998 Linam Ave SE · Atlanta, GA 30315

$200,000

3 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 29 Days on market

Built 1930 5,998 sqft lot $172/sqft · 46% below area Est $367k · 46% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.8/10.0
• 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

ESTATE PROPERTY SOLD AS IS WITH NO SELLER'S PROPERTY DISCLOSURE STATEMENT. Location, Location, Location . . . Peoplestown is one of Atlanta's hottest neighborhoods. Just a short stroll to DH Stanton Park & Beltline Entrance, The Beacon, Grant Park, Zoo Atlanta, Centre Parc Stadium (former Braves Stadium), and the GSU Convocation Center (Basketball Arena). This original 1930's bungalow that needs a lot of LOVE or perfect location for a new build. 3 Bedrooms 1 Bathrooms on a level lot with easy access to shopping, interstates, downtown Atlanta and Hartsfield International Airport.

Key facts

• Level lot
• 5,998 sq ft lot
• Built 1930

Tags

• LEVEL LOT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO INTERSTATES

Property features AI

Finance

• HOA & community: Near Beltline

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric
• Home design: One-level home; Resale property
• Construction: Composition roof; Block foundation; Construction materials: Other
• Exterior features: Front porch

Interior

• Kitchen: Kitchen features: Other; Appliances: Other
• Bedrooms: Three main-level bedrooms; Other bedroom features
• Flooring: Wood flooring
• Bathrooms: One full bathroom (main level); Master bath: Other features
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Barack And Michelle Obama Academy (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 258 students, 100% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL); Maynard Jackson High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,474 students, 44% FRL).
• Zoned-school proficiency averages 18% at this address vs 32% district-wide (-13 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 (+3.2%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,157/mo this rent would consume 51% of the median local household income ($51k/yr) (locally 2962% 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

• It's been on market 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.08% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 7.7

CMA / ARV

• ARV (median comp): $367,177
• List price: $200,000
• Delta: -45.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
972 Fern Ave SE	0.07mi	3/2.0	1,200 (+3%)	9mo	$259,000	$216	80
1079 Grant Way SE	0.35mi	3/2.0	1,148 (-2%)	2mo	$340,000	$296	75
73 Haygood Ave SE	0.07mi	3/1.0	1,323 (+14%)	1mo	$164,000	$124	73
1058 Grant Ter SE	0.38mi	3/2.0	1,148 (-2%)	4mo	$309,500	$270	72
946 Crew St SW	0.23mi	2/1.0 (-1)	1,218 (+4%)	8mo	$208,000	$171	70
1078 Grant Ter SE	0.40mi	4/2.0 (+1)	1,148 (-2%)	5mo	$303,500	$264	65
1000 Washington St	0.28mi	4/1.0 (+1)	1,040 (-11%)	1mo	$165,000	$159	63
970 Washington St SW	0.29mi	3/1.0	1,288 (+10%)	10mo	$185,250	$144	60
1227 Hill St	0.58mi	3/2.0	1,210 (+4%)	8mo	$475,000	$393	56
1388 Lansing St	0.73mi	3/2.0	1,152 (-1%)	7mo	$380,000	$330	54
43 Gammon Ave SE	0.65mi	3/1.0	1,296 (+11%)	6mo	$165,000	$127	46
1057 Fortress Ave SW	0.52mi	3/2.0	1,300 (+12%)	10mo	$262,000	$202	45

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-18,567
• Equity at exit: $29,821

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,358
• Equity at exit: $17,292

Cash invested: $56,000 (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 30315

• Rents YoY: 3.2%
• Active inventory: 391
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$364 /mo · $4,366/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $208

Break-even live

Break-even rent $1,894

Max offer price $200,000

Occupancy floor 85%

Sensitivity live

Price	-10% $321	-5% $264	+0% $208	+5% $151	+10% $95
Rent	-10% $37	-5% $123	+0% $208	+5% $293	+10% $378
Rate	-1.0pp $309	-0.5pp $259	base $208	+0.5pp $156	+1.0pp $103

