701 Garibaldi St · Atlanta, GA 30310

$170,000

4 bd · 2.0 ba · 2,292 sqft · SingleFamily public records · 7 Days on market

Built 1930 5,009 sqft lot $74/sqft · 58% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity. Caution: vacant walk porch-approach carefully. Buyer may salvage or demolish. Minutes to shopping, dining, schools, and highways. Perfect for savvy buyer; sold as-is. Build your dream home!!!

Key facts

• 5,009 sq ft lot
• 2 parking spots
• Built 1930

Property features AI

Finance

• Other: Road surface: asphalt; Directions: use GPS
• Financial info: Multi-family units to be built: 0
• HOA & community: Near public transport; Near schools; Near shopping

Exterior

• Parking: Driveway with two total parking spaces; Open parking available
• Security: No security features specified
• Utilities: Public water; Public sewer; Natural gas available; Electric service listed as other; Sewer available; Water available
• Home design: One level; Fee simple ownership; Shingle roof; Property condition: fixer
• Construction: Aluminum and vinyl siding; Slab foundation
• Exterior features: Front porch; Back yard fencing (fenced)

Interior

• Kitchen: No kitchen features specified
• Bedrooms: Four main-level bedrooms
• Flooring: Flooring listed as other (specifics not provided)
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom: none specified
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: No shared/common walls; Crawl space foundation
• Laundry & utility: Appliances listed as other (specifics not provided)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Cap rate 14.9% 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: Paul L. Dunbar Elementary School (math 24% / reading 24%, grade F, #753 of 1,228 statewide, top 64%, 287 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 schools at 72% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 452 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,184/mo this rent would consume 72% of the median local household income ($53k/yr) (locally 1676% 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 $5k 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 + 2.8% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 11y 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: moderate wind risk, 25% 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 $170,000

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: 1.87% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.56%
• DSCR: 2.36
• GRM: 4.4

CMA / ARV

• ARV (median comp): $405,810
• List price: $170,000
• Delta: -58.11%
• 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
727 Garibaldi St SW	0.05mi	4/3.5	2,500 (+9%)	3mo	$535,000	$214	74
514 Cohen St SW	0.44mi	4/3.0	2,264 (-1%)	3mo	$535,000	$236	71
865 Mcdaniel St SW	0.34mi	3/3.0 (-1)	2,283 (-0%)	7mo	$390,000	$171	69
210 Ormond St SW	0.38mi	4/3.0	2,490 (+9%)	7mo	$248,000	$100	58
1002 Coleman St SW	0.62mi	4/3.0	2,264 (-1%)	9mo	$530,000	$234	58
369 Delevan St SW	0.60mi	3/2.5 (-1)	2,400 (+5%)	5mo	$485,000	$202	53
569 Hope St SW	0.54mi	4/3.0	2,002 (-13%)	0mo	$447,750	$224	50
1045 Mcdaniel St	0.66mi	4/3.5	2,398 (+5%)	9mo	$405,000	$169	48
985 Mcdaniel St SW	0.56mi	3/3.5 (-1)	2,520 (+10%)	1mo	$412,621	$164	46
643 Gillette Ave SW	0.57mi	3/2.0 (-1)	2,038 (-11%)	6mo	$250,000	$123	45
907 Oakhill Ave SW	0.70mi	3/2.0 (-1)	2,108 (-8%)	6mo	$395,000	$187	44
1052 Windsor St SW	0.67mi	4/2.5	2,583 (+13%)	3mo	$315,000	$122	43

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.03×
• Total profit: $49,057
• Equity at exit: $25,348

10-year hold

• IRR: 32.7%
• Equity multiple: 3.93×
• Total profit: $139,655
• Equity at exit: $14,698

Cash invested: $47,600 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,184 high
• Mortgage (P&I): −$891
• Tax from tax record: −$340 /mo · $4,084/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $1,212

Break-even live

Break-even rent $1,649

Max offer price $170,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,309	-5% $1,260	+0% $1,212	+5% $1,164	+10% $1,116
Rent	-10% $961	-5% $1,087	+0% $1,212	+5% $1,338	+10% $1,464
Rate	-1.0pp $1,298	-0.5pp $1,256	base $1,212	+0.5pp $1,168	+1.0pp $1,123

