1120 Cordova St SW · Atlanta, GA 30310

$170,000

4 bd · 2.0 ba · 1,806 sqft · MultiFamily public records · 66 Days on market

Built 1955 8,886 sqft lot $94/sqft · 47% below area Est $321k · 47% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Beautiful brick two-unit duplex in the heart of Atlanta, just minutes from Morehouse College, Spelman College, and Clark Atlanta University. Ideally located near Tyler Perry Studios, with close proximity to the Atlanta BeltLine, Mercedes-Benz Stadium, and a variety of popular restaurants, cafes, and shopping destinations. Enjoy quick and easy access to major highways including I-20 and I-75/85, making commuting to downtown Atlanta, Hartsfield-Jackson Atlanta International Airport, and surrounding areas a breeze. This income-producing property offers incredible potential for investors or owner-occupants looking to house hack. Each unit provides a great layout with the opportunity to renovate and maximize value. Located in a rapidly growing and revitalizing area, this is a prime opportunity to build equity and generate strong rental income. Bring your vision-this home is ready for a creative touch. Don't miss your chance to invest in a high-demand location with endless upside!

Key facts

• Two unit duplex
• High demand location
• Strong rental income

Tags

• TWO UNIT DUPLEX
• INCOME PRODUCING PROPERTY
• STRONG RENTAL INCOME
• HIGH DEMAND LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/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 11.3% 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); 460 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); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,492/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 $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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $45k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $170k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1955 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.77%
• DSCR: 1.79
• GRM: 5.7

CMA / ARV

• ARV (median comp): $321,426
• List price: $170,000
• Delta: -47.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $16,865
• Equity at exit: $25,348

10-year hold

• IRR: 18.0%
• Equity multiple: 2.48×
• Total profit: $70,520
• Equity at exit: $14,698

Cash invested: $47,600 (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: 460
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$891
• Tax from tax record: −$301 /mo · $3,618/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $705

Break-even live

Break-even rent $1,600

Max offer price $170,000

Occupancy floor 67%

Sensitivity live

Price	-10% $801	-5% $753	+0% $705	+5% $657	+10% $609
Rent	-10% $508	-5% $606	+0% $705	+5% $803	+10% $902
Rate	-1.0pp $791	-0.5pp $748	base $705	+0.5pp $661	+1.0pp $616

