286 Booker St SW · Atlanta, GA 30315

$140,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 29 Days on market

Built 1953 4,007 sqft lot Est $135k · at est. ↓ 2% 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 +21.2/30.0
• DSCR +6.8/10.0
• ARV discount +5.9/15.0
• 1% rule +5.8/10.0
• 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

Overview Great home with a desirable open floor plan! Updated features. HUD HOME SOLD AS IS. INFORMATION IS DEEMED RELIABLE BUT OT GUARANTEED. IE IN CASE # 106-418958. EQUAL HOUSING OPPORTUNITY. PLEASE SEE PRIVATE COMMENTS FOR OFFER SUBMISSION AND ACCESS

Key facts

• 4,007 sq ft lot
• Built 1953
• Listed 28 days

Property features AI

Finance

• HOA & community: No homeowners association; Community is near public transport and within walking distance to schools

Exterior

• Parking: Off-street parking
• Utilities: Public water; Private sewer; Electricity available
• Home design: Single family residence; House; Resale property
• Construction: Built in 1953; Other construction materials; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Great room; No basement; Living area 756 (public records)
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Judson Price Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 283 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 5% at this address vs 32% district-wide (-26 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 (+3.2%/yr); 378 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).
• This rent runs 36% of the median local income ($51k/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 $968 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $135,324
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Taft St SW	0.16mi	2/1.0	792 (+5%)	2mo	$190,000	$240	83
264 Taft St	0.13mi	2/1.0	832 (+10%)	6mo	$97,000	$117	72
214 Upshaw St SW	0.16mi	2/1.0	856 (+13%)	5mo	$153,500	$179	67
248 Upshaw St SW	0.11mi	2/2.0	850 (+12%)	4mo	$140,400	$165	66

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,326
• Equity at exit: $20,874

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $10,193
• Equity at exit: $12,105

Cash invested: $39,200 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$734
• Tax from tax record: −$203 /mo · $2,438/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $204

Break-even live

Break-even rent $1,260

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	24d	7	0.13mi
375 Lincoln St SW Atlanta, GA	1.0	1.0	1020	$750	$0.74	24d	1	0.15mi
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,249	$1.32	22d	1	0.38mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,604	$1.73	3d	6	0.49mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	18d	1	0.64mi
1534 Beatie Ave SW Atlanta, GA	3.0	2.0	1050	$2,050	$1.95	24d	1	0.74mi
1178 Garibaldi St SW Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	0.75mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	12d	1	0.75mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	24d	1	0.75mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	16d	1	0.76mi
1148 Booker Ave SW Atlanta, GA	1.0	1.0	1012	$900	$0.89	17d	1	0.79mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	0.79mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	18d	1	0.81mi
1293-1295 Marcy St SE Unit 7 Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	0.81mi
1295 Marcy St SE Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	0.81mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	24d	1	0.82mi
1780 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	24d	1	0.82mi
1782 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	24d	1	0.82mi
1293 Marcy St SE Unit 8 Atlanta, GA	1.0	1.0	600	$950	$1.58	24d	1	0.83mi
51 Bowen Ave SE Atlanta, GA	1.0	1.0	800	$1,025	$1.28	2d	1	0.83mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	24d	1	0.86mi
1734 Cahoon St SW Atlanta, GA	3.0	1.0	950	$1,800	$1.89	24d	1	0.86mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.95mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	1d	23	0.96mi
2000 Rambling Ln Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,396	$1.29	1d	8	0.99mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	2d	29	1.00mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	1.01mi
1788 Broadwell St SW Atlanta, GA	2.0	2.0	1017	$1,850	$1.82	24d	1	1.03mi
2308 Lakewood Ave SW Unit A Atlanta, GA	1.0	1.0	1112	$895	$0.80	24d	1	1.04mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	24d	1	1.11mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	1.11mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,803	$1.66	22d	1	1.11mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	7d	6	1.12mi
73 Polar Rock Rd SW Atlanta, GA	3.0	1.0	1098	$1,850	$1.68	10d	1	1.14mi
2145 Macon Dr SW Atlanta, GA	3.0	1.0	1059	$1,450	$1.37	24d	1	1.22mi
2197 Polar Rock Pl SW Atlanta, GA	3.0	2.5	1000	$2,700	$2.70	20d	1	1.24mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	651	$1,400	$2.15	15d	1	1.24mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	1.24mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	24d	1	1.30mi
2268 Polar Rock Pl SW Atlanta, GA	3.0	1.0	925	$1,575	$1.70	24d	1	1.37mi

