898 Oak St SW #3422 · Atlanta, GA 30310

$115,900

1 bd · 1.0 ba · 696 sqft · Condo public records · 90 Days on market

Built 2007 $167/sqft · 23% below area Est $150k · 23% under $529/mo HOA · 40% of rent ↓ 30% since listing

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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 +15.0/15.0
• Cash flow +7.0/30.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable City Oasis. 1 bedroom/1 bath luxury loft with a balcony. Cozy and efficient floorplan. West end is starting to boom. Easy distance to The Beltline and MARTA. Reserved parking for the new owner. Non-warrantable condo lenders, can finance this lovely abode.

Key facts

• Balcony
• Reserved parking
• $529 HOA

Tags

• BALCONY
• RESERVED PARKING
• EASY DISTANCE TO THE BELTLINE
• EASY DISTANCE TO MARTA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $116k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (26.0% below list).
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $86k (26.0% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); Herman J. Russell West End Academy (math 12% / reading 12%, grade F, #417 of 470 statewide, top 90%, 399 students, 100% FRL); Booker T. Washington High School (math 24% / reading 24%, grade F, #184 of 424 statewide, top 48%, 831 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 14% at this address vs 32% district-wide (-18 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 (+2.8%/yr); 459 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 30% of the median local income ($53k/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 $801 of loan paydown is wiped out by about $3k 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 90 days — a 6% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• 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 $85,755 (26.0% 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 90 days. Have you received any prior offers? Is the seller open to a 26% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 4.53%
• Cash-on-cash: -6.31%
• DSCR: 0.72
• GRM: 7.2

CMA / ARV

• ARV (median comp): $150,489
• List price: $115,900
• Delta: -22.98%
• 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: -27.2%
• Equity multiple: 0.09×
• Total profit: $-29,676
• Equity at exit: $17,281

10-year hold

• IRR: -25.3%
• Equity multiple: -0.23×
• Total profit: $-39,953
• Equity at exit: $10,021

Cash invested: $32,452 (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: 459
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$608
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$48
• HOA: −$529
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-171

Break-even live

Break-even rent $1,552

Max offer price $85,755

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-138	+0% $-171	+5% $-203	+10% $-236
Rent	-10% $-276	-5% $-223	+0% $-171	+5% $-118	+10% $-65
Rate	-1.0pp $-112	-0.5pp $-141	base $-171	+0.5pp $-201	+1.0pp $-231

