398 Sawtell Ave SE · Atlanta, GA 30315

$89,900

3 bd · 2.0 ba · 1,105 sqft · SingleFamily public records · 30 Days on market

Built 1945 7,753 sqft lot $81/sqft · 64% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This Is It! Investor Special - Fire-Damaged Property Calling all investors and rehabbers! This home is in need of a full renovation due to fire damage a true blank slate with endless potential. Don't miss this opportunity to transform a property in a rapidly growing area. Conveniently located near schools, shopping, and just minutes from Grant Park, The Beacon, The Beltline, The Westside, Downtown South Atlanta, and major highways. Prime location with strong upside!

Key facts

• 7,753 sq ft lot
• 2 parking spots
• Built 1945

Property features AI

Exterior

• Parking: Parking pad with space for 2 vehicles
• Utilities: Public water; Public sewer; Electric service: 110 volts; Electricity, sewer, and water available
• Home design: One-level home; Fee simple ownership; EarthCraft Home verification
• Construction: Built with other/unspecified construction materials; Other roof material; Block foundation
• Exterior features: Paved road frontage; Near public transport

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Bathrooms: Two full bathrooms, both on the main level; Master bathroom: None
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: No shared/common walls; Crawl space foundation; Fixer condition
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: Thomas Heathe Slater Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 569 students, 100% FRL); 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 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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: property tax is 4.3% of price; built in 1945 — 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.16% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.33%
• DSCR: 2.48
• GRM: 3.9

CMA / ARV

• ARV (median comp): $248,246
• List price: $89,900
• Delta: -63.79%
• 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
1688 Oak Knoll Cir SE	0.18mi	3/2.0	1,160 (+5%)	2mo	$295,000	$254	82
1120 Oak Knoll Ter	0.02mi	3/1.0	1,206 (+9%)	1mo	$50,000	$41	79
710 Thomasville Blvd SE	0.65mi	3/2.0	1,084 (-2%)	0mo	$213,000	$196	66
1825 Shadydale Ave SE	0.58mi	3/1.5	1,046 (-5%)	0mo	$155,000	$148	62
366 Wyndham Way SE	0.60mi	3/1.0	1,147 (+4%)	2mo	$187,000	$163	60
36 Park Ave SE	0.56mi	4/1.0 (+1)	1,118 (+1%)	5mo	$100,000	$89	58
1864 Shadydale Ave SE	0.59mi	3/2.0	1,184 (+7%)	4mo	$259,900	$220	57
156 Rhodesia Ave SE	0.42mi	3/2.0	1,259 (+14%)	1mo	$255,000	$203	56
1970 Compton Dr SE	0.63mi	3/2.0	1,000 (-10%)	5mo	$239,500	$240	51
5 Adair Ave SE	0.72mi	3/1.0	1,032 (-7%)	4mo	$140,000	$136	48
172 Meador Way SE	0.75mi	3/2.0	1,000 (-10%)	3mo	$138,900	$139	47
85 Meldon Ave SE	0.71mi	3/2.0	1,232 (+12%)	2mo	$270,000	$219	46

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: 29.0%
• Equity multiple: 2.21×
• Total profit: $30,569
• Equity at exit: $13,404

10-year hold

• IRR: 36.6%
• Equity multiple: 4.43×
• Total profit: $86,457
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$471
• Tax from tax record: −$324 /mo · $3,883/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $699

