1621 Abner Ter NW · Atlanta, GA 30318

$250,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 73 Days on market

Built 1961 8,664 sqft lot $203/sqft · at area comps Est $262k · at est.

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Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +9.6/15.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is your first home or investment property! Incredible value in the city for a 3 bedroom 2 bathroom with carport and spacious backyard. The kitchen boasts stainless steel appliances, granite countertops and ample cabinet storage. The rooms offer cozy vibes with two full bathrooms! This is perfect for your first home (with several down payment assistance options) or your STR investment property right before the World Cup in 2026! This home qualifies for up $50,000 down payment assistance and a 6.5 or 6.625% interest rate! This can become your home for as little as $1500 of your own funds.

Key facts

• Spacious backyard
• Granite countertops
• 8,664 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• AMPLE CABINET STORAGE
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-61 ($-738/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (22.0% below list).
• Recommended offer: $195k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: schools C-, 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.
• 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 15d 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 $2k of loan paydown is wiped out by about $8k 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 73 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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 $175k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,038 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (median comp): $262,426
• List price: $250,000
• Delta: -4.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2246 Abner Pl NW	0.21mi	3/1.0	1,169 (-5%)	1mo	$155,000	$133	76
1585 Abner Ter NW	0.08mi	3/1.5	1,049 (-15%)	8mo	$275,000	$262	63
2383 Perry Blvd NW	0.38mi	3/2.0	1,200 (-3%)	18mo	$110,000	$92	63
1705 NW Mary George Ave	0.14mi	4/2.0 (+1)	1,100 (-11%)	12mo	$275,000	$250	61
1956 Main St NW	0.68mi	2/2.0 (-1)	1,242 (+1%)	4mo	$419,900	$338	59
1943 Main St NW	0.63mi	3/2.0	1,195 (-3%)	13mo	$439,000	$367	55
1639 Bridgeport Dr NW	0.71mi	3/2.0	1,150 (-7%)	4mo	$156,000	$136	52
2323 Abner Pl NW	0.14mi	4/2.0 (+1)	1,400 (+14%)	20mo	$270,000	$193	49
1920 Main St NW	0.56mi	3/2.0	1,367 (+11%)	8mo	$284,500	$208	48
1595 Mccallie Blvd	0.36mi	3/1.0	1,093 (-11%)	20mo	$165,000	$151	44
2432 Brantley St NW	0.74mi	3/2.0	1,330 (+8%)	21mo	$430,000	$323	35

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-43,963
• Equity at exit: $37,276

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-41,408
• Equity at exit: $21,615

Cash invested: $70,000 (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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$187 /mo · $2,245/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-61

Break-even live

Break-even rent $2,028

Max offer price $239,138

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $9	+0% $-61	+5% $-132	+10% $-203
Rent	-10% $-216	-5% $-139	+0% $-61	+5% $16	+10% $93
Rate	-1.0pp $64	-0.5pp $2	base $-61	+0.5pp $-126	+1.0pp $-192

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1648 Mary George Ave NW Atlanta, GA	3.0	2.0	1056	$1,950	$1.85	12d	1	0.08mi
1725 Church St NW Atlanta, GA	4.0	2.0	1274	$2,013	$1.58	0d	1	0.32mi
2430 Perry Blvd NW Atlanta, GA	2.0	1.0	800	$1,500	$1.88	25d	1	0.39mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	4d	1	0.40mi
2265 Perry Blvd NW Atlanta, GA	3.0	1.0	645	$1,580	$2.45	0d	25	0.42mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	3d	1	0.71mi
1647 Bridgeport Dr NW Atlanta, GA	4.0	2.0	1250	$2,100	$1.68	5d	1	0.72mi
2019 Claude St NW Atlanta, GA	3.0	1.5	925	$1,900	$2.05	25d	1	0.72mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	19d	1	0.80mi
2075 Claude St NW Atlanta, GA	3.0	1.0	925	$1,750	$1.89	25d	1	0.84mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	0d	1	0.84mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	15d	1	0.84mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	0d	1	0.85mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	4d	1	0.85mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	0d	1	0.85mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	4d	1	0.85mi
2145 Bolton Rd NW Atlanta, GA	1.0–2.0	1.0	800	$1,249	$1.56	3d	2	0.99mi
2862 Argyle Dr NW Atlanta, GA	3.0	1.0	816	$1,700	$2.08	6d	1	1.02mi
2000 James Jackson Pkwy NW Atlanta, GA	1.0–2.0	1.0–2.0	909	$2,240	$2.46	0d	10	1.02mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	0d	34	1.03mi
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	16d	1	1.07mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	25d	1	1.11mi
2130 Main St NW Atlanta, GA	2.0	1.0	768	$1,900	$2.47	25d	1	1.12mi
2888 Parrott Ave NW Unit A Atlanta, GA	2.0	1.0	1020	$1,650	$1.62	21d	1	1.20mi
1970 Sumter St NW Atlanta, GA	3.0	1.0	958	$1,795	$1.87	22d	1	1.21mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	25d	1	1.23mi
1400 Northwest Dr NW Unit A Atlanta, GA	3.0	2.0	1228	$2,600	$2.12	25d	1	1.23mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	25d	1	1.27mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	15d	1	1.32mi
1910 La Dawn Ln NW Atlanta, GA	3.0	1.0	1247	$2,200	$1.76	0d	1	1.32mi
1910 La Dawn Ln NW Atlanta, GA	3.0	1.0	1247	$2,200	$1.76	25d	1	1.32mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	12d	1	1.34mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	1.35mi
1026 Sims Ave NW Unit B Atlanta, GA	4.0	3.0	1492	$2,842	$1.90	25d	1	1.37mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	25d	1	1.37mi
2232 Dunseath Ave NW Atlanta, GA	2.0	1.5	950	$1,800	$1.89	6d	1	1.41mi
1804 Sumter St NW Atlanta, GA	2.0	1.0	1072	$2,450	$2.29	25d	1	1.41mi
2232 Dunseath Ave NW #404 Atlanta, GA	2.0	1.5	950	$1,950	$2.05	23d	1	1.42mi
2232 Dunseath Ave NW #108 Atlanta, GA	2.0	1.5	950	$1,750	$1.84	6d	1	1.42mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	25d	1	1.44mi

