1650 North Ave NW · Atlanta, GA 30318

$135,000

2 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 56 Days on market

Built 1940 10,088 sqft lot Est $182k · 26% under

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

Key facts

• Outdoor space
• Sizable lot
• 0.23 acre lot

Tags

• SIZABLE LOT
• OUTDOOR SPACE
• CONVENIENT INTOWN LOCATION
• CLOSE TO WESTSIDE PARK
• MINUTES FROM WEST MIDTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Woodson Park Academy School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 863 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 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 2% at this address vs 32% district-wide (-29 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 (+3.3%/yr); 732 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $933 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 56 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 8 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: 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 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.16% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $181,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1650 North Ave NW	0.00mi	2/1.0	1,076 (0%)	1mo	$125,000	$116	99
1829 Detroit Ave	0.30mi	3/1.0 (+1)	1,107 (+3%)	6mo	$120,700	$109	72
227 Chappell Rd NW	0.67mi	3/1.0 (+1)	1,097 (+2%)	1mo	$185,000	$169	60
1722 Detroit Ave NW	0.18mi	3/1.5 (+1)	1,218 (+13%)	4mo	$240,000	$197	59
142 Holly Dr NW	0.64mi	2/1.0	1,008 (-6%)	4mo	$115,000	$114	56
1968 Markone St NW	0.56mi	3/2.0 (+1)	1,126 (+5%)	2mo	$167,500	$149	56
857 Gertrude Pl NW	0.73mi	3/1.0 (+1)	1,100 (+2%)	5mo	$105,000	$95	53
170 Adeline Ave NW	0.74mi	3/2.0 (+1)	1,040 (-3%)	3mo	$235,000	$226	48
1901 Maywood Pl NW	0.54mi	3/2.0 (+1)	1,201 (+12%)	4mo	$235,000	$196	44
403 Westchester Blvd NW	0.70mi	3/2.0 (+1)	1,000 (-7%)	8mo	$180,000	$180	40
1400 North Ave NW	0.48mi	3/2.0 (+1)	1,228 (+14%)	6mo	$270,000	$220	40
2043 Chicago Ave NW	0.75mi	3/1.0 (+1)	915 (-15%)	2mo	$120,000	$131	34

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,651
• Equity at exit: $20,129

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $19,430
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$708
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $263

Break-even live

Break-even rent $1,232

Max offer price $135,000

Occupancy floor 78%

Sensitivity live

Price	-10% $340	-5% $301	+0% $263	+5% $225	+10% $187
Rent	-10% $140	-5% $201	+0% $263	+5% $325	+10% $387
Rate	-1.0pp $331	-0.5pp $298	base $263	+0.5pp $228	+1.0pp $193

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
390 W Lake Ave NW Apt A1 Atlanta, GA	3.0	1.5	1256	$1,299	$1.03	25d	1	0.14mi
390 W Lake Ave NW Unit A10 Atlanta, GA	3.0	1.5	1256	$1,275	$1.02	25d	1	0.14mi
390 W Lake Ave NW Unit B9 Atlanta, GA	2.0	1.5	1256	$1,275	$1.02	25d	1	0.14mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	25d	1	0.16mi
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,344	$1.13	5d	9	0.19mi
371 Lanier St NW #1 Atlanta, GA	2.0	1.0	700	$1,250	$1.79	8d	1	0.24mi
427 Holly St NW Atlanta, GA	2.0	2.0	900	$2,100	$2.33	25d	1	0.29mi
399 Holly St NW Unit 6 Atlanta, GA	2.0	1.0	775	$1,500	$1.94	19d	1	0.31mi
636 Francis Pl NW Unit A Atlanta, GA	2.0	2.0	1380	$1,800	$1.30	25d	1	0.36mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	25d	1	0.42mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	25d	1	0.42mi
240 Whitaker Cir NW Atlanta, GA	1.0	1.0	1414	$685	$0.48	19d	1	0.43mi
240 Whitaker Cir NW Atlanta, GA	1.0	1.0	1414	$665	$0.47	6d	1	0.43mi
687 S Evelyn Pl NW Atlanta, GA	3.0	2.5	1200	$1,943	$1.62	0d	1	0.45mi
725 Matilda Pl NW Atlanta, GA	2.0	1.0	1225	$1,450	$1.18	25d	1	0.47mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	25d	1	0.50mi
557 Chappell Rd NW Atlanta, GA	3.0	2.0	1264	$1,850	$1.46	6d	1	0.50mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	25d	1	0.51mi
1448 Rome Dr NW Unit 1448 Atlanta, GA	3.0	2.5	1400	$2,300	$1.64	13d	1	0.52mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	25d	1	0.53mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	25d	1	0.54mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	21d	1	0.54mi
1770 Springview Rd NW Atlanta, GA	3.0	2.0	1262	$2,000	$1.58	25d	1	0.55mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,850	$2.29	0d	1	0.56mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,654	$2.13	25d	1	0.56mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	25d	1	0.63mi
1824 Tiger Flowers Dr NW Atlanta, GA	1.0	1.0	1400	$925	$0.66	25d	1	0.65mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	6d	1	0.65mi
1441 Andrews St NW Unit 2 Atlanta, GA	1.0	1.0	950	$795	$0.84	8d	1	0.65mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	0.75mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	4d	1	0.75mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	4d	1	0.77mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	13d	1	0.82mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	8d	1	0.82mi
166 Anderson Ave NW Apt B6 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	0d	1	0.83mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	4d	1	0.83mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	25d	1	0.83mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$775	$0.69	25d	1	0.86mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$970	$0.87	8d	1	0.86mi
1332 Akridge St NW Atlanta, GA	3.0	2.0	1400	$1,775	$1.27	25d	1	0.91mi

