2065 ML King Jr. Dr NW · Atlanta, GA 30310

$399,000

6 bd · 5.0 ba · 2,450 sqft · MultiFamily public records · 48 Days on market

Built 1992 Est $427k · 7% under

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +10.4/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nestled in one of Atlanta's hottest investment areas! Each unit features four spacious bedrooms and 2 full baths with shower / tub combo duplex unit offers both convenience and unlimited investment potential!!! Located near the MLK I-20 exit, Frederick Douglass High School, Atlanta Belt-Lines, I-285 and and convenient to Hartsfield-Jackson International Airport and this property provides a perfect blend of convenience and immediate cash flow. Featuring laminate and tile flooring, appliances, and both units feature open-concept floorplans and plenty of living space. Both units are currently leased to a AHA voucher tenants with AHA paying full rent at this time. This A & B unit provides immediate rental income-an attractive feature for investors or homeowners looking to offset their living expenses. Total rent is $3350.00. Both units are below market rent and rent increase can be submitted in January 2026 unless you decide to change tenants. This is a prime location just minutes from major highways, public transportation, shopping, this duplex is the perfect opportunity for those seeking a property that combines a central location, practicality, and income-producing living. This unit was previously used as a rooming home boasting 8 rooms and 4 baths. This unit could easily convert to a 10-UNIT!!! Schedule your showing today and experience all that this extraordinary duplex has to offer!!!

Key facts

• Duplex unit
• Prime location
• 4 parking spots

Tags

• DUPLEX UNIT
• OPEN-CONCEPT FLOORPLANS
• IMMEDIATE RENTAL INCOME
• PRIME LOCATION
• INCOME-PRODUCING LIVING

Property features AI

Finance

• Financial info: Two-unit multifamily property; Unit 1 rent: $1,400 with $1,000 deposit (tenant occupied); Unit 2 rent: $2,000 with $2,000 deposit (tenant occupied)

Exterior

• Parking: Driveway with paved parking; Open parking available; Space for 4 total vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: Two-story property; Resale condition
• Construction: Frame construction; Composition roof
• Exterior features: Chain-link fencing

Interior

• Kitchen: Dishwasher (both units); Range/Oven (both units); Refrigerator (both units)
• Bedrooms: Unit 1: 4 bedrooms; Unit 2: 4 bedrooms
• Flooring: Ceramic tile; Laminate; Hardwood floors in Unit 2
• Bathrooms: Unit 1: 2 bathrooms; Unit 2: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Unfurnished; Aluminum-framed windows; Ceramic tile and laminate flooring
• Laundry & utility: Washer/dryer connection in Unit 2; Garbage service included for both units; Electric, gas, water, and maintenance not included

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive. Per door: $268/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $387k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Harper-Archer Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 641 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 4% at this address vs 32% district-wide (-28 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); 452 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $4,237/mo this rent would consume 96% of the median local household income ($53k/yr) (locally 1676% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 48 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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.
• Current owner paid $192k; list at $399k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $387,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.06% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (median comp): $426,941
• List price: $399,000
• Delta: -6.54%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-31,379
• Equity at exit: $59,492

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $13,057
• Equity at exit: $34,498

Cash invested: $111,720 (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: 452
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $4,237 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$552 /mo · $6,627/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $536

Break-even live

Break-even rent $3,558

Max offer price $399,000

Occupancy floor 82%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$4,238
Total (2 units)			$4,237

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Laurel Ave SW Atlanta, GA	5.0	3.0	2000	$3,100	$1.55	24d	1	0.84mi
1603 Ezra Church Dr NW Atlanta, GA	5.0	4.0	2448	$6,000	$2.45	24d	1	1.06mi
175 Holly Rd NW Atlanta, GA	5.0	3.0	2663	$2,800	$1.05	24d	1	1.23mi
1462 Lucile Ave SW Atlanta, GA	5.0	3.0	1700	$2,300	$1.35	24d	1	1.23mi

Listing history 28 events

1. 2026-06-18
   days on market $399,000 Active 48 DOM
2. 2026-06-17
   days on market $399,000 Active 47 DOM
3. 2026-06-16
   days on market $399,000 Active 46 DOM
4. 2026-06-15
   days on market $399,000 Active 45 DOM
5. 2026-06-13
   days on market $399,000 Active 43 DOM
6. 2026-06-13
   days on market $399,000 Active 42 DOM
7. 2026-06-09
   days on market $399,000 Active 39 DOM
8. 2026-06-08
   days on market $399,000 Active 38 DOM
9. 2026-06-07
   days on market $399,000 Active 37 DOM
10. 2026-06-04
    days on market $399,000 Active 34 DOM
11. 2026-06-03
    days on market $399,000 Active 33 DOM
12. 2026-06-02
    days on market $399,000 Active 32 DOM
13. 2026-06-01
    days on market $399,000 Active 31 DOM
14. 2026-05-31
    days on market $399,000 Active 30 DOM
15. 2026-05-01
    listed $399,000 New 1421-char remark

