416 Macedonia Rd SE · Atlanta, GA 30354

$140,000

4 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 32 Days on market

Built 1960 10,572 sqft lot Est $155k · 10% under

---

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 +26.2/30.0
• ARV discount +11.9/15.0
• DSCR +8.9/10.0
• 1% rule +7.8/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 4-bedroom home, perfect for first-time buyers looking to create their dream space. Step inside to discover a bright and inviting kitchen featuring beautiful countertops and ample cabinetry, ideal for culinary enthusiasts. The layout flows seamlessly into the cozy living area, providing a warm atmosphere for gatherings. Outside, the blank slate backyard offers endless possibilities for landscaping, gardening, or entertaining, allowing you to customize it to your liking. The fourth bedroom is perfect for a home office. Don't miss this opportunity to make this delightful home your own! Schedule a showing today!

Key facts

• Bright kitchen
• Ample cabinetry
• Cozy living area

Tags

• BRIGHT KITCHEN
• AMPLE CABINETRY
• COZY LIVING AREA
• BLANK SLATE BACKYARD
• HOME OFFICE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 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: Heritage Academy Elementary School (math 5% / reading 8%, grade F, #1,153 of 1,228 statewide, top 94%, 398 students, 100% FRL); South Atlanta High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 928 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 7% at this address vs 32% district-wide (-25 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 fast (+5.5%/yr); 179 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 34% of the median local income ($63k/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 $968 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 + 5.5% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($136k) 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.

Risks & watch-outs

• 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1960 — 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: 1.28% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $155,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Macedonia Rd SE	0.00mi	4/1.0	1,000 (0%)	1mo	$130,000	$130	99
408 Macedonia Rd SE	0.01mi	3/1.0 (-1)	1,000 (0%)	4mo	$100,000	$100	92
385 Macedonia Rd SE	0.07mi	3/1.0 (-1)	1,000 (0%)	1mo	$147,000	$147	91
3382 Renault Rd	0.16mi	3/1.0 (-1)	1,000 (0%)	5mo	$96,500	$97	83
442 Cologne Dr SE	0.19mi	3/1.0 (-1)	1,000 (0%)	6mo	$155,000	$155	81
398 Cologne Dr SE	0.13mi	3/2.0 (-1)	1,000 (0%)	5mo	$170,000	$170	81
459 Oak Dr SE	0.26mi	3/1.0 (-1)	1,000 (0%)	8mo	$155,000	$155	76
482 Cologne Dr SE	0.25mi	3/1.0 (-1)	1,000 (0%)	9mo	$164,235	$164	76
3242 Browns Mill Rd SE	0.32mi	3/1.5 (-1)	1,000 (0%)	4mo	$141,000	$141	75
3330 Villa Cir	0.32mi	3/1.0 (-1)	1,000 (0%)	8mo	$153,000	$153	74
3508 Ruby H Harper Blvd SE	0.39mi	3/2.0 (-1)	1,000 (0%)	5mo	$219,990	$220	68
408 Belgarde Pl SE	0.07mi	3/2.0 (-1)	1,150 (+15%)	7mo	$210,000	$183	57

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,656
• Equity at exit: $20,874

10-year hold

• IRR: 14.9%
• Equity multiple: 2.36×
• Total profit: $53,224
• Equity at exit: $12,105

Cash invested: $39,200 (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 30354

• Home prices YoY: -17.5%
• Rents YoY: 5.5%
• Active inventory: 179
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$734
• Tax from tax record: −$269 /mo · $3,230/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $357

Break-even live

Break-even rent $1,344

Max offer price $140,000

Occupancy floor 75%

Sensitivity live

Price	-10% $436	-5% $396	+0% $357	+5% $317	+10% $278
Rent	-10% $215	-5% $286	+0% $357	+5% $428	+10% $499
Rate	-1.0pp $427	-0.5pp $392	base $357	+0.5pp $320	+1.0pp $284