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Lee St SW Atlanta, GA	1.0–2.0	1.0	768	$1,218	$1.59	0d	4	0.36mi
565 Northside Dr SW Atlanta, GA	1.0	1.0	675	$1,700	$2.52	5d	6	0.47mi
801 Joseph E Lowery Blvd SW #2 Atlanta, GA	1.0	1.0	560	$1,450	$2.59	26d	1	0.48mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,025	$1.24	26d	8	0.53mi
806 Murphy Ave SW Atlanta, GA	1.0	1.0	731	$1,254	$1.72	9d	3	0.53mi
1097 Westview Dr SW Unit 10 Atlanta, GA	2.0	1.0	750	$1,095	$1.46	26d	1	0.64mi
600 Greensferry Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	949	$934	$0.98	9d	16	0.67mi
669 Atlanta Student Movement Blvd Atlanta, GA	2.0	1.0–2.0	803	$1,614	$2.01	26d	12	0.76mi
510 Whitehall St SW Unit 103 Atlanta, GA	1.0	1.0	748	$1,645	$2.20	9d	1	0.77mi
147 Lawton St SW Atlanta, GA	2.0	1.0	676	$995	$1.47	26d	1	0.83mi
139 Lawton St SW Atlanta, GA	2.0	1.0	750	$995	$1.33	26d	1	0.84mi
23 Larkin Pl SW Atlanta, GA	1.0–2.0	1.0–2.0	1011	$1,300	$1.29	3d	14	0.85mi
420 Rawson St SW Atlanta, GA	1.0	1.0	700	$950	$1.36	26d	1	0.90mi
565 Langhorn St SW Unit C3 Atlanta, GA	1.0	1.0	650	$995	$1.53	3d	1	0.90mi
710 McDaniel St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,100	$1.83	26d	1	0.94mi
109 Vine St SW Unit A Atlanta, GA	2.0	1.0	600	$1,250	$2.08	23d	1	0.95mi
109 Vine St SW Unit A Atlanta, GA	2.0	1.0	750	$1,150	$1.53	9d	1	0.95mi
1084 Cordova St SW Atlanta, GA	2.0	1.0	750	$1,295	$1.73	20d	1	0.97mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	651	$1,400	$2.15	17d	1	1.01mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	26d	1	1.01mi
711 Catherine St SW Unit 202 Atlanta, GA	—	1.0	392	$868	$2.21	26d	1	1.02mi
170 Northside Dr SW Atlanta, GA	1.0–2.0	1.0–2.0	955	$1,233	$1.29	3d	11	1.05mi
210 Walker St SW #1 Atlanta, GA	1.0	1.0	650	$1,500	$2.31	6d	1	1.06mi
18 Booker St NW Atlanta, GA	1.0	1.0	560	$2,000	$3.57	26d	1	1.08mi
210 Peters St SW Atlanta, GA	1.0–2.0	1.0–2.0	1033	$1,475	$1.43	4d	21	1.14mi
60 Paschal Blvd NW Atlanta, GA	1.0–3.0	1.0–2.5	945	$701	$0.74	26d	25	1.16mi
161 Mangum St SW #204 Atlanta, GA	1.0	1.0	718	$1,700	$2.37	18d	1	1.24mi
936 Mayson Turner Rd NW Atlanta, GA	3.0	1.0–2.0	648	$1,117	$1.72	0d	13	1.26mi
961 Desoto St NW Atlanta, GA	2.0	1.0	636	$1,094	$1.72	4d	5	1.26mi
101 Sunset Ave NW Atlanta, GA	1.0	1.0	700	$950	$1.36	22d	1	1.27mi
101 Sunset Ave NW Unit 7 Atlanta, GA	1.0	1.0	500	$950	$1.90	26d	1	1.27mi
55 Maple St NW Atlanta, GA	1.0–3.0	1.0–2.0	862	$1,410	$1.63	6d	35	1.30mi
502 Pryor St SW #317 Atlanta, GA	1.0	1.0	750	$1,350	$1.80	26d	1	1.32mi
1474 Mozley Pl SW Atlanta, GA	1.0	1.0	550	$950	$1.73	26d	1	1.32mi
99 Centennial Olympic Park Dr Atlanta, GA	2.0	1.0–2.0	929	$1,966	$2.11	3d	15	1.36mi
99 Centennial Olympic Park Dr Atlanta, GA	2.0	1.0–2.0	851	$1,961	$2.30	26d	23	1.36mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$1,798	$2.01	0d	21	1.37mi
125 Ted Turner Dr SW Atlanta, GA	1.0–2.0	1.0–2.0	807	$1,713	$2.12	0d	5	1.40mi
15 Chappell Rd NW Unit A Atlanta, GA	1.0	1.0	700	$940	$1.34	7d	1	1.42mi
250 Martin Luther King Junior Dr SW Atlanta, GA	3.0	1.0–3.0	989	$3,000	$3.03	0d	76	1.47mi