    Show marketing remark (1421 chars)

    Nestled in one of Atlanta's hottest investment areas! Each unit features four spacious bedrooms and 2 full baths with shower / tub combo duplex unit offers both convenience and unlimited investment potential!!! Located near the MLK I-20 exit, Frederick Douglass High School, Atlanta Belt-Lines, I-285 and and convenient to Hartsfield-Jackson International Airport and this property provides a perfect blend of convenience and immediate cash flow. Featuring laminate and tile flooring, appliances, and both units feature open-concept floorplans and plenty of living space. Both units are currently leased to a AHA voucher tenants with AHA paying full rent at this time. This A & B unit provides immediate rental income-an attractive feature for investors or homeowners looking to offset their living expenses. Total rent is $3350.00. Both units are below market rent and rent increase can be submitted in January 2026 unless you decide to change tenants. This is a prime location just minutes from major highways, public transportation, shopping, this duplex is the perfect opportunity for those seeking a property that combines a central location, practicality, and income-producing living. This unit was previously used as a rooming home boasting 8 rooms and 4 baths. This unit could easily convert to a 10-UNIT!!! Schedule your showing today and experience all that this extraordinary duplex has to offer!!!

16. 2026-05-01
    listed $399,000 Active 1421-char remark

    Show marketing remark (1421 chars)

    Nestled in one of Atlanta's hottest investment areas! Each unit features four spacious bedrooms and 2 full baths with shower / tub combo duplex unit offers both convenience and unlimited investment potential!!! Located near the MLK I-20 exit, Frederick Douglass High School, Atlanta Belt-Lines, I-285 and and convenient to Hartsfield-Jackson International Airport and this property provides a perfect blend of convenience and immediate cash flow. Featuring laminate and tile flooring, appliances, and both units feature open-concept floorplans and plenty of living space. Both units are currently leased to a AHA voucher tenants with AHA paying full rent at this time. This A & B unit provides immediate rental income-an attractive feature for investors or homeowners looking to offset their living expenses. Total rent is $3350.00. Both units are below market rent and rent increase can be submitted in January 2026 unless you decide to change tenants. This is a prime location just minutes from major highways, public transportation, shopping, this duplex is the perfect opportunity for those seeking a property that combines a central location, practicality, and income-producing living. This unit was previously used as a rooming home boasting 8 rooms and 4 baths. This unit could easily convert to a 10-UNIT!!! Schedule your showing today and experience all that this extraordinary duplex has to offer!!!

17. 2026-04-17
    historical
18. 2026-03-31
    historical
19. 2025-12-03
    listed $415,000 New
20. 2025-12-03
    listed $475,000 New
21. 2025-09-30
    historical
22. 2025-09-30
    historical
23. 2025-07-16
    price $495,000
24. 2025-05-21
    listed $499,999 New
25. 2025-05-21
    listed $499,999 Active
26. 2016-11-18
    soldstatus $192,000
27. 2008-10-02
    soldstatus $90,500
28. 2008-05-23
    listed $92,900

ⓘ 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: $6,627 · $552/mo
• Projected year-2 tax: $6,627 · $552/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 2/10 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: $50,844
• − Mortgage interest: −$22,350
• − Property taxes: −$6,627
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,068
• − Management: −$4,068
• − Depreciation: −$11,607
• Taxable income: $129
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $6,405/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

+329.5% since first listed

14 events — show timeline

• 2026-05-01 Listed $399,000 FMLS
• 2026-05-01 Listed $399,000 GAMLS
• 2026-04-17 Listing Removed — GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2025-12-03 Listed $475,000 GAMLS
• 2025-12-03 Listed $415,000 GAMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-07-16 Price Changed $495,000 FMLS
• 2025-05-21 Listed $499,999 FMLS
• 2025-05-21 Listed $499,999 GAMLS
• 2016-11-18 Sold (Public Records) $192,000 Public Records
• 2008-10-02 Sold (MLS) $90,500 FMLS
• 2008-05-23 Listed $92,900 FMLS

Property tax history

+18.5%/yr

Latest (2025): $6,627 · -4.5% YoY. Source: county tax records.