace, creating a warm and welcoming atmosphere. Upstairs, you’ll find two generously sized primary suites, each complete with walk-in closets. The main primary bathroom includes a large soaking tub, perfect for unwinding at the end of the day. Residents enjoy a variety of community amenities, including beautifully maintained landscaping, a playground, swimming pool, clubhouse, covered picnic pavilion, and plenty of green space. This property is being sold AS-IS and presents a fantastic opportunity for investors or buyers looking to customize and add value. Renovations are needed—bring your vision and make it your own!

17. 2013-02-25
    soldstatus $62,000
18. 2010-07-22
    price $75,000 Extended
19. 2010-04-07
    price $80,000 Reduced
20. 2010-03-09
    price $95,000

ⓘ 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: $3,877 · $323/mo
• Projected year-2 tax: $3,877 · $323/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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $24,763
• − Mortgage interest: −$11,763
• − Property taxes: −$3,877
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − HOA: −$3,900
• − Depreciation: −$6,109
• Taxable loss: −$5,898
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $-1,063/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): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

+121.1% since first listed

6 events — show timeline

• 2026-03-27 Listed $210,000 FMLS
• 2026-03-27 Listed $210,000 GAMLS
• 2013-02-25 Sold (Public Records) $62,000 Public Records
• 2010-07-22 Price Changed $75,000 GAMLS
• 2010-04-07 Price Changed $80,000 GAMLS
• 2010-03-09 Price Changed $95,000 GAMLS

Property tax history

+4.6%/yr

Latest (2025): $3,877 · -0.1% YoY. Source: county tax records.