245 Amal Dr SW #2008 · Atlanta, GA 30315

$139,900

1 bd · 1.0 ba · 834 sqft · Condo public records · 58 Days on market

Built 2003 $168/sqft · 8% below area Est $152k · 8% under $164/mo HOA · 12% of rent

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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).

• ARV discount +11.2/15.0
• Cash flow +8.9/30.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Urban Living….Prime Location in town Atlanta!! Move in ready and affordable condo with so much to offer!! The unit has fresh paint throughout, very spacious, hardwood flooring and brand new carpet in the bedroom which has 2-closets. The open kitchen is well equipped with granite countertop, stainless steel appliances and lots of storage. Unit offers a patio facing a very quiet street great for relaxing. The community offers a clubhouse, fitness center and assigned parking. Enjoy walking to the Atlanta Beltline less than a mile away and easy access to Lakewood Amphitheater. Just minutes to Georgia State University, GA Tech, the AU Center, Hartsfield-Jackson Domestic & International Airports, Tyler Perry Studios, I-85/I-75, I-20, GA Hwy-166, Summer Hill and Grant Park communities, Mercedes-Benz Stadium, State Farm Arena, Emory Hospital Midtown, shopping, dining, and entertainment. This unit is a great opportunity for first time buyer.

Key facts

• Hardwood flooring
• Lots of storage
• Fresh paint

Tags

• FRESH PAINT
• HARDWOOD FLOORING
• GRANITE COUNTERTOP
• STAINLESS STEEL APPLIANCES
• LOTS OF STORAGE
• PATIO FACING QUIET STREET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (4.4% below list).
• Recommended offer: $120k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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 (+3.2%/yr); 378 active listings in the ZIP; 27 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).
• This rent runs 32% of the median local income ($51k/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 $967 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $119,803 (14.4% 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 58 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 0.96% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 8.7

CMA / ARV

• ARV (median comp): $152,417
• List price: $139,900
• Delta: -8.21%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-29,460
• Equity at exit: $20,860

10-year hold

• IRR: -14.5%
• Equity multiple: 0.15×
• Total profit: $-33,115
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$734
• Tax from tax record: −$214 /mo · $2,571/yr
• Insurance: −$58
• HOA: −$164
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-114

Break-even live

Break-even rent $1,481

Max offer price $119,803

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-74	+0% $-114	+5% $-153	+10% $-193
Rent	-10% $-219	-5% $-167	+0% $-114	+5% $-61	+10% $-8
Rate	-1.0pp $-43	-0.5pp $-78	base $-114	+0.5pp $-150	+1.0pp $-187

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,249	$1.32	22d	1	0.07mi
375 Lincoln St SW Atlanta, GA	1.0	1.0	1020	$750	$0.74	25d	1	0.48mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	19d	1	0.55mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	25d	7	0.56mi
2308 Lakewood Ave SW Unit A Atlanta, GA	1.0	1.0	1112	$895	$0.80	25d	1	0.62mi
51 Bowen Ave SE Atlanta, GA	1.0	1.0	800	$1,025	$1.28	2d	1	0.74mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,480	$1.60	3d	6	0.75mi
2000 Rambling Ln Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,277	$1.18	2d	8	0.76mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	25d	1	0.85mi
1782 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	25d	1	0.85mi
1780 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	25d	1	0.86mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	25d	1	0.94mi
1293-1295 Marcy St SE Unit 7 Atlanta, GA	1.0	1.0	650	$950	$1.46	25d	1	1.04mi
1295 Marcy St SE Atlanta, GA	1.0	1.0	650	$950	$1.46	25d	1	1.04mi
1788 Broadwell St SW Atlanta, GA	2.0	2.0	1017	$1,850	$1.82	25d	1	1.05mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	18d	1	1.05mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	25d	1	1.06mi
1293 Marcy St SE Unit 8 Atlanta, GA	1.0	1.0	600	$950	$1.58	25d	1	1.07mi
1178 Garibaldi St SW Atlanta, GA	1.0	1.0	650	$950	$1.46	25d	1	1.17mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	12d	1	1.18mi
1148 Booker Ave SW Atlanta, GA	1.0	1.0	1012	$900	$0.89	17d	1	1.21mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	25d	1	1.22mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$1,930	$2.00	2d	29	1.24mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$1,798	$2.01	2d	23	1.34mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$1,650	$2.02	2d	24	1.40mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	25d	1	1.44mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$915	$1.22	8d	6	1.45mi