HOA detail condo

• Monthly dues: $529 · $6,348/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $115,900 Active 90 DOM
2. 2026-06-18
   days on market $115,900 Active 87 DOM
3. 2026-06-17
   days on market $115,900 Active 86 DOM
4. 2026-06-16
   days on market $115,900 Active 85 DOM
5. 2026-06-15
   days on market $115,900 Active 84 DOM
6. 2026-06-13
   days on market $115,900 Active 82 DOM
7. 2026-06-13
   days on market $115,900 Active 81 DOM
8. 2026-06-09
   days on market $115,900 Active 78 DOM
9. 2026-06-08
   days on market $115,900 Active 77 DOM
10. 2026-06-07
    days on market $115,900 Active 76 DOM
11. 2026-06-04
    days on market $115,900 Active 73 DOM
12. 2026-06-03
    days on market $115,900 Active 72 DOM
13. 2026-06-02
    days on market $115,900 Active 71 DOM
14. 2026-06-01
    days on market $115,900 Active 70 DOM
15. 2026-05-31
    days on market $115,900 Active 69 DOM
16. 2026-05-19
    price $115,900 266-char remark

    Show marketing remark (266 chars)

    Affordable City Oasis. 1 bedroom/1 bath luxury loft with a balcony. Cozy and efficient floorplan. West end is starting to boom. Easy distance to The Beltline and MARTA. Reserved parking for the new owner. Non-warrantable condo lenders, can finance this lovely abode.

17. 2026-05-19
    price $115,900 266-char remark

    Show marketing remark (266 chars)

    Affordable City Oasis. 1 bedroom/1 bath luxury loft with a balcony. Cozy and efficient floorplan. West end is starting to boom. Easy distance to The Beltline and MARTA. Reserved parking for the new owner. Non-warrantable condo lenders, can finance this lovely abode.

18. 2026-04-27
    price $124,995 266-char remark

    Show marketing remark (266 chars)

    Affordable City Oasis. 1 bedroom/1 bath luxury loft with a balcony. Cozy and efficient floorplan. West end is starting to boom. Easy distance to The Beltline and MARTA. Reserved parking for the new owner. Non-warrantable condo lenders, can finance this lovely abode.

19. 2026-04-27
    price $124,995 266-char remark

    Show marketing remark (266 chars)

    Affordable City Oasis. 1 bedroom/1 bath luxury loft with a balcony. Cozy and efficient floorplan. West end is starting to boom. Easy distance to The Beltline and MARTA. Reserved parking for the new owner. Non-warrantable condo lenders, can finance this lovely abode.

20. 2026-03-23
    listed $129,900 New 266-char remark

    Show marketing remark (266 chars)

    Affordable City Oasis. 1 bedroom/1 bath luxury loft with a balcony. Cozy and efficient floorplan. West end is starting to boom. Easy distance to The Beltline and MARTA. Reserved parking for the new owner. Non-warrantable condo lenders, can finance this lovely abode.

21. 2026-03-23
    listed $129,900 Active 266-char remark

    Show marketing remark (266 chars)

    Affordable City Oasis. 1 bedroom/1 bath luxury loft with a balcony. Cozy and efficient floorplan. West end is starting to boom. Easy distance to The Beltline and MARTA. Reserved parking for the new owner. Non-warrantable condo lenders, can finance this lovely abode.

22. 2023-04-03
    historical
23. 2023-03-03
    status Active
24. 2023-03-03
    status Under Contract
25. 2023-02-10
    listed $165,000 New

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$573/yr (+$48/mo · 116.1%)

ⓘ 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 5/10 Major 25% 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: $16,034
• − Mortgage interest: −$6,492
• − Property taxes: −$494
• − Insurance: −$580
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − HOA: −$6,348
• − Depreciation: −$3,372
• Taxable loss: −$3,816
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $-1,132/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

-29.8% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $115,900 FMLS
• 2026-05-19 Price Changed $115,900 GAMLS
• 2026-04-27 Price Changed $124,995 GAMLS
• 2026-04-27 Price Changed $124,995 FMLS
• 2026-03-23 Listed $129,900 FMLS
• 2026-03-23 Listed $129,900 GAMLS
• 2023-04-03 Listing Removed — GAMLS
• 2023-03-03 Relisted — GAMLS
• 2023-03-03 Pending — GAMLS
• 2023-02-10 Listed $165,000 GAMLS

Property tax history

-1.6%/yr

Latest (2025): $494 · -12.6% YoY. Source: county tax records.