558 Fletcher St SW · Atlanta, GA 30310

$99,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 14 Days on market

Built 1930 6,372 sqft lot

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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 +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity!!!! This classic bungalow is ready for a full renovation and offers strong potential for a fix and flip, rental, or long term hold. The home features a covered front porch, original hardwood floors, fireplace, and tons of character throughout. Located in a growing Pittsburgh, this property is within walking distance to Pittsburgh Yards, the Atlanta BeltLine Southside Trail, Lee + White, Adair Park, and other nearby redevelopment. It is also just a short drive to Summerhill, Downtown Atlanta, Mercedes Benz Stadium, Georgia State, Hartsfield Jackson Atlanta International Airport, I 75/85, and I 20. Property needs a full renovation and is being sold as is.

Key facts

• Covered front porch
• Fireplace
• 6,372 sq ft lot

Tags

• COVERED FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• FIREPLACE
• SHORT DRIVE TO SUMMERHILL
• SHORT DRIVE TO GEORGIA STATE
• SHORT DRIVE TO I 75/85

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer
• Home design: One-level home; Fixer condition
• Construction: Composition roof; Block foundation; Construction materials: Other; Built with above-grade finished area reported
• Exterior features: Enclosed patio/porch; Front porch; Paved city street frontage; Near Beltline, public transport, schools, and trails/greenway

Interior

• Kitchen: Kitchen appliances: Other
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Interior features: Crown molding; Double-sided fireplace (1)
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 18.8% 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: Charles L. Gideons Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 343 students, 100% FRL); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 445 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 7% at this address vs 32% district-wide (-25 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $684 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 + 2.8% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $12k; list at $99k implies a 732% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1930 — 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: 2.28% ✓
• Cap rate: 18.80%
• Cash-on-cash: 44.68%
• DSCR: 2.99
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $204,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Dunbar St SW	0.20mi	3/2.0	1,055 (+1%)	8mo	$208,000	$197	77
1143 Windsor St SW	0.44mi	3/1.0	1,008 (-3%)	2mo	$99,000	$98	73
997 Ira St SW	0.36mi	3/2.0	1,014 (-2%)	4mo	$109,000	$107	72
1090 Ira St SW	0.36mi	2/1.0 (-1)	1,008 (-3%)	8mo	$99,999	$99	66
530 Erin Ave SW	0.42mi	3/2.0	1,010 (-3%)	7mo	$299,900	$297	66
1180 Garibaldi St SW	0.45mi	3/2.0	1,085 (+4%)	6mo	$243,000	$224	63
953 Garibaldi St SW	0.44mi	3/2.0	1,003 (-4%)	8mo	$265,000	$264	63
519 Roy St SW	0.11mi	3/2.0	1,176 (+13%)	10mo	$200,000	$170	61
1056 Welch St SW	0.09mi	2/2.5 (-1)	1,189 (+14%)	5mo	$145,000	$122	57
749 Bonnie Brae Ave SW	0.50mi	3/2.0	1,141 (+10%)	1mo	$364,251	$319	56
490 Rockwell St SW	0.45mi	2/2.0 (-1)	936 (-10%)	2mo	$179,900	$192	52
400 Bass St SW	0.74mi	3/2.0	1,080 (+4%)	11mo	$240,000	$222	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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 2.78×
• Total profit: $49,253
• Equity at exit: $14,761

10-year hold

• IRR: 47.6%
• Equity multiple: 5.54×
• Total profit: $125,715
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$519
• Tax from tax record: −$188 /mo · $2,252/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $1,032