HOA detail condo

• Monthly dues: $164 · $1,968/yr
• Likely covers: gymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $139,900 Active 58 DOM
2. 2026-06-17
   days on market $139,900 Active 57 DOM
3. 2026-06-16
   days on market $139,900 Active 56 DOM
4. 2026-06-15
   days on market $139,900 Active 55 DOM
5. 2026-06-13
   days on market $139,900 Active 53 DOM
6. 2026-06-13
   days on market $139,900 Active 52 DOM
7. 2026-06-09
   days on market $139,900 Active 49 DOM
8. 2026-06-08
   days on market $139,900 Active 48 DOM
9. 2026-06-07
   days on market $139,900 Active 47 DOM
10. 2026-06-04
    days on market $139,900 Active 44 DOM
11. 2026-06-03
    days on market $139,900 Active 43 DOM
12. 2026-06-02
    pricedays on market $139,900 Active 42 DOM
13. 2026-06-01
    days on market $165,000 Active 41 DOM
14. 2026-05-31
    days on market $165,000 Active 40 DOM
15. 2026-04-21
    listed $165,000 Active 962-char remark

    Show marketing remark (962 chars)

    Urban Living….Prime Location in town Atlanta!! Move in ready and affordable condo with so much to offer!! The unit has fresh paint throughout, very spacious, hardwood flooring and brand new carpet in the bedroom which has 2-closets. The open kitchen is well equipped with granite countertop, stainless steel appliances and lots of storage. Unit offers a patio facing a very quiet street great for relaxing. The community offers a clubhouse, fitness center and assigned parking. Enjoy walking to the Atlanta Beltline less than a mile away and easy access to Lakewood Amphitheater. Just minutes to Georgia State University, GA Tech, the AU Center, Hartsfield-Jackson Domestic & International Airports, Tyler Perry Studios, I-85/I-75, I-20, GA Hwy-166, Summer Hill and Grant Park communities, Mercedes-Benz Stadium, State Farm Arena, Emory Hospital Midtown, shopping, dining, and entertainment. This unit is a great opportunity for first time buyer.

16. 2026-04-19
    historical
17. 2026-04-19
    historical
18. 2026-03-11
    status Back On Market
19. 2026-03-11
    status Active
20. 2026-03-09
    status Under Contract
21. 2026-03-09
    status Pending
22. 2025-10-21
    listed $169,000 Active
23. 2025-10-20
    listed $165,000 New
24. 2025-10-20
    listed $169,000 New
25. 2022-07-15
    soldstatus $135,000

ⓘ 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: $2,571 · $214/mo
• Projected year-2 tax: $2,571 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,047
• − Mortgage interest: −$7,837
• − Property taxes: −$2,571
• − Insurance: −$700
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − HOA: −$1,968
• − Depreciation: −$4,070
• Taxable loss: −$3,665
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $-485/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

+22.2% since first listed

11 events — show timeline

• 2026-04-21 Listed $165,000 FMLS
• 2026-04-19 Listing Removed — GAMLS
• 2026-04-19 Listing Removed — FMLS
• 2026-03-11 Relisted — GAMLS
• 2026-03-11 Relisted — FMLS
• 2026-03-09 Pending — GAMLS
• 2026-03-09 Pending — FMLS
• 2025-10-21 Listed $169,000 FMLS
• 2025-10-20 Listed $169,000 GAMLS
• 2025-10-20 Listed $165,000 GAMLS
• 2022-07-15 Sold (Public Records) $135,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,571 · +0.8% YoY. Source: county tax records.