568 Church St NW · Atlanta, GA 30318

$140,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 38 Days on market

Built 1950 0.39 ac lot $127/sqft · 52% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Estate Sale. Great investment opportunity in Center Hill Community. 3BR, 1 BA with lot deep enough for possible ADU. Property perfect for renovation, expansion or new construction. Convenient to Westside Park, I-20. Sold AS-IS.

Key facts

• Possible adu
• New construction
• Convenient to i-20

Tags

• INVESTMENT OPPORTUNITY
• POSSIBLE ADU
• NEW CONSTRUCTION
• CONVENIENT TO I-20

Property features AI

Finance

• Other: Property listed as a fixer
• HOA & community: No HOA; Near public transportation

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; High-speed internet available; Natural gas available; Sewer connected
• Home design: Single-family residence (house); Two levels
• Construction: Built in 1950; Press board construction; Composition roof
• Exterior features: City lot; Level lot

Interior

• Kitchen: Laundry located in the kitchen
• Bedrooms: 3 bedrooms total, 1 on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Window air conditioning unit(s)
• Interior features: Family room; Other interior features
• Laundry & utility: Washer/dryer space in kitchen area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/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: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: 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: 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.
• Market conditions: Rents rising (+3.3%/yr); 732 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 $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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1950 — 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.45% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.58%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $290,182
• List price: $140,000
• Delta: -51.75%
• 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
540 Hamilton E Holmes Dr NW	0.33mi	3/1.0	1,140 (+3%)	3mo	$125,000	$110	77
477 Center Hill Ave NW	0.26mi	3/1.5	1,040 (-6%)	3mo	$159,600	$153	74
534 Hamilton E Holmes Dr	0.33mi	4/2.0 (+1)	1,100 (-0%)	5mo	$198,750	$181	71
2600 NW Baker Rd	0.39mi	3/2.0	1,135 (+3%)	4mo	$122,600	$108	70
563 Center Hill Ave NW	0.18mi	4/2.0 (+1)	1,015 (-8%)	4mo	$195,000	$192	66
623 Hamilton E Holmes Dr NW	0.36mi	3/2.0	1,225 (+11%)	4mo	$324,900	$265	58
705 S Grand Ave NW	0.37mi	2/2.0 (-1)	1,228 (+11%)	2mo	$265,000	$216	54
2294 Hill St NW	0.67mi	3/2.0	1,040 (-6%)	2mo	$307,500	$296	53
479 Aberdeen Dr NW	0.51mi	3/1.0	964 (-13%)	3mo	$147,000	$152	52
2475 Harvel Dr NW	0.73mi	4/2.0 (+1)	1,080 (-2%)	5mo	$170,000	$157	49
2105 Baker Rd NW	0.61mi	3/2.0	974 (-12%)	2mo	$93,000	$95	47
2481 Harvel Dr NW	0.74mi	3/1.0	1,250 (+13%)	1mo	$145,000	$116	42

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $18,607
• Equity at exit: $20,874

10-year hold

• IRR: 21.1%
• Equity multiple: 2.81×
• Total profit: $70,973
• 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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $639

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 64%

Sensitivity live

Price	-10% $736	-5% $688	+0% $639	+5% $591	+10% $543
Rent	-10% $479	-5% $559	+0% $639	+5% $720	+10% $800
Rate	-1.0pp $710	-0.5pp $675	base $639	+0.5pp $603	+1.0pp $566

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
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	8d	1	0.05mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	19d	1	0.19mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	25d	1	0.21mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	17d	1	0.21mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	25d	1	0.26mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	25d	1	0.30mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	25d	1	0.34mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	19d	1	0.34mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	25d	1	0.45mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	25d	1	0.50mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	25d	1	0.57mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	25d	1	0.58mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	25d	1	0.60mi
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	25d	1	0.62mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	25d	1	0.64mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	25d	1	0.64mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	4d	1	0.69mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	0.71mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	0.74mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	25d	1	0.74mi
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	25d	1	0.79mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	25d	1	0.80mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	11d	1	0.84mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	6d	1	0.86mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	17d	1	0.87mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	4d	1	0.87mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	25d	1	0.89mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	0.89mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	25d	1	0.92mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	25d	1	0.95mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	25d	1	0.98mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	25d	1	1.00mi
308 Anderson Ave NW Unit A Atlanta, GA	4.0	3.0	1250	$2,200	$1.76	25d	1	1.03mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	25d	1	1.03mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	25d	1	1.10mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	21d	1	1.10mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	25d	1	1.10mi
1026 Sims Ave NW Unit B Atlanta, GA	4.0	3.0	1492	$2,842	$1.90	25d	1	1.15mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	25d	1	1.18mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	4d	1	1.18mi

Listing history 16 events

1. 2026-06-21
   days on market $140,000 Active 38 DOM
2. 2026-06-18
   days on market $140,000 Active 35 DOM
3. 2026-06-17
   days on market $140,000 Active 34 DOM
4. 2026-06-16
   days on market $140,000 Active 33 DOM
5. 2026-06-15
   days on market $140,000 Active 32 DOM
6. 2026-06-13
   days on market $140,000 Active 30 DOM
7. 2026-06-13
   days on market $140,000 Active 29 DOM
8. 2026-06-09
   days on market $140,000 Active 26 DOM
9. 2026-06-08
   days on market $140,000 Active 25 DOM
10. 2026-06-07
    statusdays on market $140,000 Active 24 DOM
11. 2026-06-04
    days on market $140,000 Active Under Contract 21 DOM
12. 2026-06-03
    days on market $140,000 Active Under Contract 20 DOM
13. 2026-06-02
    days on market $140,000 Active Under Contract 19 DOM
14. 2026-06-01
    days on market $140,000 Active Under Contract 18 DOM
15. 2026-05-31
    days on market $140,000 Active Under Contract 17 DOM
16. 2026-05-13
    listed $140,000 New 230-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,410
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$4,073
• Taxable income: $5,789
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $6,284/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

3 events — show timeline

• 2026-06-04 Relisted — GAMLS
• 2026-05-28 Contingent — GAMLS
• 2026-05-13 Listed $140,000 GAMLS

Property tax history

+6.5%/yr

Latest (2025): $87 · -77.0% YoY. Source: county tax records.