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Sparks St SW Atlanta, GA	4.0	2.5	1950	$2,475	$1.27	25d	1	0.23mi
1157 Indale Pl SW Atlanta, GA	3.0	2.0	1568	$2,100	$1.34	23d	1	0.33mi
1316 Plaza Ave SW Atlanta, GA	3.0	2.0	1692	$1,825	$1.08	9d	1	0.34mi
1338 Montreat Ave SW Atlanta, GA	4.0	2.0	1750	$2,260	$1.29	25d	1	0.39mi
1401 Plaza Ave SW Atlanta, GA	4.0	2.5	2600	$2,495	$0.96	25d	1	0.51mi
1389 Lanvale Dr SW Atlanta, GA	3.0	2.0	1430	$2,500	$1.75	9d	1	0.52mi
1409 Bridges Ave SW Atlanta, GA	4.0	3.5	1750	$6,500	$3.71	23d	1	0.52mi
1435 Lanvale Dr SW Atlanta, GA	3.0	1.0	1547	$1,800	$1.16	9d	1	0.60mi
827 Elbert St SW Atlanta, GA	3.0	2.0	1300	$2,900	$2.23	25d	1	0.60mi
1262 Lorenzo Dr SW Atlanta, GA	4.0	2.0	1292	$2,100	$1.63	25d	1	0.61mi
1435 Richland Rd SW Atlanta, GA	3.0	2.0	1637	$2,875	$1.76	16d	1	0.62mi
907 Beecher St SW Atlanta, GA	4.0	2.0	1890	$6,500	$3.44	23d	1	0.62mi
903 Beecher St SW Atlanta, GA	3.0	2.0	1500	$7,500	$5.00	25d	1	0.63mi
903 Beecher St SW Unit 905 Beecher Atlanta, GA	3.0	2.0	1500	$4,000	$2.67	23d	1	0.63mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	19d	1	0.65mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	25d	1	0.65mi
684 Grady Pl SW Atlanta, GA	4.0	2.5	1806	$2,550	$1.41	14d	1	0.65mi
1010 Dill Ave SW Atlanta, GA	4.0	3.0	2236	$2,850	$1.27	25d	1	0.65mi
966 Gaston St SW Atlanta, GA	3.0	2.5	1331	$2,250	$1.69	25d	1	0.66mi
1264 Hartford Ave SW Atlanta, GA	3.0	2.0	1290	$1,989	$1.54	25d	1	0.66mi
1448 Westboro Dr SW Atlanta, GA	3.0	2.0	1437	$2,300	$1.60	9d	1	0.67mi
1439 Westboro Dr SW Atlanta, GA	5.0	2.0	2020	$2,500	$1.24	20d	1	0.67mi
1262 Kenilworth Dr SW Atlanta, GA	4.0	2.0	1400	$2,400	$1.71	25d	1	0.68mi
746 Joseph E Lowery Blvd SW Atlanta, GA	3.0	2.5	1940	$2,550	$1.31	25d	1	0.68mi
660 Queen St SW Unit B Atlanta, GA	3.0	3.0	1840	$3,250	$1.77	25d	1	0.69mi
660 Queen St SW Unit A Atlanta, GA	3.0	2.0	1840	$2,500	$1.36	25d	1	0.69mi
1307 Lorenzo Dr SW Unit A Atlanta, GA	3.0	2.0	1300	$1,795	$1.38	25d	1	0.69mi
906 Allene Ave SW Atlanta, GA	3.0	2.0	1500	$3,500	$2.33	23d	1	0.70mi
931 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1700	$2,800	$1.65	0d	1	0.72mi
1255 Campbellton Rd SW Atlanta, GA	3.0	2.0	1305	$2,095	$1.61	25d	1	0.73mi
1346 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1486	$5,000	$3.36	25d	1	0.73mi
969 Arden Ave SW Atlanta, GA	4.0	2.0	1380	$1,850	$1.34	25d	1	0.73mi
1474 Beecher St SW Atlanta, GA	3.0	2.0	1332	$3,200	$2.40	25d	1	0.76mi
1473 Beecher St SW Atlanta, GA	3.0	2.0	1547	$2,600	$1.68	25d	1	0.77mi
821 Erin Ave SW Atlanta, GA	3.0	2.0	1535	$2,195	$1.43	25d	1	0.78mi
1550 Mayflower Ave SW Atlanta, GA	4.0	2.5	1396	$6,500	$4.66	21d	1	0.80mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	0d	1	0.83mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	9d	1	0.83mi
1255 Westmont Rd SW Atlanta, GA	3.0	2.0	1500	$1,695	$1.13	25d	1	0.86mi
1425 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1540	$2,950	$1.92	6d	1	0.87mi

Listing history 28 events

1. 2026-06-15
   status $170,000 Under Contract 66 DOM
2. 2026-06-15
   days on market $170,000 Active 66 DOM
3. 2026-06-13
   days on market $170,000 Active 64 DOM
4. 2026-06-13
   days on market $170,000 Active 63 DOM
5. 2026-06-09
   days on market $170,000 Active 60 DOM
6. 2026-06-08
   days on market $170,000 Active 59 DOM
7. 2026-06-07
   days on market $170,000 Active 58 DOM
8. 2026-06-04
   days on market $170,000 Active 55 DOM
9. 2026-06-03
   days on market $170,000 Active 54 DOM
10. 2026-06-02
    days on market $170,000 Active 53 DOM
11. 2026-06-01
    days on market $170,000 Active 52 DOM
12. 2026-05-31
    days on market $170,000 Active 51 DOM
13. 2026-05-13
    price $170,000 992-char remark

    Show marketing remark (992 chars)

    Beautiful brick two-unit duplex in the heart of Atlanta, just minutes from Morehouse College, Spelman College, and Clark Atlanta University. Ideally located near Tyler Perry Studios, with close proximity to the Atlanta BeltLine, Mercedes-Benz Stadium, and a variety of popular restaurants, cafes, and shopping destinations. Enjoy quick and easy access to major highways including I-20 and I-75/85, making commuting to downtown Atlanta, Hartsfield-Jackson Atlanta International Airport, and surrounding areas a breeze. This income-producing property offers incredible potential for investors or owner-occupants looking to house hack. Each unit provides a great layout with the opportunity to renovate and maximize value. Located in a rapidly growing and revitalizing area, this is a prime opportunity to build equity and generate strong rental income. Bring your vision-this home is ready for a creative touch. Don't miss your chance to invest in a high-demand location with endless upside!