Break-even live

Break-even rent $1,054

Max offer price $89,900

Occupancy floor 59%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1754 Richmond Cir SE Atlanta, GA	2.0	2.0	1200	$1,750	$1.46	7d	2	0.07mi
1770 Richmond Cir SE Unit 500F Atlanta, GA	2.0	2.0	1200	$1,750	$1.46	24d	1	0.17mi
1770 Richmond Cir SE Unit 1000E Atlanta, GA	2.0	2.0	1200	$1,365	$1.14	24d	1	0.17mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,803	$1.66	21d	1	0.49mi
402 McDonough Blvd SE Atlanta, GA	3.0	3.5	1270	$2,350	$1.85	24d	1	0.49mi
340 Adelle St SE Atlanta, GA	3.0	1.0	1122	$1,500	$1.34	2d	1	0.49mi
1515 Jonesboro Rd SE Atlanta, GA	3.0	2.0	1360	$2,300	$1.69	12d	1	0.52mi
41 Meldon Ave SE Atlanta, GA	4.0	1.5	1323	$1,495	$1.13	16d	1	0.56mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	24d	1	0.63mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	18d	1	0.63mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	24d	1	0.63mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	15d	1	0.69mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	24d	1	0.69mi
117 Thayer Ave SE Atlanta, GA	3.0	1.0	1241	$1,666	$1.34	13d	1	0.71mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	24d	1	0.77mi
1394 Cozy Cir SE Atlanta, GA	3.0	3.0	1500	$2,850	$1.90	13d	1	0.79mi
672 Cassanova St SE Unit B Atlanta, GA	2.0	1.5	1245	$2,300	$1.85	17d	1	0.79mi
752 McDonough Blvd SE Atlanta, GA	3.0	2.0	1120	$1,895	$1.69	24d	1	0.82mi
141 McDonough Blvd SE Atlanta, GA	3.0	2.0	1242	$2,250	$1.81	24d	1	0.83mi
1267 Zucchini Cir SE Atlanta, GA	3.0	3.0	1500	$3,800	$2.53	24d	1	0.87mi
1267 Zucchini Cir SE Atlanta, GA	3.0	3.0	1500	$3,300	$2.20	7d	1	0.87mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	14d	1	0.90mi
76 Schell Rd SE Atlanta, GA	3.0	1.0	1080	$1,623	$1.50	24d	1	0.91mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,728	$1.87	2d	6	1.02mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	24d	1	1.02mi
1940 Fisher Rd SE Atlanta, GA	2.0	1.0	760	$1,300	$1.71	24d	1	1.03mi
430 Englewood Ave SE Atlanta, GA	3.0	1.0–2.0	938	$3,605	$3.84	1d	28	1.03mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	1d	29	1.07mi
972 Welch St SE Atlanta, GA	3.0	2.0	1100	$900	$0.82	5d	1	1.09mi
250 Amal Dr SW #7009 Atlanta, GA	3.0	2.5	1440	$1,850	$1.28	7d	1	1.11mi
2145 Macon Dr SW Atlanta, GA	3.0	1.0	1059	$1,450	$1.37	24d	1	1.17mi
73 Polar Rock Rd SW Atlanta, GA	3.0	1.0	1098	$1,850	$1.68	10d	1	1.17mi
245 Amal Dr SW #3004 Atlanta, GA	2.0	2.0	1402	$1,800	$1.28	21d	1	1.17mi
1099 Boulevard SE Atlanta, GA	2.0	1.0–2.0	928	$2,294	$2.47	1d	30	1.18mi
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,349	$1.42	21d	1	1.22mi
976 McKay Dr SE Atlanta, GA	3.0	1.0	1200	$1,695	$1.41	2d	1	1.23mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	1.27mi
45 Boynton Ave SE Atlanta, GA	2.0–4.0	2.5–4.0	1452	$2,918	$2.01	1d	15	1.27mi
1979 Turner Rd SE Atlanta, GA	3.0	1.0	808	$1,595	$1.97	10d	1	1.31mi
2332 Baywood Dr SE Atlanta, GA	3.0	2.0	1100	$1,400	$1.27	17d	1	1.31mi

Listing history 32 events

1. 2026-06-07
   statusdays on market $89,900 Pending 30 DOM
2. 2026-06-04
   days on market $89,900 Active 29 DOM
3. 2026-06-03
   days on market $89,900 Active 28 DOM
4. 2026-06-02
   days on market $89,900 Active 27 DOM
5. 2026-06-01
   days on market $89,900 Active 26 DOM
6. 2026-05-31
   days on market $89,900 Active 25 DOM
7. 2026-05-06
   listed $89,900 New 470-char remark

   Show marketing remark (470 chars)

   This Is It! Investor Special - Fire-Damaged Property Calling all investors and rehabbers! This home is in need of a full renovation due to fire damage a true blank slate with endless potential. Don't miss this opportunity to transform a property in a rapidly growing area. Conveniently located near schools, shopping, and just minutes from Grant Park, The Beacon, The Beltline, The Westside, Downtown South Atlanta, and major highways. Prime location with strong upside!