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
382 Cologne Dr SE Atlanta, GA	3.0	1.0	1100	$1,400	$1.27	0d	1	0.10mi
324 Macedonia Rd SE Atlanta, GA	3.0	1.0	1000	$1,295	$1.29	8d	1	0.17mi
331 Simca St SE Atlanta, GA	3.0	1.0	1000	$1,700	$1.70	4d	1	0.20mi
483 Oak Dr SE Atlanta, GA	5.0	3.0	1205	$3,800	$3.15	25d	1	0.22mi
3188 Ward Dr SW Atlanta, GA	3.0	1.5	1025	$1,800	$1.76	13d	1	0.62mi
500 Hutchens Rd SE Atlanta, GA	4.0	2.0	1248	$2,400	$1.92	17d	1	0.63mi
210 Oak Dr SE Atlanta, GA	3.0	2.0	1330	$1,400	$1.05	25d	1	0.64mi
633 Sandys Ln SE Atlanta, GA	3.0	2.0	1314	$1,950	$1.48	6d	1	0.67mi
167 Alyson Ct SE Atlanta, GA	4.0	2.0	1344	$1,825	$1.36	25d	1	0.72mi
445 Cleveland Ave SE Atlanta, GA	2.0–3.0	1.0–2.0	1014	$1,591	$1.57	2d	13	1.08mi
3128 Waters Rd SW Atlanta, GA	5.0	2.0	1460	$1,990	$1.36	0d	1	1.17mi
837 Forrest Cir SE Atlanta, GA	3.0	2.0	1500	$1,845	$1.23	25d	1	1.18mi
1006 Hutchens Rd SE Atlanta, GA	3.0	2.0	881	$2,800	$3.18	25d	1	1.19mi
2694 Fairlane Dr SE Atlanta, GA	4.0	2.0	1372	$2,800	$2.04	25d	1	1.20mi
3054 Waters Rd SW Atlanta, GA	3.0	1.0	891	$1,800	$2.02	8d	1	1.22mi
3066 Waters Rd SW Atlanta, GA	3.0	1.0	1144	$1,395	$1.22	21d	1	1.23mi
3450 Forrest Park Rd SE Atlanta, GA	1.0–3.0	1.0–2.0	1002	$1,537	$1.53	25d	11	1.30mi
436 Grady Pl Atlanta, GA	3.0	2.0	1425	$2,100	$1.47	16d	1	1.37mi
45 Baker Dr SW Atlanta, GA	3.0	2.0	1056	$1,600	$1.52	25d	1	1.42mi
2745 Old Hapeville Rd SW Atlanta, GA	2.0–3.0	2.0	1007	$1,375	$1.36	16d	1	1.46mi
231 Maple St Atlanta, GA	3.0	2.0	1068	$1,645	$1.54	44d	1	1.47mi

Listing history 29 events

1. 2026-05-22
   soldstatus $130,000 Sold 641-char remark

   Show marketing remark (641 chars)

   Welcome to this charming 4-bedroom home, perfect for first-time buyers looking to create their dream space. Step inside to discover a bright and inviting kitchen featuring beautiful countertops and ample cabinetry, ideal for culinary enthusiasts. The layout flows seamlessly into the cozy living area, providing a warm atmosphere for gatherings. Outside, the blank slate backyard offers endless possibilities for landscaping, gardening, or entertaining, allowing you to customize it to your liking. The fourth bedroom is perfect for a home office. Don't miss this opportunity to make this delightful home your own! Schedule a showing today!

2. 2026-04-13
   status Under Contract 641-char remark

   Show marketing remark (641 chars)

   Welcome to this charming 4-bedroom home, perfect for first-time buyers looking to create their dream space. Step inside to discover a bright and inviting kitchen featuring beautiful countertops and ample cabinetry, ideal for culinary enthusiasts. The layout flows seamlessly into the cozy living area, providing a warm atmosphere for gatherings. Outside, the blank slate backyard offers endless possibilities for landscaping, gardening, or entertaining, allowing you to customize it to your liking. The fourth bedroom is perfect for a home office. Don't miss this opportunity to make this delightful home your own! Schedule a showing today!

3. 2026-04-13
   status Pending

   Show marketing remark (641 chars)

   Welcome to this charming 4-bedroom home, perfect for first-time buyers looking to create their dream space. Step inside to discover a bright and inviting kitchen featuring beautiful countertops and ample cabinetry, ideal for culinary enthusiasts. The layout flows seamlessly into the cozy living area, providing a warm atmosphere for gatherings. Outside, the blank slate backyard offers endless possibilities for landscaping, gardening, or entertaining, allowing you to customize it to your liking. The fourth bedroom is perfect for a home office. Don't miss this opportunity to make this delightful home your own! Schedule a showing today!

4. 2026-03-12
   listed $140,000 New 641-char remark

   Show marketing remark (641 chars)

   Welcome to this charming 4-bedroom home, perfect for first-time buyers looking to create their dream space. Step inside to discover a bright and inviting kitchen featuring beautiful countertops and ample cabinetry, ideal for culinary enthusiasts. The layout flows seamlessly into the cozy living area, providing a warm atmosphere for gatherings. Outside, the blank slate backyard offers endless possibilities for landscaping, gardening, or entertaining, allowing you to customize it to your liking. The fourth bedroom is perfect for a home office. Don't miss this opportunity to make this delightful home your own! Schedule a showing today!