Listing history 50 events

1. 2026-06-18
   days on market $140,000 Active 29 DOM
2. 2026-06-17
   days on market $140,000 Active 28 DOM
3. 2026-06-16
   days on market $140,000 Active 27 DOM
4. 2026-06-15
   days on market $140,000 Active 26 DOM
5. 2026-06-13
   days on market $140,000 Active 24 DOM
6. 2026-06-13
   days on market $140,000 Active 23 DOM
7. 2026-06-09
   days on market $140,000 Active 20 DOM
8. 2026-06-08
   days on market $140,000 Active 19 DOM
9. 2026-06-07
   days on market $140,000 Active 18 DOM
10. 2026-06-04
    days on market $140,000 Active 15 DOM
11. 2026-06-03
    statusdays on market $140,000 Active 14 DOM
12. 2026-06-02
    days on market $140,000 New 13 DOM
13. 2026-06-01
    days on market $140,000 New 12 DOM
14. 2026-05-31
    days on market $140,000 New 11 DOM
15. 2026-05-20
    listed $140,000 New
16. 2025-12-02
    historical
17. 2025-12-02
    historical
18. 2025-10-26
    price $169,900
19. 2025-10-26
    price $169,900
20. 2025-10-23
    price $170,000
21. 2025-10-23
    price $170,000
22. 2025-10-12
    price $178,000
23. 2025-10-02
    listed $178,000 Active
24. 2025-10-02
    listed $180,000 New
25. 2025-09-30
    historical
26. 2025-09-30
    historical
27. 2025-09-23
    price $180,000
28. 2025-09-23
    price $180,000
29. 2025-09-08
    price $188,000
30. 2025-09-08
    price $188,000
31. 2025-08-15
    price $190,000
32. 2025-08-15
    price $190,000
33. 2025-08-05
    listed $195,000 Active
34. 2025-08-05
    listed $195,000 New
35. 2025-08-01
    historical
36. 2025-08-01
    historical
37. 2025-07-02
    price $200,000
38. 2025-07-02
    price $200,000
39. 2025-06-11
    price $210,000
40. 2025-06-11
    price $210,000
41. 2025-05-12
    price $215,000
42. 2025-05-12
    price $215,000
43. 2025-05-01
    listed $225,000 New
44. 2025-05-01
    listed $225,000 Active
45. 2022-03-18
    soldstatus $170,000
46. 2022-03-16
    soldstatus $170,000 Closed
47. 2022-03-16
    soldstatus $170,000 Sold
48. 2022-02-15
    status Under Contract
49. 2022-02-15
    status Pending
50. 2022-01-26
    listed $165,000 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: $2,438 · $203/mo
• Projected year-2 tax: $2,438 · $203/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 · 18 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: $18,217
• − Mortgage interest: −$7,842
• − Property taxes: −$2,438
• − Insurance: −$700
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$4,073
• Taxable income: $249
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $2,383/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): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

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 (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

-2.1% since first listed

38 events — show timeline

• 2026-05-20 Listed $140,000 GAMLS
• 2025-12-02 Listing Removed — GAMLS
• 2025-12-02 Listing Removed — FMLS
• 2025-10-26 Price Changed $169,900 GAMLS
• 2025-10-26 Price Changed $169,900 FMLS
• 2025-10-23 Price Changed $170,000 GAMLS
• 2025-10-23 Price Changed $170,000 FMLS
• 2025-10-12 Price Changed $178,000 GAMLS
• 2025-10-02 Listed $180,000 GAMLS
• 2025-10-02 Listed $178,000 FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-09-23 Price Changed $180,000 GAMLS
• 2025-09-23 Price Changed $180,000 FMLS
• 2025-09-08 Price Changed $188,000 GAMLS
• 2025-09-08 Price Changed $188,000 FMLS
• 2025-08-15 Price Changed $190,000 GAMLS
• 2025-08-15 Price Changed $190,000 FMLS
• 2025-08-05 Listed $195,000 GAMLS
• 2025-08-05 Listed $195,000 FMLS
• 2025-08-01 Listing Removed — FMLS
• 2025-08-01 Listing Removed — GAMLS
• 2025-07-02 Price Changed $200,000 FMLS
• 2025-07-02 Price Changed $200,000 GAMLS
• 2025-06-11 Price Changed $210,000 GAMLS
• 2025-06-11 Price Changed $210,000 FMLS
• 2025-05-12 Price Changed $215,000 GAMLS
• 2025-05-12 Price Changed $215,000 FMLS
• 2025-05-01 Listed $225,000 FMLS
• 2025-05-01 Listed $225,000 GAMLS
• 2022-03-18 Sold (Public Records) $170,000 Public Records
• 2022-03-16 Sold (MLS) $170,000 GAMLS
• 2022-03-16 Sold (MLS) $170,000 FMLS
• 2022-02-15 Pending — GAMLS
• 2022-02-15 Pending — FMLS
• 2022-01-26 Listed $165,000 GAMLS
• 2022-01-26 Listed $165,000 FMLS
• 2006-07-10 Sold (Public Records) $143,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,438 · -0.1% YoY. Source: county tax records.