14. 2026-04-17
    price $190,000 992-char remark

    Show marketing remark (992 chars)

    Beautiful brick two-unit duplex in the heart of Atlanta, just minutes from Morehouse College, Spelman College, and Clark Atlanta University. Ideally located near Tyler Perry Studios, with close proximity to the Atlanta BeltLine, Mercedes-Benz Stadium, and a variety of popular restaurants, cafes, and shopping destinations. Enjoy quick and easy access to major highways including I-20 and I-75/85, making commuting to downtown Atlanta, Hartsfield-Jackson Atlanta International Airport, and surrounding areas a breeze. This income-producing property offers incredible potential for investors or owner-occupants looking to house hack. Each unit provides a great layout with the opportunity to renovate and maximize value. Located in a rapidly growing and revitalizing area, this is a prime opportunity to build equity and generate strong rental income. Bring your vision-this home is ready for a creative touch. Don't miss your chance to invest in a high-demand location with endless upside!

15. 2026-04-10
    listed $215,000 New 992-char remark

    Show marketing remark (992 chars)

    Beautiful brick two-unit duplex in the heart of Atlanta, just minutes from Morehouse College, Spelman College, and Clark Atlanta University. Ideally located near Tyler Perry Studios, with close proximity to the Atlanta BeltLine, Mercedes-Benz Stadium, and a variety of popular restaurants, cafes, and shopping destinations. Enjoy quick and easy access to major highways including I-20 and I-75/85, making commuting to downtown Atlanta, Hartsfield-Jackson Atlanta International Airport, and surrounding areas a breeze. This income-producing property offers incredible potential for investors or owner-occupants looking to house hack. Each unit provides a great layout with the opportunity to renovate and maximize value. Located in a rapidly growing and revitalizing area, this is a prime opportunity to build equity and generate strong rental income. Bring your vision-this home is ready for a creative touch. Don't miss your chance to invest in a high-demand location with endless upside!

16. 2017-01-10
    soldstatus $38,000
17. 2012-09-01
    historical
18. 2012-06-15
    price $15,900
19. 2012-05-21
    status Back On Market
20. 2012-05-01
    historical
21. 2012-03-29
    price $16,900
22. 2012-02-13
    listed $18,750 New
23. 2011-11-02
    price $14,900 Extended
24. 2011-10-01
    price $16,500 Reduced
25. 2006-04-07
    soldstatus $127,000
26. 2005-03-08
    soldstatus $110,000
27. 1989-03-31
    soldstatus $63,500
28. 1983-03-25
    soldstatus $40,500

ⓘ 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: $3,618 · $301/mo
• Projected year-2 tax: $3,618 · $301/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $29,905
• − Mortgage interest: −$9,523
• − Property taxes: −$3,618
• − Insurance: −$850
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$4,945
• Taxable income: $6,184
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $6,975/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

+319.8% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $170,000 GAMLS
• 2026-04-17 Price Changed $190,000 GAMLS
• 2026-04-10 Listed $215,000 GAMLS
• 2017-01-10 Sold (Public Records) $38,000 Public Records
• 2012-09-01 Listing Removed — GAMLS
• 2012-06-15 Price Changed $15,900 GAMLS
• 2012-05-21 Relisted — GAMLS
• 2012-05-01 Listing Removed — GAMLS
• 2012-03-29 Price Changed $16,900 GAMLS
• 2012-02-13 Listed $18,750 GAMLS
• 2011-11-02 Price Changed $14,900 GAMLS
• 2011-10-01 Price Changed $16,500 GAMLS
• 2006-04-07 Sold (Public Records) $127,000 Public Records
• 2005-03-08 Sold (Public Records) $110,000 Public Records
• 1989-03-31 Sold (Public Records) $63,500 Public Records
• 1983-03-25 Sold (Public Records) $40,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,618 · -2.5% YoY. Source: county tax records.