2499 Donald Lee Hollowell Pkwy NW · Atlanta, GA 30318

$194,500

2 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 1791 Days on market

Built 1925 0.29 ac lot $158/sqft · 35% below area Est $297k · 35% under ↓ 56% since listing

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Donald Lee Hollowell lot near Hollywood Rd. This maybe the hottest location in Atlanta for investors. This is zoned commercial and is on a corner lot! The belt line is coming and property values are soaring! The house is a tear down and does not have a lock box. Lots of new construction and renovation in the surrounding neighborhood. Donald Lee Hollowell is HOT!!! This property is being sold "AS IS" with no warranty or disclosures.

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/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 $188k (3.2% below list).
• Recommended offer: $171k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+3.3%/yr); 722 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); 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

• It's been on market 1791 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $63k; list at $194k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 1791 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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: 0.97% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $297,154
• List price: $194,500
• Delta: -34.55%
• 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
705 S Grand Ave NW	0.32mi	2/2.0	1,228 (-0%)	2mo	$265,000	$216	79
623 Hamilton E Holmes Dr NW	0.43mi	3/2.0 (+1)	1,225 (-1%)	4mo	$324,900	$265	67
2464 Bellview Ave NW	0.05mi	3/2.5 (+1)	1,376 (+12%)	1mo	$320,000	$233	67
672 Commercial Ave NW	0.32mi	3/2.0 (+1)	1,297 (+5%)	4mo	$364,900	$281	64
2591 Hood Ave	0.40mi	3/1.0 (+1)	1,330 (+8%)	0mo	$231,500	$174	63
620 Hamilton E Holmes Dr NW	0.46mi	3/2.0 (+1)	1,286 (+4%)	4mo	$302,120	$235	59
673 Lyric Way NW	0.57mi	3/1.5 (+1)	1,272 (+3%)	3mo	$154,370	$121	58
1096 3rd St NW	0.62mi	2/1.0	1,148 (-7%)	2mo	$105,000	$91	58
540 Hamilton E Holmes Dr NW	0.54mi	3/1.0 (+1)	1,140 (-8%)	3mo	$125,000	$110	55
581 Woods Dr NW	0.35mi	3/2.0 (+1)	1,400 (+14%)	5mo	$363,000	$259	47
2600 NW Baker Rd	0.64mi	3/2.0 (+1)	1,135 (-8%)	4mo	$122,600	$108	45
2680 Brown St NW	0.64mi	2/2.5	1,085 (-12%)	2mo	$246,720	$227	43

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-15,075
• Equity at exit: $29,001

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $9,341
• Equity at exit: $16,817

Cash invested: $54,460 (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: 722
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$1,020
• Tax from tax record: −$135 /mo · $1,620/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $251

Break-even live

Break-even rent $1,565

Max offer price $194,500

Occupancy floor 82%

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	24d	1	0.11mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	24d	1	0.17mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	17d	1	0.26mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	24d	1	0.27mi
901 Hall St NW Atlanta, GA	1.0	1.0	1143	$595	$0.52	24d	1	0.27mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	24d	1	0.31mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	18d	1	0.40mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	7d	1	0.40mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	24d	1	0.41mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	0.42mi
2225 Baker Ter NW Atlanta, GA	1.0	1.0	1400	$820	$0.59	24d	1	0.49mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	24d	1	0.51mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	18d	1	0.53mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	24d	1	0.58mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	0.60mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	24d	1	0.67mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	24d	1	0.71mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	3d	1	0.80mi
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	24d	1	0.81mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	3d	1	0.84mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	3d	1	0.84mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	3d	1	0.84mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	5d	1	0.90mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	24d	1	0.90mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	22d	1	0.92mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	24d	1	0.94mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	2d	1	0.98mi
2557 Hightower Ct NW Atlanta, GA	1.0	1.0	1000	$650	$0.65	24d	1	0.98mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	24d	1	1.03mi
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	14d	1	1.05mi
1123 Jones Ave NW Atlanta, GA	1.0	1.0	1300	$495	$0.38	24d	1	1.09mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	1.11mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	24d	1	1.13mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	24d	1	1.15mi
2506 Godfrey Dr NW Atlanta, GA	1.0	1.0	1344	$650	$0.48	24d	1	1.16mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	16d	1	1.20mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	24d	1	1.22mi
687 S Evelyn Pl NW Atlanta, GA	3.0	2.5	1200	$1,978	$1.65	20d	1	1.25mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	24d	1	1.26mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	24d	1	1.28mi

Listing history 37 events

1. 2026-06-18
   days on market $194,500 Active 1791 DOM
2. 2026-06-17
   days on market $194,500 Active 1790 DOM
3. 2026-06-16
   days on market $194,500 Active 1789 DOM
4. 2026-06-15
   days on market $194,500 Active 1788 DOM
5. 2026-06-13
   days on market $194,500 Active 1786 DOM
6. 2026-06-13
   days on market $194,500 Active 1785 DOM
7. 2026-06-09
   days on market $194,500 Active 1782 DOM
8. 2026-06-08
   days on market $194,500 Active 1781 DOM
9. 2026-06-07
   days on market $194,500 Active 1780 DOM
10. 2026-06-04
    days on market $194,500 Active 1777 DOM
11. 2026-06-03
    days on market $194,500 Active 1776 DOM
12. 2026-06-02
    days on market $194,500 Active 1775 DOM
13. 2026-06-01
    days on market $194,500 Active 1774 DOM
14. 2026-05-31
    days on market $194,500 Active 1773 DOM
15. 2026-04-14
    price $194,500 449-char remark

    Show marketing remark (449 chars)

    Donald Lee Hollowell lot near Hollywood Rd. This maybe the hottest location in Atlanta for investors. This is zoned commercial and is on a corner lot! The belt line is coming and property values are soaring! The house is a tear down and does not have a lock box. Lots of new construction and renovation in the surrounding neighborhood. Donald Lee Hollowell is HOT!!! This property is being sold "AS IS" with no warranty or disclosures.

