1318 Eason St NW · Atlanta, GA 30314

$199,000

4 bd · 2.0 ba · 1,829 sqft · SingleFamily public records · 6 Days on market

Built 1940 10,301 sqft lot Est $362k · 45% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional investment opportunity in Atlanta’s rapidly growing Hunter Hills neighborhood! This fully tenant-occupied 6-bedroom property is currently generating $3,500 per month in rental income, offering immediate cash flow for investors. Ideally located just minutes from Downtown Atlanta, Midtown, Mercedes-Benz Stadium, and Georgia Tech, the property also enjoys convenient access to the Atlanta BeltLine, making it highly attractive to tenants seeking connectivity to the city’s top employment, entertainment, and recreation destinations. With six bedrooms, strong rental income, and a location in one of Atlanta’s most active redevelopment corridors, this property presents an excellent opportunity for both seasoned and first-time investors. Add a cash-flowing asset to your portfolio while benefiting from the continued growth and appreciation of Atlanta’s Westside.

Key facts

• Tenant occupied
• Convenient access
• Rental income

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• RENTAL INCOME
• CONVENIENT ACCESS
• HIGHLY ATTRACTIVE LOCATION
• ACTIVE REDEVELOPMENT CORRIDOR

Property features AI

Finance

• Other: Located on an asphalt county road; directions: please use GPS
• HOA & community: Near Beltline; Near public transport; Close to schools; Near shopping; Near trails/greenway; Park nearby

Exterior

• Parking: Driveway parking; Open parking available for four vehicles (total 4 spaces)
• Utilities: Public water; Public sewer; 220 volt electric service; Underground utilities; Sewer and water available
• Home design: One-level home; Resale property
• Construction: Cedar and other construction materials; Tar/gravel roof; Block foundation
• Exterior features: Covered side porch; Other exterior features

Interior

• Kitchen: Kitchen with additional/other features; Appliances: other
• Bedrooms: Six main-level bedrooms; Roommate floor plan
• Flooring: Other flooring
• Bathrooms: Six full bathrooms; Master bath with additional/other features
• Heating & cooling: Central heating; Natural gas heating; Ceiling fans for cooling
• Interior features: No shared/common walls; Crawl space foundation
• Laundry & utility: Laundry with other features

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$362,142) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 8.4% 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 (+2.5%/yr); 293 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); lower-income renter base — watch delinquency; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,272/mo this rent would consume 65% of the median local household income ($42k/yr) (locally 1293% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y 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 $17k; list at $199k implies a 1071% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1940 — 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: 1.14% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $362,142
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Arcadia Cir NW	0.21mi	3/2.0 (-1)	1,766 (-3%)	6mo	$195,000	$110	74
106 Stafford St NW	0.31mi	3/2.0 (-1)	1,750 (-4%)	2mo	$399,000	$228	72
224 Chappell Rd NW	0.25mi	5/2.5 (+1)	1,748 (-4%)	9mo	$215,000	$123	67
1497 Eason St NW	0.35mi	3/2.0 (-1)	1,710 (-6%)	6mo	$300,000	$175	63
1336 Sharon St	0.27mi	4/2.0	1,612 (-12%)	6mo	$187,000	$116	63
1049 Martin Luther King Jr Dr NW	0.56mi	4/3.0	1,920 (+5%)	2mo	$303,000	$158	60
1373 M L King Jr Dr	0.30mi	3/2.5 (-1)	2,054 (+12%)	0mo	$407,000	$198	58
185 Rockmart Dr SW	0.54mi	4/3.0	1,768 (-3%)	10mo	$325,000	$184	57
1422 Kennesaw Dr	0.58mi	3/2.0 (-1)	1,624 (-11%)	1mo	$370,000	$228	49
1337 M L King Jr Dr NW	0.30mi	3/3.0 (-1)	1,612 (-12%)	10mo	$410,000	$254	48
1459 Mozley Pl	0.53mi	3/2.5 (-1)	1,599 (-13%)	1mo	$389,900	$244	46
136 Stafford St	0.53mi	3/2.0 (-1)	1,571 (-14%)	6mo	$445,000	$283	42

