1855 Oakmont Dr NW · Atlanta, GA 30314

$109,900

2 bd · 1.0 ba · 839 sqft · SingleFamily public records · 102 Days on market

Built 1949 8,999 sqft lot Est $128k · 14% under ↓ 15% since listing

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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 +25.7/30.0
• ARV discount +13.7/15.0
• DSCR +8.5/10.0
• 1% rule +7.3/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

Key facts

• Cozy living area
• Easy access to parks
• 8,999 sq ft lot

Tags

• COZY LIVING AREA
• WELL-APPOINTED KITCHEN
• GENEROUS OUTDOOR SPACE
• EASY ACCESS TO PARKS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available; Sewer available
• Home design: One level; Brick on all four sides; Slab foundation; Resale property; Other roof type
• Construction: Brick 4-sides construction; Slab foundation; Other roof
• Exterior features: Private entrance; Private yard; Chain link fenced yard; Fenced

Interior

• Kitchen: White cabinets; Eat-in kitchen; Solid surface and stone counters; Gas range
• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms (both on main level); Master bathroom: none listed
• Heating & cooling: Central air conditioning; Central forced-air heating using natural gas
• Interior features: Open floor plan with view from kitchen to family room; No shared/common walls; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Woodson Park Academy School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 863 students, 100% FRL); David T Howard Middle School (math 58% / reading 63%, grade B+, #39 of 470 statewide, top 8%, 1,119 students, 19% FRL); Frederick Douglass High School (math 24%, 1,112 students, 100% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 38% of the median local income ($42k/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 $760 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 102 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $127,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1855 Oakmont Dr NW	0.00mi	2/2.0	839 (0%)	1mo	$96,000	$114	96
1810 Oakmont Dr NW	0.08mi	3/1.0 (+1)	839 (0%)	10mo	$134,000	$160	83
2073 Morehouse Dr NW	0.45mi	2/2.0	798 (-5%)	1mo	$195,000	$244	66
116 Holly Rd NW	0.56mi	2/2.0	856 (+2%)	2mo	$185,000	$216	65
250 Morris Brown Ave	0.40mi	2/1.0	725 (-14%)	5mo	$163,000	$225	54
2043 Chicago Ave NW	0.55mi	3/1.0 (+1)	915 (+9%)	2mo	$120,000	$131	53
502 S Evelyn Pl NW	0.68mi	2/1.0	808 (-4%)	11mo	$115,500	$143	53
241 Holly Rd NW	0.62mi	3/1.0 (+1)	768 (-8%)	4mo	$70,000	$91	49
2061 Detroit Ave NW	0.71mi	3/1.0 (+1)	820 (-2%)	13mo	$125,000	$152	47
1846 North Ave	0.64mi	3/1.0 (+1)	896 (+7%)	11mo	$104,900	$117	44
350 New Jersey Ave NW	0.62mi	2/1.0	943 (+12%)	10mo	$60,000	$64	42
225 Joe Louis Dr NW	0.71mi	3/2.0 (+1)	784 (-7%)	14mo	$165,000	$210	36

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,703
• Equity at exit: $16,386

10-year hold

• IRR: 7.7%
• Equity multiple: 1.57×
• Total profit: $17,625
• Equity at exit: $9,502

Cash invested: $30,772 (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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 293
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$576
• Tax from tax record: −$181 /mo · $2,170/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $262

Break-even live

Break-even rent $1,016

Max offer price $109,900

Occupancy floor 76%

Sensitivity live

Price	-10% $324	-5% $293	+0% $262	+5% $231	+10% $200
Rent	-10% $156	-5% $209	+0% $262	+5% $315	+10% $369
Rate	-1.0pp $317	-0.5pp $290	base $262	+0.5pp $234	+1.0pp $205

