201 Atlanta Ave SE · Atlanta, GA 30315

$125,000

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 2 Days on market

Built 1940 7,993 sqft lot

---

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 +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, builders, and renovators! This is an incredible opportunity to restore, renovate, or build new in one of Atlanta’s most sought-after locations. Situated just minutes from Grant Park, The Atlanta BeltLine, downtown Atlanta, restaurants, nightlife, and major interstates, the possibilities here are endless. Inside, the home features timeless character with original hardwood floors, vintage millwork, a fireplace, a separate dining room, and a spacious living room. Two generously sized bedrooms and a large eat-in kitchen provide the perfect canvas for your vision and upgrades. The full unfinished basement offers excellent storage or future expansion potential. Relax

Key facts

• Covered front porch
• Separate dining room
• Vintage millwork

Tags

• ORIGINAL HARDWOOD FLOORS
• VINTAGE MILLWORK
• SEPARATE DINING ROOM
• SPACIOUS LIVING ROOM
• FULL UNFINISHED BASEMENT
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Two total parking spaces
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One-level home; Resale property
• Construction: Brick on all four sides construction; Composition roof; Block foundation; Built/resale condition (year not provided)
• Exterior features: Front porch; Asphalt road frontage on a city street; Near Beltline, public transport, schools, shopping and a park

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master bedroom on main level; Split bedroom floor plan; Two main-level bedrooms
• Flooring: Ceramic tile; Hardwood
• Bathrooms: One full bathroom with tub/shower combo; One main-level bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: High 9-ft ceilings on main level; Factory-built fireplace in the family room; No shared/common walls
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 17.2% 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: Barack And Michelle Obama Academy (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 258 students, 100% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 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 14% at this address vs 32% district-wide (-18 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 (+3.2%/yr); 378 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2,394/mo this rent would consume 57% of the median local household income ($51k/yr) (locally 2962% 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 $864 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 + 3.2% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wind risk, 25% 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 $125,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.92% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.88%
• DSCR: 2.73
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $434,658
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1058 Grant Ter SE	0.34mi	3/2.0	1,148 (+4%)	4mo	$309,500	$270	71
1079 Grant Way SE	0.37mi	3/2.0	1,148 (+4%)	2mo	$340,000	$296	70
439 Atlanta Ave SE	0.47mi	3/1.0	1,103 (-0%)	11mo	$470,000	$426	69
1078 Grant Ter SE	0.38mi	4/2.0 (+1)	1,148 (+4%)	5mo	$303,500	$264	62
972 Fern Ave SE	0.26mi	3/2.0	1,200 (+8%)	9mo	$259,000	$216	62
1000 Washington St	0.57mi	4/1.0 (+1)	1,040 (-6%)	1mo	$165,000	$159	58
974 Grant St SE	0.32mi	3/2.0	1,221 (+10%)	13mo	$565,000	$463	53
946 Crew St SW	0.47mi	2/1.0 (-1)	1,218 (+10%)	8mo	$208,000	$171	50
1227 Hill St	0.63mi	3/2.0	1,210 (+9%)	8mo	$475,000	$393	45
124 Richmond St SE	0.70mi	3/2.0	1,012 (-8%)	10mo	$495,000	$489	41
94 Glenn St SE	0.58mi	2/2.0 (-1)	1,008 (-9%)	12mo	$525,000	$521	39
511 Robinson Ave SE	0.62mi	3/2.0	1,254 (+13%)	11mo	$554,125	$442	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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.40×
• Total profit: $48,994
• Equity at exit: $18,638

10-year hold

• IRR: 40.2%
• Equity multiple: 4.81×
• Total profit: $133,420
• Equity at exit: $10,808

Cash invested: $35,000 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,394 high
• Mortgage (P&I): −$656
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $1,078

Break-even live

Break-even rent $1,029

Max offer price $125,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,149	-5% $1,114	+0% $1,078	+5% $1,043	+10% $1,008
Rent	-10% $889	-5% $984	+0% $1,078	+5% $1,173	+10% $1,268
Rate	-1.0pp $1,141	-0.5pp $1,110	base $1,078	+0.5pp $1,046	+1.0pp $1,013