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-11,228
• Equity at exit: $29,672

10-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $14,540
• Equity at exit: $17,206

Cash invested: $55,720 (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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 293
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$323 /mo · $3,877/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $346

Break-even live

Break-even rent $1,835

Max offer price $199,000

Occupancy floor 80%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 Akridge St NW Atlanta, GA	3.0	2.0	1400	$1,775	$1.27	24d	1	0.04mi
120 Burbank Dr NW Atlanta, GA	3.0	2.0	1331	$1,795	$1.35	24d	1	0.08mi
29 Chappell Rd NW Atlanta, GA	3.0	2.0	1670	$1,953	$1.17	21d	1	0.25mi
66 Holly Rd NW Atlanta, GA	3.0	2.5	1632	$2,228	$1.37	1d	1	0.42mi
1448 Rome Dr NW Unit 1448 Atlanta, GA	3.0	2.5	1400	$2,300	$1.64	12d	1	0.42mi
221 Stafford St NW Atlanta, GA	3.0	2.0	2293	$2,400	$1.05	24d	1	0.43mi
1064 Westmoor Dr NW Atlanta, GA	3.0	3.0	1770	$2,300	$1.30	24d	1	0.48mi
1380 Mozley Pl SW Atlanta, GA	3.0	2.0	1941	$1,400	$0.72	7d	1	0.50mi
167 Rockmart Dr SW Atlanta, GA	4.0	3.5	2347	$3,033	$1.29	24d	1	0.51mi
1603 Ezra Church Dr NW Atlanta, GA	5.0	4.0	2448	$6,000	$2.45	24d	1	0.52mi
15 Ollie St NW Atlanta, GA	3.0	2.5	1594	$3,150	$1.98	24d	1	0.60mi
1004 Desoto St NW Atlanta, GA	3.0	2.0	1550	$1,995	$1.29	24d	1	0.60mi
1005 Westmoor Dr NW Unit A Atlanta, GA	4.0	2.0	1348	$1,695	$1.26	24d	1	0.61mi
155 Rosser St SW Atlanta, GA	3.0	2.0	1500	$2,073	$1.38	24d	1	0.63mi
220 Napoleon Dr SW Atlanta, GA	4.0	3.0	2500	$3,199	$1.28	10d	1	0.68mi
1400 North Ave NW Unit A Atlanta, GA	3.0	2.0	2456	$2,600	$1.06	24d	1	0.68mi
198 Wellington St SW Atlanta, GA	3.0	2.5	1787	$2,700	$1.51	24d	1	0.69mi
492 Pierce Ave NW Unit A Atlanta, GA	4.0	2.5	2470	$1,800	$0.73	18d	1	0.73mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,654	$2.13	24d	1	0.73mi
1000 Palmetto Ave SW Atlanta, GA	3.0	2.0	1566	$1,925	$1.23	24d	1	0.75mi
1181 Westview Dr SW Atlanta, GA	4.0	2.0	1392	$2,400	$1.72	24d	1	0.77mi
176 Racine St SW Atlanta, GA	3.0	2.0	1423	$2,800	$1.97	24d	1	0.78mi
211 Laurel Ave SW Atlanta, GA	5.0	3.0	2000	$3,100	$1.55	24d	1	0.80mi
0 W Lake Ave NW Atlanta, GA	3.0	2.5	1300	$1,900	$1.46	1d	1	0.81mi
272 Joseph E Lowery Blvd NW Atlanta, GA	3.0	1.0	1230	$1,800	$1.46	24d	1	0.82mi
1770 Springview Rd NW Atlanta, GA	3.0	2.0	1262	$2,000	$1.58	24d	1	0.83mi
954 Parsons St SW Atlanta, GA	4.0	3.5	1376	$2,800	$2.03	21d	1	0.86mi
557 Chappell Rd NW Atlanta, GA	3.0	2.0	1264	$1,850	$1.46	5d	1	0.87mi
390 W Lake Ave NW Unit A10 Atlanta, GA	3.0	1.5	1256	$1,275	$1.02	24d	1	0.87mi
390 W Lake Ave NW Apt A1 Atlanta, GA	3.0	1.5	1256	$1,299	$1.03	24d	1	0.87mi
2111 Martin Luther King Junior Dr NW Atlanta, GA	3.0	1.0	1470	$1,800	$1.22	24d	1	0.87mi
884 T P Burruss SR Dr SW Atlanta, GA	3.0	2.0	1366	$2,299	$1.68	24d	1	0.88mi
891 Rock St NW Atlanta, GA	2.0–3.0	2.0	1104	$1,491	$1.35	24d	4	0.89mi
740 Liberty Commons Dr NW #1101 Atlanta, GA	3.0	3.5	1890	$2,600	$1.38	24d	1	0.90mi
152 Joseph Echols Lowery Blvd SW Atlanta, GA	4.0	3.0	1822	$4,000	$2.20	24d	1	0.94mi
60 Paschal Blvd NW Atlanta, GA	1.0–3.0	1.0–2.5	945	$1,625	$1.72	24d	25	0.95mi
415 Hopkins St SW Atlanta, GA	3.0	1.0	2550	$2,000	$0.78	5d	1	0.98mi
455 Joseph E Lowery Blvd NW Atlanta, GA	3.0	2.5	1890	$1,950	$1.03	12d	1	1.02mi
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,556	$1.31	4d	9	1.06mi
1462 Lucile Ave SW Atlanta, GA	5.0	3.0	1700	$2,300	$1.35	24d	1	1.11mi

