2396 Arno Ct NW · Atlanta, GA 30318

$200,000

3 bd · 1.5 ba · 864 sqft · SingleFamily public records · 4 Days on market

Built 1960 8,407 sqft lot Est $163k · 22% over

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Why this score? — see what drove the F 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 +13.8/30.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this super cute and beautifully updated ranch in the heart of Carver Hills! This charming 3-bedroom, 1.5-bath home offers easy one-level living with gorgeous hardwood floors throughout and stylish barn doors that add character and charm and an AMAZING fenced backyard. The bright and inviting floor plan is designed for comfortable everyday living, while the spacious outdoor areas make entertaining a breeze. Step outside onto the large rear deck overlooking the level, fenced backyard-perfect for cookouts, relaxing with your morning coffee, pets, or playtime with family and friends. Conveniently located just minutes from The Battery Atlanta and Truist Park, Georgia Tech, Georgia State University, Downtown Atlanta, major interstates, and Hartsfield-Jackson Atlanta International Airport, you'll enjoy quick access to work, dining, shopping, entertainment, and travel. Whether you're a first-time buyer, looking to downsize, or seeking a great investment opportunity, this move-in-ready Carver Hills gem is one you won't want to miss!

Key facts

• Barn doors
• One-level living
• Fenced backyard

Tags

• FENCED BACKYARD
• LARGE REAR DECK
• ONE-LEVEL LIVING
• HARDWOOD FLOORS
• BARN DOORS

Property features AI

Exterior

• Parking: 2 total parking spaces; Driveway and parking pad; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Water, cable, electricity, and natural gas available; Thermostat (energy efficient feature)
• Home design: One-story property; Resale condition; Composition roof; Entry facing direction not specified
• Construction: Built with other/unspecified construction materials; Combination foundation with pier/pillar support
• Exterior features: Deck; Front porch; Backyard with chain link fencing; Yard fully fenced; Shed(s) on property

Interior

• Kitchen: White cabinets; Solid surface counters; Open view to family room; Electric range; Dishwasher
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Primary bathroom with shower (no tub)
• Heating & cooling: Central air conditioning; Electric heating; Electric water heater
• Interior features: High-speed internet; Recessed lighting; Insulated double-pane windows; No shared/common walls; Crawl space basement
• Laundry & utility: Main-level laundry in kitchen area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $18 ($222/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 $177k (11.4% below list).
• Recommended offer: $177k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: William J. Scott Elementary School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 289 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 4% at this address vs 32% district-wide (-28 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 (+3.3%/yr); 732 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 12y 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.
• Current owner paid $138k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,184 (11.4% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $163,296
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2625 Abner NW	0.08mi	3/1.0	864 (0%)	3mo	$160,000	$185	92
2446 Abner Pl NW	0.07mi	3/1.0	864 (0%)	18mo	$200,000	$231	80
2437 Clarissa Dr NW	0.34mi	3/2.0	875 (+1%)	8mo	$158,000	$181	73
1636 NW Bridgeport Dr NW	0.61mi	3/1.0	876 (+1%)	4mo	$109,500	$125	64
1636 Mary George Ave NW	0.27mi	3/1.0	792 (-8%)	10mo	$150,000	$189	63
2843 Marco Dr NW	0.64mi	3/1.0	850 (-2%)	9mo	$175,500	$206	58
1675 Mary George Ave NW	0.23mi	3/1.0	792 (-8%)	23mo	$105,782	$134	54
2811 Marco Dr NW	0.66mi	3/1.0	873 (+1%)	18mo	$182,000	$208	50
2193 Abner Pl	0.47mi	3/1.0	792 (-8%)	17mo	$112,000	$141	48
1594 Mary George Ave NW	0.34mi	3/2.0	948 (+10%)	24mo	$210,000	$222	46
1938 Main St NW	0.68mi	2/1.0 (-1)	800 (-7%)	12mo	$251,000	$314	39

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-30,742
• Equity at exit: $29,821

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-23,232
• Equity at exit: $17,292

Cash invested: $56,000 (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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$249 /mo · $2,990/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $18

Break-even live

Break-even rent $1,748

Max offer price $200,000

Occupancy floor 94%

Sensitivity live

Price	-10% $132	-5% $75	+0% $18	+5% $-38	+10% $-95
Rent	-10% $-122	-5% $-52	+0% $18	+5% $88	+10% $158
Rate	-1.0pp $119	-0.5pp $69	base $18	+0.5pp $-33	+1.0pp $-86