Break-even live

Break-even rent $947

Max offer price $99,000

Occupancy floor 49%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	0.12mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.14mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	24d	1	0.17mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	7d	1	0.27mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	0.28mi
564 Hope St SW Unit A Atlanta, GA	4.0	2.0	1188	$2,300	$1.94	24d	1	0.30mi
1040 Smith St SW Atlanta, GA	3.0	2.5	1500	$1,595	$1.06	24d	1	0.31mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	11d	1	0.34mi
1048 Garibaldi St SW Atlanta, GA	2.0	2.0	1280	$2,150	$1.68	24d	1	0.40mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1400	$5,000	$3.57	1d	1	0.43mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1394	$2,600	$1.87	24d	1	0.43mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	17d	1	0.46mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	1d	23	0.46mi
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	16d	1	0.52mi
906 Allene Ave SW Atlanta, GA	3.0	2.0	1500	$3,500	$2.33	22d	1	0.53mi
827 Elbert St SW Atlanta, GA	3.0	2.0	1300	$2,900	$2.23	24d	1	0.53mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,410	$1.99	1d	6	0.54mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	24d	8	0.63mi
549 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1215	$2,450	$2.02	24d	1	0.68mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	24d	1	0.69mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	16d	1	0.71mi
1264 Hartford Ave SW Atlanta, GA	3.0	2.0	1290	$1,989	$1.54	24d	1	0.72mi
490 Lynnhaven Dr SW Atlanta, GA	3.0	2.0	1289	$2,395	$1.86	4d	1	0.73mi
1430 Desoto Ave SW Atlanta, GA	3.0	2.0	1224	$2,200	$1.80	24d	1	0.77mi
717 Lee St SW Atlanta, GA	1.0–2.0	1.0	768	$1,416	$1.84	2d	5	0.81mi
903 Beecher St SW Atlanta, GA	3.0	2.0	1500	$7,500	$5.00	24d	1	0.84mi
903 Beecher St SW Unit 905 Beecher Atlanta, GA	3.0	2.0	1500	$4,000	$2.67	22d	1	0.84mi
1534 Beatie Ave SW Atlanta, GA	3.0	2.0	1050	$2,050	$1.95	24d	1	0.91mi
818 Peeples St SW Atlanta, GA	2.0	1.0	936	$1,500	$1.60	24d	1	0.94mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	24d	7	0.95mi
969 Arden Ave SW Atlanta, GA	4.0	2.0	1380	$1,850	$1.34	24d	1	1.00mi
973 Lawton St SW Atlanta, GA	3.0	1.0	912	$1,575	$1.73	7d	1	1.03mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	7d	6	1.06mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,688	$1.84	24d	1	1.08mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	24d	1	1.09mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,728	$1.87	2d	6	1.11mi
1645 Metropolitan Pkwy SW Unit A Atlanta, GA	3.0	1.0	1433	$1,795	$1.25	24d	1	1.12mi
1084 Cordova St SW Atlanta, GA	2.0	1.0	750	$1,295	$1.73	18d	1	1.14mi
1054 Atlanta, GA	3.0–4.0	2.0	1295	$1,974	$1.52	20d	2	1.16mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	1.16mi

Listing history 10 events

1. 2026-06-18
   days on market $99,000 Active 14 DOM
2. 2026-06-17
   days on market $99,000 Active 13 DOM
3. 2026-06-16
   days on market $99,000 Active 12 DOM
4. 2026-06-15
   days on market $99,000 Active 11 DOM
5. 2026-06-13
   days on market $99,000 Active 9 DOM
6. 2026-06-13
   days on market $99,000 Active 8 DOM
7. 2026-06-09
   days on market $99,000 Active 5 DOM
8. 2026-06-08
   days on market $99,000 Active 4 DOM
9. 2026-06-07
   remarks 685-char remark
10. 2026-06-07
    listed $99,000 Active 3 DOM

ⓘ 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: $2,252 · $188/mo
• Projected year-2 tax: $2,252 · $188/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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $27,043
• − Mortgage interest: −$5,546
• − Property taxes: −$2,252
• − Insurance: −$495
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − Depreciation: −$2,880
• Taxable income: $11,543
• Est. tax owed @ 24.0%: −$2,770
• After-tax cash flow: $9,616/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

+200.0% since first listed

9 events — show timeline

• 2026-06-04 Listed $99,000 FMLS
• 2026-06-04 Listed $99,000 GAMLS
• 2010-12-22 Listing Removed — FMLS
• 2010-12-10 Sold (MLS) $11,900 FMLS
• 2010-11-20 Pending — FMLS
• 2010-10-10 Listed $17,000 FMLS
• 1998-11-16 Sold (Public Records) $65,000 Public Records
• 1998-11-16 Sold (Public Records) $65,000 Public Records
• 1998-04-16 Sold (Public Records) $33,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,252 · -9.6% YoY. Source: county tax records.