8. 2026-05-06
   listed $89,900 Active 470-char remark

   Show marketing remark (470 chars)

   This Is It! Investor Special - Fire-Damaged Property Calling all investors and rehabbers! This home is in need of a full renovation due to fire damage a true blank slate with endless potential. Don't miss this opportunity to transform a property in a rapidly growing area. Conveniently located near schools, shopping, and just minutes from Grant Park, The Beacon, The Beltline, The Westside, Downtown South Atlanta, and major highways. Prime location with strong upside!

9. 2026-05-06
   historical

   Show marketing remark (470 chars)

   This Is It! Investor Special - Fire-Damaged Property Calling all investors and rehabbers! This home is in need of a full renovation due to fire damage a true blank slate with endless potential. Don't miss this opportunity to transform a property in a rapidly growing area. Conveniently located near schools, shopping, and just minutes from Grant Park, The Beacon, The Beltline, The Westside, Downtown South Atlanta, and major highways. Prime location with strong upside!

10. 2026-04-30
    status Back On Market
11. 2026-02-04
    status Under Contract
12. 2025-12-22
    status Back On Market
13. 2025-10-28
    status Under Contract
14. 2025-10-15
    price $89,900
15. 2025-09-29
    status Back On Market
16. 2025-08-27
    status Under Contract
17. 2025-08-14
    listed $99,900 New
18. 2025-07-30
    historical
19. 2025-07-30
    historical
20. 2025-07-13
    listed $110,000 Active
21. 2025-07-13
    listed $110,000 New
22. 2021-11-18
    soldstatus $290,000
23. 2021-11-12
    soldstatus $290,000 Closed
24. 2021-11-12
    soldstatus $290,000 Sold
25. 2021-10-26
    status Pending
26. 2021-10-21
    status Under Contract
27. 2021-10-21
    historical Active Under Contract
28. 2021-10-18
    listed $279,900 New
29. 2021-10-15
    listed $279,900 Active
30. 1995-04-12
    soldstatus $43,900
31. 1988-04-28
    soldstatus $28,000
32. 1983-08-05
    soldstatus $21,500

ⓘ 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: $3,883 · $324/mo
• Projected year-2 tax: $3,883 · $324/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 ≥105°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: $23,265
• − Mortgage interest: −$5,036
• − Property taxes: −$3,883
• − Insurance: −$450
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$2,615
• Taxable income: $7,559
• Est. tax owed @ 24.0%: −$1,814
• After-tax cash flow: $6,575/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

+318.1% since first listed

28 events — show timeline

• 2026-06-05 Pending — GAMLS
• 2026-06-05 Pending — FMLS
• 2026-05-06 Listing Removed — GAMLS
• 2026-05-06 Listed $89,900 FMLS
• 2026-05-06 Listed $89,900 GAMLS
• 2026-04-30 Relisted — GAMLS
• 2026-02-04 Pending — GAMLS
• 2025-12-22 Relisted — GAMLS
• 2025-10-28 Pending — GAMLS
• 2025-10-15 Price Changed $89,900 GAMLS
• 2025-09-29 Relisted — GAMLS
• 2025-08-27 Pending — GAMLS
• 2025-08-14 Listed $99,900 GAMLS
• 2025-07-30 Listing Removed — FMLS
• 2025-07-30 Listing Removed — GAMLS
• 2025-07-13 Listed $110,000 FMLS
• 2025-07-13 Listed $110,000 GAMLS
• 2021-11-18 Sold (Public Records) $290,000 Public Records
• 2021-11-12 Sold (MLS) $290,000 GAMLS
• 2021-11-12 Sold (MLS) $290,000 FMLS
• 2021-10-26 Pending — FMLS
• 2021-10-21 Pending — GAMLS
• 2021-10-21 Contingent — FMLS
• 2021-10-18 Listed $279,900 GAMLS
• 2021-10-15 Listed $279,900 FMLS
• 1995-04-12 Sold (Public Records) $43,900 Public Records
• 1988-04-28 Sold (Public Records) $28,000 Public Records
• 1983-08-05 Sold (Public Records) $21,500 Public Records

Property tax history

+24.1%/yr

Latest (2025): $3,883 · -2.7% YoY. Source: county tax records.