2462 Main St NW · Atlanta, GA 30318

$130,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 11 Days on market

Built 1971 8,951 sqft lot Est $171k · 24% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Unlock the potential of this 3-bedroom, 1-bath residence with basement, ideally located just minutes from downtown Atlanta and approximately 5 miles from Mercedes-Benz Stadium. Conveniently situated near Shirley Clarke Franklin Park, dining, entertainment, and major city attractions, this property offers an exceptional opportunity in a growing area. The home has experienced substantial fire damage and is being offered as a prime renovation or redevelopment project. Whether you're an investor seeking your next value-add opportunity or a buyer looking to design a custom living space, this property provides a blank canvas with endless possibilities. Restore its character, reconfigure the layout, or create an entirely new vision to maximize its potential. Property is being sold strictly As-Is and will not be cleared out prior to closing. Cash or renovation financing only. A rare chance to invest in a well-positioned property with significant upside potential.

Key facts

• 8,951 sq ft lot
• Built 1971
• Listed 11 days

Property features AI

Finance

• Other: Property listed in fixer condition
• Financial info: No financial details listed
• HOA & community: No HOA details listed

Exterior

• Parking: Driveway parking (open parking available)
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: One-level home; Basement present (full basement with interior and exterior entry); Fixer condition
• Construction: Other construction materials; Other roof type; Brick/mortar foundation; Above-grade and below-grade finished living areas (finished basement)
• Exterior features: Private entrance; On-site storage; Covered, enclosed front porch

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: Three main-level bedrooms
• Flooring: No flooring details listed
• Bathrooms: One full bathroom (main level)
• Heating & cooling: No heating or cooling details listed
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: No laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.4% 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 M.Boyd Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 503 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 2% at this address vs 32% district-wide (-29 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; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $899 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1971 — 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: 1.40% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $171,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2625 Abner NW	0.38mi	3/1.0	864 (-7%)	3mo	$160,000	$185	69
2048 Claude St NW	0.57mi	3/1.0	900 (-3%)	4mo	$322,000	$358	66
2465 Abner Pl NW	0.26mi	3/2.0	1,004 (+8%)	6mo	$189,000	$188	65
1636 NW Bridgeport Dr NW	0.52mi	3/1.0	876 (-5%)	4mo	$109,500	$125	64
2322 Abner Pl NW	0.33mi	2/1.0 (-1)	1,045 (+13%)	1mo	$142,500	$136	57
1585 Abner Ter NW	0.29mi	3/1.5	1,049 (+13%)	8mo	$275,000	$262	56
2437 Clarissa Dr NW	0.63mi	3/2.0	875 (-5%)	8mo	$158,000	$181	50
2843 Marco Dr NW	0.62mi	3/1.0	850 (-8%)	9mo	$175,500	$206	50
1636 Mary George Ave NW	0.40mi	3/1.0	792 (-14%)	10mo	$150,000	$189	49
2800 Browntown Rd NW	0.64mi	3/1.0	820 (-11%)	3mo	$145,000	$177	49
2134 NW Abner Pl NW	0.65mi	3/1.0	1,004 (+8%)	11mo	$160,000	$159	46
2353 Clarissa Dr NW	0.75mi	3/1.0	1,008 (+9%)	8mo	$160,000	$159	44

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $7,544
• Equity at exit: $19,383

10-year hold

• IRR: 15.0%
• Equity multiple: 2.24×
• Total profit: $44,997
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$682
• Tax from tax record: −$257 /mo · $3,083/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $440

Break-even live

Break-even rent $1,257

Max offer price $130,000

Occupancy floor 71%

Sensitivity live

Price	-10% $514	-5% $477	+0% $440	+5% $404	+10% $367
Rent	-10% $297	-5% $369	+0% $440	+5% $512	+10% $584
Rate	-1.0pp $506	-0.5pp $473	base $440	+0.5pp $407	+1.0pp $372

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2430 Perry Blvd NW Atlanta, GA	2.0	1.0	800	$1,500	$1.88	25d	1	0.13mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	4d	1	0.26mi
2265 Perry Blvd NW Atlanta, GA	3.0	1.0	645	$1,580	$2.45	0d	25	0.35mi
1648 Mary George Ave NW Atlanta, GA	3.0	2.0	1056	$1,950	$1.85	12d	1	0.36mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	19d	1	0.45mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	15d	1	0.51mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	0d	1	0.51mi
2019 Claude St NW Atlanta, GA	3.0	1.5	925	$1,900	$2.05	25d	1	0.54mi
2075 Claude St NW Atlanta, GA	3.0	1.0	925	$1,750	$1.89	25d	1	0.65mi
2000 James Jackson Pkwy NW Atlanta, GA	1.0–2.0	1.0–2.0	909	$2,240	$2.46	0d	10	0.68mi
2145 Bolton Rd NW Atlanta, GA	1.0–2.0	1.0	800	$1,249	$1.56	3d	2	0.77mi
2862 Argyle Dr NW Atlanta, GA	3.0	1.0	816	$1,700	$2.08	6d	1	0.78mi
2130 Main St NW Atlanta, GA	2.0	1.0	768	$1,900	$2.47	25d	1	0.80mi
2888 Parrott Ave NW Unit A Atlanta, GA	2.0	1.0	1020	$1,650	$1.62	21d	1	0.85mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	0d	34	0.93mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	4d	1	1.11mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	0d	1	1.11mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	0d	1	1.11mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	4d	1	1.11mi
1970 Sumter St NW Atlanta, GA	3.0	1.0	958	$1,795	$1.87	22d	1	1.25mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	25d	1	1.42mi
2232 Dunseath Ave NW Atlanta, GA	2.0	1.5	950	$1,800	$1.89	6d	1	1.45mi
2232 Dunseath Ave NW #404 Atlanta, GA	2.0	1.5	950	$1,950	$2.05	23d	1	1.46mi
2232 Dunseath Ave NW #108 Atlanta, GA	2.0	1.5	950	$1,750	$1.84	6d	1	1.46mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	12d	1	1.46mi