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	5d	1	0.23mi
1648 Mary George Ave NW Atlanta, GA	3.0	2.0	1056	$1,950	$1.85	12d	1	0.26mi
2430 Perry Blvd NW Atlanta, GA	2.0	1.0	800	$1,500	$1.88	26d	1	0.40mi
2265 Perry Blvd NW Atlanta, GA	3.0	1.0	645	$1,580	$2.45	1d	25	0.52mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	20d	1	0.74mi
2019 Claude St NW Atlanta, GA	3.0	1.5	925	$1,900	$2.05	26d	1	0.79mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	16d	1	0.81mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	1d	1	0.81mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	1d	1	0.81mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	5d	1	0.81mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	1d	1	0.81mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	5d	1	0.81mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	1d	34	0.85mi
2862 Argyle Dr NW Atlanta, GA	3.0	1.0	816	$1,700	$2.08	7d	1	0.85mi
2075 Claude St NW Atlanta, GA	3.0	1.0	925	$1,750	$1.89	26d	1	0.90mi
2000 James Jackson Pkwy NW Atlanta, GA	1.0–2.0	1.0–2.0	909	$2,240	$2.46	1d	10	0.96mi
2145 Bolton Rd NW Atlanta, GA	1.0–2.0	1.0	800	$1,249	$1.56	4d	2	1.04mi
2888 Parrott Ave NW Unit A Atlanta, GA	2.0	1.0	1020	$1,650	$1.62	22d	1	1.10mi
2130 Main St NW Atlanta, GA	2.0	1.0	768	$1,900	$2.47	26d	1	1.10mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	26d	1	1.13mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	12d	1	1.22mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	26d	1	1.31mi
1970 Sumter St NW Atlanta, GA	3.0	1.0	958	$1,795	$1.87	22d	1	1.37mi

Listing history 3 events

1. 2026-06-21
   days on market $200,000 Active 4 DOM
2. 2026-06-17
   remarks 693-char remark

   Show marketing remark (1058 chars)

   Welcome home to this super cute and beautifully updated ranch in the heart of Carver Hills! This charming 3-bedroom, 1.5-bath home offers easy one-level living with gorgeous hardwood floors throughout and stylish barn doors that add character and charm and an AMAZING fenced backyard. The bright and inviting floor plan is designed for comfortable everyday living, while the spacious outdoor areas make entertaining a breeze. Step outside onto the large rear deck overlooking the level, fenced backyard-perfect for cookouts, relaxing with your morning coffee, pets, or playtime with family and friends. Conveniently located just minutes from The Battery Atlanta and Truist Park, Georgia Tech, Georgia State University, Downtown Atlanta, major interstates, and Hartsfield-Jackson Atlanta International Airport, you'll enjoy quick access to work, dining, shopping, entertainment, and travel. Whether you're a first-time buyer, looking to downsize, or seeking a great investment opportunity, this move-in-ready Carver Hills gem is one you won't want to miss!

3. 2026-06-17
   listed $200,000 Active 1 DOM

   Show marketing remark (1058 chars)

   Welcome home to this super cute and beautifully updated ranch in the heart of Carver Hills! This charming 3-bedroom, 1.5-bath home offers easy one-level living with gorgeous hardwood floors throughout and stylish barn doors that add character and charm and an AMAZING fenced backyard. The bright and inviting floor plan is designed for comfortable everyday living, while the spacious outdoor areas make entertaining a breeze. Step outside onto the large rear deck overlooking the level, fenced backyard-perfect for cookouts, relaxing with your morning coffee, pets, or playtime with family and friends. Conveniently located just minutes from The Battery Atlanta and Truist Park, Georgia Tech, Georgia State University, Downtown Atlanta, major interstates, and Hartsfield-Jackson Atlanta International Airport, you'll enjoy quick access to work, dining, shopping, entertainment, and travel. Whether you're a first-time buyer, looking to downsize, or seeking a great investment opportunity, this move-in-ready Carver Hills gem is one you won't want to miss!

ⓘ 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: $2,990 · $249/mo
• Projected year-2 tax: $2,990 · $249/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,262
• − Mortgage interest: −$11,203
• − Property taxes: −$2,990
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$5,818
• Taxable loss: −$3,151
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $978/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

+809.1% since first listed

32 events — show timeline

• 2026-06-17 Listed $200,000 FMLS
• 2026-06-17 Listed $200,000 GAMLS
• 2017-10-31 Sold (Public Records) $137,500 Public Records
• 2017-10-27 Sold (MLS) $137,500 GAMLS
• 2017-10-27 Sold (MLS) $137,500 FMLS
• 2017-10-16 Pending — FMLS
• 2017-10-06 Pending — GAMLS
• 2017-10-06 Contingent — FMLS
• 2017-09-09 Price Changed $144,900 GAMLS
• 2017-09-09 Price Changed $144,900 FMLS
• 2017-06-12 Listed $149,900 GAMLS
• 2017-06-12 Listed $149,900 FMLS
• 2016-12-14 Sold (MLS) $24,000 GAMLS
• 2016-12-14 Sold (MLS) $24,000 FMLS
• 2016-09-21 Pending — GAMLS
• 2016-09-21 Contingent — FMLS
• 2016-09-13 Listed $22,000 GAMLS
• 2016-09-13 Listed $22,000 FMLS
• 2016-01-01 Listing Removed — GAMLS
• 2015-11-02 Listed $21,900 GAMLS
• 2015-09-04 Listing Removed — GAMLS
• 2015-09-02 Relisted — GAMLS
• 2015-02-11 Pending — GAMLS
• 2015-01-20 Listing Removed — GAMLS
• 2014-12-05 Listed $25,000 GAMLS
• 2014-08-29 Listing Removed — GAMLS
• 2014-08-14 Price Changed $25,000 GAMLS
• 2014-07-09 Price Changed $29,900 GAMLS
• 2014-07-03 Listed $34,900 GAMLS
• 2014-04-21 Listing Removed — GAMLS
• 2014-03-10 Pending — GAMLS
• 2014-02-24 Listed $22,000 GAMLS

Property tax history

+17.3%/yr

Latest (2025): $2,990 · +2.3% YoY. Source: county tax records.