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	13d	1	0.18mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	9d	1	0.18mi
166 Anderson Ave NW Apt B6 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	0d	1	0.20mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	4d	1	0.20mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	26d	1	0.20mi
295 Penelope Dr NW Atlanta, GA	1.0–2.0	1.0	751	$1,542	$2.05	23d	1	0.30mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	26d	1	0.34mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	26d	1	0.36mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	22d	1	0.36mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	26d	1	0.39mi
340 Dixie Hills Cir NW Unit A1 Atlanta, GA	1.0	1.0	695	$899	$1.29	26d	1	0.40mi
215 W Lake Dr NW Atlanta, GA	1.0	1.0	650	$1,075	$1.65	9d	1	0.47mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$970	$0.87	9d	1	0.63mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$775	$0.69	26d	1	0.63mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	26d	1	0.64mi
2175 Pansy St NW Atlanta, GA	2.0	1.0	624	$1,403	$2.25	26d	1	0.64mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	26d	1	0.64mi
371 Lanier St NW #1 Atlanta, GA	2.0	1.0	700	$1,250	$1.79	9d	1	0.66mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	26d	1	0.68mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	26d	1	0.68mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	0.70mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	26d	1	0.72mi
1441 Andrews St NW Unit 2 Atlanta, GA	1.0	1.0	950	$795	$0.84	9d	1	0.75mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	26d	1	0.75mi
399 Holly St NW Unit 6 Atlanta, GA	2.0	1.0	775	$1,500	$1.94	20d	1	0.78mi
427 Holly St NW Atlanta, GA	2.0	2.0	900	$2,100	$2.33	26d	1	0.82mi
15 Chappell Rd NW Unit A Atlanta, GA	1.0	1.0	700	$940	$1.34	7d	1	0.88mi
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,344	$1.13	6d	9	0.89mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	26d	1	0.89mi
1474 Mozley Pl SW Atlanta, GA	1.0	1.0	550	$950	$1.73	26d	1	0.89mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	7d	1	0.93mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	5d	1	0.97mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	15d	1	0.97mi
1338 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,600	$2.00	21d	1	1.02mi
1336 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,450	$1.81	26d	1	1.02mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	26d	1	1.07mi
1699 Derry Ave SW Atlanta, GA	2.0	1.0	825	$1,800	$2.18	26d	1	1.09mi
10 Rockmart Dr NW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	16d	1	1.11mi
10 Rockmart Dr SW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	16d	1	1.15mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,356	$1.21	0d	17	1.16mi

Listing history 12 events

1. 2026-05-13
   status Under Contract 864-char remark

   Show marketing remark (864 chars)

   Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

2. 2026-05-13
   status Pending

   Show marketing remark (864 chars)

   Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

3. 2026-04-28
   status Back On Market 864-char remark

   Show marketing remark (864 chars)

   Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

4. 2026-04-28
   status Active

   Show marketing remark (864 chars)

   Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

5. 2026-04-21
   status Under Contract 864-char remark

   Show marketing remark (864 chars)

   Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

6. 2026-04-21
   status Pending

   Show marketing remark (864 chars)

   Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

7. 2026-03-19
   price $109,900

   Show marketing remark (864 chars)

   Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

8. 2026-03-19
   price $109,900 864-char remark

   Show marketing remark (864 chars)

   Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

9. 2026-02-14
   price $119,900

   Show marketing remark (864 chars)

   Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

10. 2026-02-14
    price $119,900 864-char remark

    Show marketing remark (864 chars)

    Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

11. 2026-01-22
    listed $129,900 New 864-char remark

    Show marketing remark (864 chars)

    Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

12. 2026-01-22
    listed $129,900 Active

    Show marketing remark (864 chars)

    Welcome to 1855 Oakmont Dr, an inviting single-family home nestled in the established Dixie Hills community of Atlanta. This charming 2-bedroom, 2-bath brick ranch is an ideal opportunity for first-time buyers, downsizers, or savvy investors looking to tap into one of Atlanta's most accessible and growing neighborhoods. Inside, you'll find a warm and functional floor plan featuring a cozy living area and a well-appointed kitchen, perfect for everyday living and entertaining. Central heating and air conditioning provide year-round comfort. Situated on an approximately 9,000 sq ft lot, the property offers generous outdoor space for relaxing, gardening, or future enhancements. Conveniently located just minutes from Downtown Atlanta, with easy access to parks, shopping, dining, and public transit, this home blends urban convenience with neighborhood charm.

ⓘ 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: $2,170 · $181/mo
• Projected year-2 tax: $2,170 · $181/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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,178
• − Mortgage interest: −$6,156
• − Property taxes: −$2,170
• − Insurance: −$550
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,197
• Taxable income: $1,517
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $2,781/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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

-15.4% since first listed

12 events — show timeline

• 2026-05-13 Pending — GAMLS
• 2026-05-13 Pending — FMLS
• 2026-04-28 Relisted — GAMLS
• 2026-04-28 Relisted — FMLS
• 2026-04-21 Pending — GAMLS
• 2026-04-21 Pending — FMLS
• 2026-03-19 Price Changed $109,900 FMLS
• 2026-03-19 Price Changed $109,900 GAMLS
• 2026-02-14 Price Changed $119,900 FMLS
• 2026-02-14 Price Changed $119,900 GAMLS
• 2026-01-22 Listed $129,900 FMLS
• 2026-01-22 Listed $129,900 GAMLS

Property tax history

+27.7%/yr

Latest (2025): $2,170 · -34.6% YoY. Source: county tax records.