16. 2023-04-04
    status Active 449-char remark

    Show marketing remark (449 chars)

    Donald Lee Hollowell lot near Hollywood Rd. This maybe the hottest location in Atlanta for investors. This is zoned commercial and is on a corner lot! The belt line is coming and property values are soaring! The house is a tear down and does not have a lock box. Lots of new construction and renovation in the surrounding neighborhood. Donald Lee Hollowell is HOT!!! This property is being sold "AS IS" with no warranty or disclosures.

17. 2023-04-01
    historical 449-char remark

    Show marketing remark (449 chars)

    Donald Lee Hollowell lot near Hollywood Rd. This maybe the hottest location in Atlanta for investors. This is zoned commercial and is on a corner lot! The belt line is coming and property values are soaring! The house is a tear down and does not have a lock box. Lots of new construction and renovation in the surrounding neighborhood. Donald Lee Hollowell is HOT!!! This property is being sold "AS IS" with no warranty or disclosures.

18. 2022-05-03
    status Active 449-char remark

    Show marketing remark (449 chars)

    Donald Lee Hollowell lot near Hollywood Rd. This maybe the hottest location in Atlanta for investors. This is zoned commercial and is on a corner lot! The belt line is coming and property values are soaring! The house is a tear down and does not have a lock box. Lots of new construction and renovation in the surrounding neighborhood. Donald Lee Hollowell is HOT!!! This property is being sold "AS IS" with no warranty or disclosures.

19. 2022-04-26
    historical 449-char remark

    Show marketing remark (449 chars)

    Donald Lee Hollowell lot near Hollywood Rd. This maybe the hottest location in Atlanta for investors. This is zoned commercial and is on a corner lot! The belt line is coming and property values are soaring! The house is a tear down and does not have a lock box. Lots of new construction and renovation in the surrounding neighborhood. Donald Lee Hollowell is HOT!!! This property is being sold "AS IS" with no warranty or disclosures.

20. 2021-07-20
    listed $199,000 Active 449-char remark

    Show marketing remark (449 chars)

    Donald Lee Hollowell lot near Hollywood Rd. This maybe the hottest location in Atlanta for investors. This is zoned commercial and is on a corner lot! The belt line is coming and property values are soaring! The house is a tear down and does not have a lock box. Lots of new construction and renovation in the surrounding neighborhood. Donald Lee Hollowell is HOT!!! This property is being sold "AS IS" with no warranty or disclosures.

21. 2019-06-01
    historical
22. 2019-05-20
    price $99,999
23. 2019-02-04
    listed $107,900 Active
24. 2019-01-23
    soldstatus $63,000
25. 2014-11-12
    price $4,200
26. 2012-04-25
    historical
27. 2012-04-23
    soldstatus $6,500 Sold
28. 2012-04-23
    soldstatus $6,500 Sold
29. 2012-04-02
    historical
30. 2012-04-02
    status Pending
31. 2012-03-30
    price $6,500
32. 2012-03-27
    price $4,200
33. 2012-03-27
    price $4,200
34. 2011-12-24
    price $6,500
35. 2011-12-23
    listed $438,000 New
36. 2011-12-22
    price $6,500
37. 2011-12-22
    listed $438,000 Active

ⓘ 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: $1,620 · $135/mo
• Projected year-2 tax: $1,789 · $149/mo
• Expected delta: +$169/yr (+$14/mo · 10.5%)

ⓘ 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 · 18 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: $22,588
• − Mortgage interest: −$10,895
• − Property taxes: −$1,620
• − Insurance: −$972
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$5,658
• Taxable loss: −$172
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $3,053/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

-55.6% since first listed

23 events — show timeline

• 2026-04-14 Price Changed $194,500 FMLS
• 2023-04-04 Relisted — FMLS
• 2023-04-01 Listing Removed — FMLS
• 2022-05-03 Relisted — FMLS
• 2022-04-26 Listing Removed — FMLS
• 2021-07-20 Listed $199,000 FMLS
• 2019-06-01 Listing Removed — FMLS
• 2019-05-20 Price Changed $99,999 FMLS
• 2019-02-04 Listed $107,900 FMLS
• 2019-01-23 Sold (Public Records) $63,000 Public Records
• 2014-11-12 Price Changed $4,200 GAMLS
• 2012-04-25 Listing Removed — FMLS
• 2012-04-23 Sold (MLS) $6,500 GAMLS
• 2012-04-23 Sold (MLS) $6,500 FMLS
• 2012-04-02 Listing Removed — GAMLS
• 2012-04-02 Pending — FMLS
• 2012-03-30 Price Changed $6,500 GAMLS
• 2012-03-27 Price Changed $4,200 FMLS
• 2012-03-27 Price Changed $4,200 GAMLS
• 2011-12-24 Price Changed $6,500 GAMLS
• 2011-12-23 Listed $438,000 GAMLS
• 2011-12-22 Price Changed $6,500 FMLS
• 2011-12-22 Listed $438,000 FMLS

Property tax history

+27.2%/yr

Latest (2025): $1,620 · -0.1% YoY. Source: county tax records.