Listing history 17 events

1. 2026-05-31
   status $130,000 Pending 11 DOM
2. 2026-05-19
   listed $130,000 New 975-char remark

   Show marketing remark (975 chars)

   Unlock the potential of this 3-bedroom, 1-bath residence with basement, ideally located just minutes from downtown Atlanta and approximately 5 miles from Mercedes-Benz Stadium. Conveniently situated near Shirley Clarke Franklin Park, dining, entertainment, and major city attractions, this property offers an exceptional opportunity in a growing area. The home has experienced substantial fire damage and is being offered as a prime renovation or redevelopment project. Whether you're an investor seeking your next value-add opportunity or a buyer looking to design a custom living space, this property provides a blank canvas with endless possibilities. Restore its character, reconfigure the layout, or create an entirely new vision to maximize its potential. Property is being sold strictly As-Is and will not be cleared out prior to closing. Cash or renovation financing only. A rare chance to invest in a well-positioned property with significant upside potential.

3. 2026-05-19
   listed $130,000 Active

   Show marketing remark (975 chars)

   Unlock the potential of this 3-bedroom, 1-bath residence with basement, ideally located just minutes from downtown Atlanta and approximately 5 miles from Mercedes-Benz Stadium. Conveniently situated near Shirley Clarke Franklin Park, dining, entertainment, and major city attractions, this property offers an exceptional opportunity in a growing area. The home has experienced substantial fire damage and is being offered as a prime renovation or redevelopment project. Whether you're an investor seeking your next value-add opportunity or a buyer looking to design a custom living space, this property provides a blank canvas with endless possibilities. Restore its character, reconfigure the layout, or create an entirely new vision to maximize its potential. Property is being sold strictly As-Is and will not be cleared out prior to closing. Cash or renovation financing only. A rare chance to invest in a well-positioned property with significant upside potential.

4. 2026-02-11
   soldstatus $95,000
5. 2025-11-11
   historical
6. 2025-11-11
   historical
7. 2025-11-04
   status Back On Market
8. 2025-11-04
   status Active
9. 2025-11-04
   status Pending
10. 2025-10-29
    status Under Contract
11. 2025-10-28
    historical Active Under Contract
12. 2025-09-12
    price $142,000
13. 2025-09-12
    price $142,000
14. 2025-08-28
    listed $175,000 New
15. 2025-08-28
    listed $175,000 Active
16. 2017-07-10
    listed $39,900 New
17. 2017-07-10
    historical

ⓘ 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: $3,083 · $257/mo
• Projected year-2 tax: $3,083 · $257/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $21,770
• − Mortgage interest: −$7,282
• − Property taxes: −$3,083
• − Insurance: −$650
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$3,782
• Taxable income: $3,490
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $4,447/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

+218.3% since first listed

22 events — show timeline

• 2026-06-09 Sold (MLS) $127,000 GAMLS
• 2026-06-08 Sold (MLS) $127,000 FMLS
• 2026-06-02 Pending — GAMLS
• 2026-05-31 Pending — FMLS
• 2026-05-28 Contingent — FMLS
• 2026-05-28 Contingent — GAMLS
• 2026-05-19 Listed $130,000 FMLS
• 2026-05-19 Listed $130,000 GAMLS
• 2026-02-11 Sold (Public Records) $95,000 Public Records
• 2025-11-11 Listing Removed — GAMLS
• 2025-11-11 Listing Removed — FMLS
• 2025-11-04 Relisted — GAMLS
• 2025-11-04 Relisted — FMLS
• 2025-11-04 Pending — FMLS
• 2025-10-29 Pending — GAMLS
• 2025-10-28 Contingent — FMLS
• 2025-09-12 Price Changed $142,000 GAMLS
• 2025-09-12 Price Changed $142,000 FMLS
• 2025-08-28 Listed $175,000 GAMLS
• 2025-08-28 Listed $175,000 FMLS
• 2017-07-10 Listed $39,900 GAMLS
• 2017-07-10 Listing Removed — GAMLS

Property tax history

+22.0%/yr

Latest (2025): $3,083 · +5.8% YoY. Source: county tax records.