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1054 Atlanta, GA	3.0–4.0	2.0	1295	$1,974	$1.52	21d	2	0.10mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	8d	6	0.13mi
967 Martin St SE Atlanta, GA	3.0	2.0	1162	$1,950	$1.68	25d	1	0.16mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,050	$2.50	0d	18	0.17mi
45 Boynton Ave SE Atlanta, GA	2.0–4.0	2.5–4.0	1452	$2,938	$2.02	0d	14	0.17mi
940 Martin St SE Atlanta, GA	3.0	3.0	1364	$2,495	$1.83	25d	1	0.21mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,688	$1.84	25d	1	0.28mi
222 Tuskegee St SE Atlanta, GA	2.0–3.0	1.0–2.0	1202	$1,525	$1.27	25d	6	0.34mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	0d	31	0.38mi
51 Little St SE Atlanta, GA	3.0	2.5	1478	$2,995	$2.03	25d	1	0.41mi
979 Hill St SE Atlanta, GA	3.0	2.0	1380	$3,000	$2.17	23d	1	0.42mi
1000 Hill St SE Unit A Atlanta, GA	2.0	1.0	1500	$2,323	$1.55	8d	1	0.44mi
207 South Ave SE Atlanta, GA	2.0	1.0	750	$1,977	$2.64	25d	1	0.45mi
767 Terry St SE Unit B Atlanta, GA	3.0	2.0	1330	$2,600	$1.95	25d	1	0.46mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	25d	1	0.52mi
60 Adore Ct SE Atlanta, GA	2.0	2.0	1139	$2,200	$1.93	16d	1	0.52mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	891	$2,234	$2.51	0d	27	0.56mi
691 Concrete Aly SE Atlanta, GA	2.0	2.0	1171	$4,521	$3.86	19d	1	0.61mi
141 McDonough Blvd SE Atlanta, GA	3.0	2.0	1242	$2,250	$1.81	25d	1	0.62mi
679 Arcos Way SE Atlanta, GA	2.0	2.5	1500	$2,650	$1.77	17d	1	0.64mi
1093 West Ave SW Atlanta, GA	2.0	1.0–2.0	770	$1,414	$1.84	0d	6	0.65mi
795 Grant St SE Atlanta, GA	3.0	2.0	1474	$5,200	$3.53	3d	1	0.66mi
235 Dodd Ave SW Atlanta, GA	2.0	2.0	1120	$1,595	$1.42	0d	1	0.72mi
430 Englewood Ave SE Atlanta, GA	3.0	1.0–2.0	938	$3,605	$3.84	2d	28	0.74mi
1048 Garibaldi St SW Atlanta, GA	2.0	2.0	1280	$2,150	$1.68	25d	1	0.76mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$3,064	$2.69	0d	22	0.78mi
117 Thayer Ave SE Atlanta, GA	3.0	1.0	1241	$1,666	$1.34	15d	1	0.79mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,728	$1.87	4d	6	0.81mi
1175 Garibaldi St SW Atlanta, GA	3.0	2.5	1364	$2,295	$1.68	0d	1	0.83mi
1040 Smith St SW Atlanta, GA	3.0	2.5	1500	$1,595	$1.06	25d	1	0.84mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	25d	1	0.86mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	17d	1	0.87mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	0d	1	0.87mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	25d	1	0.87mi
356 Georgia Ave SE Atlanta, GA	4.0	2.0	1472	$3,195	$2.17	17d	1	0.89mi
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	17d	1	0.92mi
1015 Boulevard SE Atlanta, GA	2.0	1.0–2.0	933	$2,707	$2.90	0d	17	0.95mi
1099 Boulevard SE Atlanta, GA	2.0	1.0–2.0	928	$2,206	$2.38	0d	34	0.96mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	13d	1	0.97mi
547 Atlanta Ave SE Atlanta, GA	2.0	1.0	1000	$1,850	$1.85	25d	1	0.98mi

Listing history 11 events

1. 2026-04-27
   listed $200,000 New 592-char remark

   Show marketing remark (592 chars)

   ESTATE PROPERTY SOLD AS IS WITH NO SELLER'S PROPERTY DISCLOSURE STATEMENT. Location, Location, Location . . . Peoplestown is one of Atlanta's hottest neighborhoods. Just a short stroll to DH Stanton Park & Beltline Entrance, The Beacon, Grant Park, Zoo Atlanta, Centre Parc Stadium (former Braves Stadium), and the GSU Convocation Center (Basketball Arena). This original 1930's bungalow that needs a lot of LOVE or perfect location for a new build. 3 Bedrooms 1 Bathrooms on a level lot with easy access to shopping, interstates, downtown Atlanta and Hartsfield International Airport.

2. 2026-04-27
   listed $200,000 Active 592-char remark

   Show marketing remark (592 chars)

   ESTATE PROPERTY SOLD AS IS WITH NO SELLER'S PROPERTY DISCLOSURE STATEMENT. Location, Location, Location . . . Peoplestown is one of Atlanta's hottest neighborhoods. Just a short stroll to DH Stanton Park & Beltline Entrance, The Beacon, Grant Park, Zoo Atlanta, Centre Parc Stadium (former Braves Stadium), and the GSU Convocation Center (Basketball Arena). This original 1930's bungalow that needs a lot of LOVE or perfect location for a new build. 3 Bedrooms 1 Bathrooms on a level lot with easy access to shopping, interstates, downtown Atlanta and Hartsfield International Airport.

3. 2024-10-10
   status Active
4. 2024-10-10
   status Back On Market
5. 2024-10-10
   historical
6. 2024-10-10
   historical
7. 2024-09-24
   status Pending
8. 2024-09-20
   status Under Contract
9. 2024-09-20
   historical Active Under Contract
10. 2024-09-06
    listed $200,000 Active
11. 2024-09-06
    listed $200,000 New

ⓘ 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: $4,366 · $364/mo
• Projected year-2 tax: $4,366 · $364/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $25,881
• − Mortgage interest: −$11,203
• − Property taxes: −$4,366
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$5,818
• Taxable loss: −$647
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $2,650/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

+0.0% since first listed

14 events — show timeline

• 2026-05-27 Pending — FMLS
• 2026-05-19 Pending — GAMLS
• 2026-05-19 Contingent — FMLS
• 2026-04-27 Listed $200,000 GAMLS
• 2026-04-27 Listed $200,000 FMLS
• 2024-10-10 Relisted — FMLS
• 2024-10-10 Relisted — GAMLS
• 2024-10-10 Listing Removed — GAMLS
• 2024-10-10 Listing Removed — FMLS
• 2024-09-24 Pending — FMLS
• 2024-09-20 Pending — GAMLS
• 2024-09-20 Contingent — FMLS
• 2024-09-06 Listed $200,000 GAMLS
• 2024-09-06 Listed $200,000 FMLS

Property tax history

+5.2%/yr

Latest (2025): $4,366 · +4.7% YoY. Source: county tax records.