5. 2026-03-12
   listed $140,000 Active

   Show marketing remark (641 chars)

   Welcome to this charming 4-bedroom home, perfect for first-time buyers looking to create their dream space. Step inside to discover a bright and inviting kitchen featuring beautiful countertops and ample cabinetry, ideal for culinary enthusiasts. The layout flows seamlessly into the cozy living area, providing a warm atmosphere for gatherings. Outside, the blank slate backyard offers endless possibilities for landscaping, gardening, or entertaining, allowing you to customize it to your liking. The fourth bedroom is perfect for a home office. Don't miss this opportunity to make this delightful home your own! Schedule a showing today!

6. 2026-03-10
   historical
7. 2025-07-24
   status Back On Market
8. 2025-07-15
   status Under Contract
9. 2025-07-03
   status Back On Market
10. 2025-05-14
    status Under Contract
11. 2025-04-10
    price $160,000
12. 2025-04-06
    price $170,000
13. 2025-02-06
    price $180,000
14. 2024-11-11
    price $190,000
15. 2024-10-03
    price $200,000
16. 2024-09-03
    listed $210,000 New
17. 2019-04-16
    soldstatus $74,500 Sold
18. 2019-04-15
    status Pending Offer Approval
19. 2019-04-15
    status Pending
20. 2019-04-15
    soldstatus $74,500
21. 2019-04-11
    soldstatus $74,500 Closed
22. 2019-04-02
    listed $74,500 Active
23. 2019-04-02
    listed $74,500 New
24. 2019-03-15
    historical
25. 2019-02-17
    price $84,800
26. 2019-02-13
    listed $88,500 New
27. 2019-01-25
    historical
28. 2019-01-10
    listed $92,100 New
29. 2017-12-15
    soldstatus $60,000

ⓘ 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: $3,230 · $269/mo
• Projected year-2 tax: $3,230 · $269/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 ≥104°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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,546
• − Mortgage interest: −$7,842
• − Property taxes: −$3,230
• − Insurance: −$700
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$4,073
• Taxable income: $2,254
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $3,740/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): 16,182
• Household income: $63,189
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 930.0

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 (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 16% White 10% Two or more races 9% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Swedish 1%
• Foreign-born: 11% · Canada, Vietnam, Guatemala
• Languages at home: 81% English-only · Spanish 15% German/W. Germanic 1% Vietnamese 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: ▼ -67.78%
• Current HPI: 320.1111
• Rent YoY: ▲ 5.45%
• 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

+116.7% since first listed

29 events — show timeline

• 2026-05-22 Sold (MLS) $130,000 GAMLS
• 2026-04-13 Pending — GAMLS
• 2026-04-13 Pending — FMLS
• 2026-03-12 Listed $140,000 FMLS
• 2026-03-12 Listed $140,000 GAMLS
• 2026-03-10 Listing Removed — GAMLS
• 2025-07-24 Relisted — GAMLS
• 2025-07-15 Pending — GAMLS
• 2025-07-03 Relisted — GAMLS
• 2025-05-14 Pending — GAMLS
• 2025-04-10 Price Changed $160,000 GAMLS
• 2025-04-06 Price Changed $170,000 GAMLS
• 2025-02-06 Price Changed $180,000 GAMLS
• 2024-11-11 Price Changed $190,000 GAMLS
• 2024-10-03 Price Changed $200,000 GAMLS
• 2024-09-03 Listed $210,000 GAMLS
• 2019-04-16 Sold (MLS) $74,500 GAMLS
• 2019-04-15 Pending — GAMLS
• 2019-04-15 Pending — FMLS
• 2019-04-15 Sold (Public Records) $74,500 Public Records
• 2019-04-11 Sold (MLS) $74,500 FMLS
• 2019-04-02 Listed $74,500 GAMLS
• 2019-04-02 Listed $74,500 FMLS
• 2019-03-15 Listing Removed — GAMLS
• 2019-02-17 Price Changed $84,800 GAMLS
• 2019-02-13 Listed $88,500 GAMLS
• 2019-01-25 Listing Removed — GAMLS
• 2019-01-10 Listed $92,100 GAMLS
• 2017-12-15 Sold (Public Records) $60,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,230 · +17.6% YoY. Source: county tax records.