Listing history 6 events

1. 2026-06-18
   days on market $199,000 Active 6 DOM
2. 2026-06-17
   days on market $199,000 Active 5 DOM
3. 2026-06-16
   days on market $199,000 Active 4 DOM
4. 2026-06-15
   days on market $199,000 Active 3 DOM
5. 2026-06-13
   remarks 681-char remark
6. 2026-06-13
   listed $199,000 Active 1 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: $3,877 · $323/mo
• Projected year-2 tax: $3,877 · $323/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 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,267
• − Mortgage interest: −$11,147
• − Property taxes: −$3,877
• − Insurance: −$995
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$5,789
• Taxable income: $1,097
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $3,883/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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

+17.1% since first listed

32 events — show timeline

• 2026-06-12 Listed $199,000 FMLS
• 2026-06-12 Listed $199,000 FMLS
• 2015-05-12 Price Changed $17,000 FMLS
• 2015-05-11 Listing Removed — FMLS
• 2015-05-10 Price Changed $17,000 GAMLS
• 2015-04-25 Contingent — FMLS
• 2015-04-25 Pending — GAMLS
• 2015-04-25 Price Changed $22,100 GAMLS
• 2015-03-14 Sold (MLS) $17,000 GAMLS
• 2015-03-13 Price Changed $22,100 FMLS
• 2015-03-13 Sold (MLS) $17,000 FMLS
• 2015-01-07 Relisted — GAMLS
• 2015-01-07 Listing Removed — GAMLS
• 2015-01-02 Listed $22,000 FMLS
• 2014-12-30 Listing Removed — FMLS
• 2014-11-27 Price Changed $22,000 FMLS
• 2014-11-27 Price Changed $22,100 FMLS
• 2014-11-02 Price Changed $22,000 FMLS
• 2014-11-02 Price Changed $22,100 FMLS
• 2014-10-06 Listed $22,100 GAMLS
• 2014-10-04 Price Changed $22,100 FMLS
• 2014-10-01 Listing Removed — GAMLS
• 2014-09-28 Price Changed $22,000 GAMLS
• 2014-09-28 Listed $22,000 FMLS
• 2014-05-09 Listing Removed — FMLS
• 2014-03-13 Price Changed $53,000 GAMLS
• 2014-03-12 Price Changed $53,000 FMLS
• 2014-01-19 Listed $59,000 GAMLS
• 2013-12-21 Listed $59,000 FMLS
• 2005-06-06 Sold (Public Records) $190,000 Public Records
• 2003-11-18 Sold (Public Records) $170,000 Public Records
• 2003-09-16 Sold (Public Records) $170,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,877 · -0.2% YoY. Source: county tax records.