Listing history 37 events

1. 2026-06-21
   days on market $250,000 Active 73 DOM
2. 2026-06-18
   days on market $250,000 Active 70 DOM
3. 2026-06-17
   days on market $250,000 Active 69 DOM
4. 2026-06-16
   days on market $250,000 Active 68 DOM
5. 2026-06-15
   days on market $250,000 Active 67 DOM
6. 2026-06-13
   days on market $250,000 Active 65 DOM
7. 2026-06-13
   days on market $250,000 Active 64 DOM
8. 2026-06-09
   days on market $250,000 Active 61 DOM
9. 2026-06-08
   days on market $250,000 Active 60 DOM
10. 2026-06-07
    days on market $250,000 Active 59 DOM
11. 2026-06-04
    days on market $250,000 Active 56 DOM
12. 2026-06-03
    days on market $250,000 Active 55 DOM
13. 2026-06-02
    days on market $250,000 Active 54 DOM
14. 2026-06-01
    days on market $250,000 Active 53 DOM
15. 2026-05-31
    days on market $250,000 Active 52 DOM
16. 2026-04-09
    listed $250,000 Active 598-char remark

    Show marketing remark (598 chars)

    This is your first home or investment property! Incredible value in the city for a 3 bedroom 2 bathroom with carport and spacious backyard. The kitchen boasts stainless steel appliances, granite countertops and ample cabinet storage. The rooms offer cozy vibes with two full bathrooms! This is perfect for your first home (with several down payment assistance options) or your STR investment property right before the World Cup in 2026! This home qualifies for up $50,000 down payment assistance and a 6.5 or 6.625% interest rate! This can become your home for as little as $1500 of your own funds.

17. 2026-03-30
    listed $250,000 New 598-char remark

    Show marketing remark (598 chars)

    This is your first home or investment property! Incredible value in the city for a 3 bedroom 2 bathroom with carport and spacious backyard. The kitchen boasts stainless steel appliances, granite countertops and ample cabinet storage. The rooms offer cozy vibes with two full bathrooms! This is perfect for your first home (with several down payment assistance options) or your STR investment property right before the World Cup in 2026! This home qualifies for up $50,000 down payment assistance and a 6.5 or 6.625% interest rate! This can become your home for as little as $1500 of your own funds.

18. 2026-02-16
    historical
19. 2026-02-16
    historical
20. 2025-10-02
    listed $275,000 Active
21. 2025-09-12
    listed $275,000 New
22. 2024-05-06
    status Active
23. 2024-05-06
    historical
24. 2024-04-07
    status Pending
25. 2024-04-03
    historical Active Under Contract
26. 2024-03-29
    listed $279,000 Active
27. 2019-07-30
    soldstatus $175,000 Closed
28. 2019-07-30
    soldstatus $175,000 Sold
29. 2019-07-30
    soldstatus $175,000
30. 2019-05-25
    status Under Contract
31. 2019-05-25
    status Pending
32. 2019-05-10
    price $176,000
33. 2019-05-09
    price $176,000
34. 2019-04-18
    listed $179,000 Active
35. 2019-04-18
    listed $179,000 New
36. 2019-04-18
    listed $176,000
37. 2018-08-09
    soldstatus $50,000

ⓘ 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: $2,245 · $187/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$55/yr (+$5/mo · 2.4%)

ⓘ 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 6 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $23,405
• − Mortgage interest: −$14,004
• − Property taxes: −$2,245
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$7,273
• Taxable loss: −$5,112
• Est. tax savings @ 24.0%: +$1,227
• After-tax cash flow: $489/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

+400.0% since first listed

22 events — show timeline

• 2026-04-09 Listed $250,000 FMLS
• 2026-03-30 Listed $250,000 GAMLS
• 2026-02-16 Listing Removed — GAMLS
• 2026-02-16 Listing Removed — FMLS
• 2025-10-02 Listed $275,000 FMLS
• 2025-09-12 Listed $275,000 GAMLS
• 2024-05-06 Relisted — FMLS
• 2024-05-06 Listing Removed — FMLS
• 2024-04-07 Pending — FMLS
• 2024-04-03 Contingent — FMLS
• 2024-03-29 Listed $279,000 FMLS
• 2019-07-30 Sold (MLS) $175,000 SBOR
• 2019-07-30 Sold (MLS) $175,000 GAMLS
• 2019-07-30 Sold (MLS) $175,000 FMLS
• 2019-05-25 Pending — GAMLS
• 2019-05-25 Pending — FMLS
• 2019-05-10 Price Changed $176,000 GAMLS
• 2019-05-09 Price Changed $176,000 FMLS
• 2019-04-18 Listed $176,000 SBOR
• 2019-04-18 Listed $179,000 GAMLS
• 2019-04-18 Listed $179,000 FMLS
• 2018-08-09 Sold (Public Records) $50,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,245 · +6.0% YoY. Source: county tax records.