Listing history 18 events

1. 2026-04-23
   status Pending
2. 2026-04-20
   status Under Contract 752-char remark

   Show marketing remark (752 chars)

   This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

3. 2026-04-20
   historical Active Under Contract

   Show marketing remark (752 chars)

   This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

4. 2026-04-03
   status Back On Market 752-char remark

   Show marketing remark (752 chars)

   This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

5. 2026-04-03
   status Active

   Show marketing remark (752 chars)

   This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

6. 2026-02-15
   status Pending
7. 2026-02-09
   status Under Contract 752-char remark

   Show marketing remark (752 chars)

   This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

8. 2026-02-09
   historical Active Under Contract

   Show marketing remark (752 chars)

   This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

9. 2026-01-30
   status Back On Market 752-char remark

   Show marketing remark (752 chars)

   This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

10. 2026-01-30
    status Active

    Show marketing remark (752 chars)

    This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

11. 2026-01-21
    status Under Contract 752-char remark

    Show marketing remark (752 chars)

    This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

12. 2026-01-21
    historical Active Under Contract

    Show marketing remark (752 chars)

    This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

13. 2026-01-14
    status Back On Market 752-char remark

    Show marketing remark (752 chars)

    This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

14. 2026-01-14
    status Active

    Show marketing remark (752 chars)

    This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

15. 2026-01-12
    status Under Contract 752-char remark

    Show marketing remark (752 chars)

    This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

16. 2026-01-12
    historical Active Under Contract

    Show marketing remark (752 chars)

    This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

17. 2026-01-08
    listed $135,000 Active

    Show marketing remark (752 chars)

    This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

18. 2026-01-08
    listed $135,000 New 752-char remark

    Show marketing remark (752 chars)

    This two bedroom, one bath home sits on a sizable lot and offers tremendous potential for renovation, expansion, or new construction. Whether you're an investor, builder, or buyer looking to create a custom home, this property provides a rare chance to reimagine your own space in a convenient intown location. The large lot size allows for flexible future possibilities and outdoor space rarely found intown. Close to sprawling Westside Park and just minutes from the energy of West Midtown and Downtown Atlanta, the location provides convenience, connectivity, and future upside with tons of great dining and entertainment nearby. Being sold as-is, this property is ideal for those with vision and an eye for opportunity at an unbeatable price point!

ⓘ 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: $2,512 · $209/mo
• Projected year-2 tax: $2,512 · $209/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 ≥103°F today · 18 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: $18,786
• − Mortgage interest: −$7,562
• − Property taxes: −$2,512
• − Insurance: −$675
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$3,927
• Taxable income: $1,104
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $2,894/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

+0.0% since first listed

18 events — show timeline

• 2026-04-23 Pending — FMLS
• 2026-04-20 Pending — GAMLS
• 2026-04-20 Contingent — FMLS
• 2026-04-03 Relisted — GAMLS
• 2026-04-03 Relisted — FMLS
• 2026-02-15 Pending — FMLS
• 2026-02-09 Pending — GAMLS
• 2026-02-09 Contingent — FMLS
• 2026-01-30 Relisted — GAMLS
• 2026-01-30 Relisted — FMLS
• 2026-01-21 Pending — GAMLS
• 2026-01-21 Contingent — FMLS
• 2026-01-14 Relisted — GAMLS
• 2026-01-14 Relisted — FMLS
• 2026-01-12 Pending — GAMLS
• 2026-01-12 Contingent — FMLS
• 2026-01-08 Listed $135,000 GAMLS
• 2026-01-08 Listed $135,000 FMLS

Property tax history

+25.4%/yr

Latest (2025): $2,512 · -4.0% YoY. Source: county tax records.