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Tuskegee St SE Atlanta, GA	2.0–3.0	1.0–2.0	1202	$1,525	$1.27	24d	6	0.08mi
940 Martin St SE Atlanta, GA	3.0	3.0	1364	$2,495	$1.83	24d	1	0.14mi
207 South Ave SE Atlanta, GA	2.0	1.0	750	$1,977	$2.64	24d	1	0.15mi
967 Martin St SE Atlanta, GA	3.0	2.0	1162	$1,950	$1.68	24d	1	0.20mi
979 Hill St SE Atlanta, GA	3.0	2.0	1380	$3,000	$2.17	22d	1	0.20mi
1000 Hill St SE Unit A Atlanta, GA	2.0	1.0	1500	$2,323	$1.55	8d	1	0.25mi
795 Grant St SE Atlanta, GA	3.0	2.0	1474	$5,200	$3.53	2d	1	0.31mi
767 Terry St SE Unit B Atlanta, GA	3.0	2.0	1330	$2,600	$1.95	24d	1	0.34mi
51 Little St SE Atlanta, GA	3.0	2.5	1478	$2,995	$2.03	24d	1	0.36mi
45 Boynton Ave SE Atlanta, GA	2.0–4.0	2.5–4.0	1452	$2,918	$2.01	1d	15	0.37mi
1054 Atlanta, GA	3.0–4.0	2.0	1295	$1,974	$1.52	21d	2	0.41mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,688	$1.84	24d	1	0.42mi
60 Adore Ct SE Atlanta, GA	2.0	2.0	1139	$2,200	$1.93	15d	1	0.43mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	0.47mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	8d	6	0.48mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	847	$2,219	$2.62	2d	24	0.51mi
679 Arcos Way SE Atlanta, GA	2.0	2.5	1500	$2,650	$1.77	16d	1	0.51mi
691 Concrete Aly SE Atlanta, GA	2.0	2.0	1171	$4,521	$3.86	19d	1	0.52mi
356 Georgia Ave SE Atlanta, GA	4.0	2.0	1472	$3,195	$2.17	17d	1	0.55mi
430 Englewood Ave SE Atlanta, GA	3.0	1.0–2.0	938	$3,605	$3.84	1d	28	0.63mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	2d	29	0.63mi
547 Atlanta Ave SE Atlanta, GA	2.0	1.0	1000	$1,850	$1.85	24d	1	0.67mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$3,070	$2.70	2d	23	0.69mi
1015 Boulevard SE Atlanta, GA	2.0	1.0–2.0	933	$2,632	$2.82	2d	17	0.70mi
1099 Boulevard SE Atlanta, GA	2.0	1.0–2.0	928	$2,294	$2.47	2d	30	0.76mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	24d	1	0.80mi
472 Martin St SE #6 Atlanta, GA	3.0	3.5	1496	$4,200	$2.81	24d	1	0.83mi
141 McDonough Blvd SE Atlanta, GA	3.0	2.0	1242	$2,250	$1.81	24d	1	0.83mi
680 Hamilton Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	929	$2,445	$2.63	2d	15	0.90mi
1267 Zucchini Cir SE Atlanta, GA	3.0	3.0	1500	$3,800	$2.53	24d	1	0.94mi
1267 Zucchini Cir SE Atlanta, GA	3.0	3.0	1500	$3,300	$2.20	8d	1	0.94mi
655 Mead St SE #67 Atlanta, GA	2.0	2.0	1500	$2,295	$1.53	24d	1	0.96mi
438 Cherokee Ave SE #1 Atlanta, GA	2.0	2.0	1200	$2,300	$1.92	24d	1	0.99mi
523 SE BLVD Unit B Atlanta, GA	2.0	2.0	1275	$2,500	$1.96	22d	1	1.01mi
117 Thayer Ave SE Atlanta, GA	3.0	1.0	1241	$1,666	$1.34	14d	1	1.01mi
1394 Cozy Cir SE Atlanta, GA	3.0	3.0	1500	$2,850	$1.90	14d	1	1.05mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	24d	1	1.06mi
89 Woodward Ave SE Atlanta, GA	1.0–3.0	1.0–2.0	1013	$1,990	$1.96	1d	30	1.07mi
1048 Garibaldi St SW Atlanta, GA	2.0	2.0	1280	$2,150	$1.68	24d	1	1.07mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	24d	1	1.08mi

Listing history 25 events

1. 2026-05-26
   status Pending
2. 2026-05-26
   status Active
3. 2026-05-25
   status Active
4. 2026-05-20
   listed $125,000 Active
5. 2026-03-18
   historical
6. 2026-03-12
   historical
7. 2026-02-19
   price $289,900
8. 2026-02-19
   price $289,900
9. 2026-02-18
   status Back On Market
10. 2026-02-18
    status Active
11. 2026-02-11
    status Pending
12. 2026-02-10
    historical Active Under Contract
13. 2026-02-07
    historical Active Under Contract
14. 2026-01-28
    status Active
15. 2026-01-28
    price $329,900
16. 2026-01-28
    status Back On Market
17. 2026-01-28
    price $329,900
18. 2026-01-27
    historical Active Under Contract
19. 2026-01-26
    status Under Contract
20. 2025-11-19
    price $370,000
21. 2025-11-17
    price $370,000
22. 2025-10-16
    price $390,000
23. 2025-10-14
    listed $390,000 Active
24. 2025-10-03
    listed $415,000 New
25. 2025-10-01
    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: $598 · $50/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$552/yr (+$46/mo · 92.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $28,731
• − Mortgage interest: −$7,002
• − Property taxes: −$598
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$3,636
• Taxable income: $11,606
• Est. tax owed @ 24.0%: −$2,785
• After-tax cash flow: $10,156/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): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

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 (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

-69.9% since first listed

25 events — show timeline

• 2026-05-26 Pending — FMLS
• 2026-05-26 Relisted — FMLS
• 2026-05-25 Relisted — FMLS
• 2026-05-20 Listed $125,000 FMLS
• 2026-03-18 Listing Removed — FMLS
• 2026-03-12 Listing Removed — GAMLS
• 2026-02-19 Price Changed $289,900 GAMLS
• 2026-02-19 Price Changed $289,900 FMLS
• 2026-02-18 Relisted — GAMLS
• 2026-02-18 Relisted — FMLS
• 2026-02-11 Pending — FMLS
• 2026-02-10 Contingent — FMLS
• 2026-02-07 Contingent — GAMLS
• 2026-01-28 Relisted — FMLS
• 2026-01-28 Price Changed $329,900 FMLS
• 2026-01-28 Relisted — GAMLS
• 2026-01-28 Price Changed $329,900 GAMLS
• 2026-01-27 Contingent — FMLS
• 2026-01-26 Pending — GAMLS
• 2025-11-19 Price Changed $370,000 GAMLS
• 2025-11-17 Price Changed $370,000 FMLS
• 2025-10-16 Price Changed $390,000 GAMLS
• 2025-10-14 Listed $390,000 FMLS
• 2025-10-03 Listed $415,000 GAMLS
• 2025-10-01 Coming Soon — GAMLS

Property tax history

+8.6%/yr

Latest (2025): $598 · -25.2% YoY. Source: county tax records.