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
685 Garibaldi St SW Atlanta, GA	3.0	2.5	1868	$1,900	$1.02	19d	1	0.03mi
697 Pryor St SW Unit 697 Atlanta, GA	3.0	5.0	2000	$4,250	$2.12	6d	1	0.24mi
798 Bender St SW Unit 1075536P Atlanta, GA	4.0	3.5	2292	$6,989	$3.05	6d	1	0.48mi
875 Beryl St SW Atlanta, GA	3.0	2.5	2060	$2,850	$1.38	14d	1	0.58mi
72 Ormond St SW Atlanta, GA	3.0	2.0	1664	$3,800	$2.28	25d	1	0.59mi
306 Fair St SW Atlanta, GA	3.0	3.5	2221	$3,400	$1.53	19d	1	0.71mi
802 Lowndes Ave SW Atlanta, GA	3.0	2.0	1872	$2,550	$1.36	22d	1	0.74mi
64 Bass St SE Atlanta, GA	3.0	3.0	2100	$3,295	$1.57	21d	1	0.76mi
1089 Coleman St SW Atlanta, GA	4.0	3.0	2500	$4,500	$1.80	25d	1	0.80mi
570 Reed St SE Atlanta, GA	4.0	3.0	1812	$4,250	$2.35	19d	1	0.81mi
484 Fraser St SE Unit 484 Atlanta, GA	3.0	2.5	1580	$2,350	$1.49	25d	1	0.83mi
83 Ormond St SE Atlanta, GA	5.0	3.0	2772	$3,195	$1.15	3d	1	0.85mi
1141 Moton Ave SW Atlanta, GA	3.0	3.0	1584	$2,800	$1.77	25d	1	0.86mi
1151 Smith St SW Atlanta, GA	3.0	2.5	1728	$1,100	$0.64	25d	1	0.86mi
1153 Smith St SW Atlanta, GA	3.0	2.5	1728	$2,023	$1.17	13d	1	0.87mi
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	25d	1	0.89mi
71 Fulton St SE Atlanta, GA	3.0	2.5	1580	$2,395	$1.52	20d	1	0.89mi
71 Fulton St SE Atlanta, GA	3.0	2.5	1580	$2,395	$1.52	25d	1	0.89mi
976 Dunning St SE Unit A Atlanta, GA	3.0	2.5	1598	$3,150	$1.97	22d	1	0.90mi
85 Hammock Pl SE Atlanta, GA	3.0	2.5	1600	$3,600	$2.25	25d	1	0.90mi
1005 Linam Ave SE Atlanta, GA	4.0	3.0	1757	$3,000	$1.71	25d	1	0.95mi
504 Dunbar St SW Atlanta, GA	3.0	2.5	1728	$1,625	$0.94	25d	1	0.97mi
992 Fern Ave SE Atlanta, GA	3.0	3.0	2000	$5,000	$2.50	25d	1	1.00mi
746 Joseph E Lowery Blvd SW Atlanta, GA	3.0	2.5	1940	$2,550	$1.31	25d	1	1.07mi
907 Beecher St SW Atlanta, GA	4.0	2.0	1890	$6,500	$3.44	22d	1	1.08mi
45 Boynton Ave SE Atlanta, GA	2.0–4.0	2.5–4.0	1452	$3,267	$2.25	2d	15	1.15mi
434 Markham St SW Atlanta, GA	3.0	3.0	2010	$3,975	$1.98	25d	1	1.16mi
436 Markham St SW Atlanta, GA	3.0	3.0	2010	$4,000	$1.99	25d	1	1.16mi
259 Atlanta Ave SE Atlanta, GA	3.0	2.5	1916	$3,599	$1.88	6d	1	1.20mi
307 Georgia Ave SE Atlanta, GA	3.0	2.5	2098	$6,500	$3.10	22d	1	1.23mi
321 Orleans St SE Unit Labs Atlanta, GA	4.0	2.0	1615	$3,300	$2.04	19d	1	1.29mi
444 Shannon Dr SW Atlanta, GA	3.0	2.0	1600	$2,450	$1.53	25d	1	1.36mi
496 Shannon Dr SW Atlanta, GA	3.0	2.0	1658	$2,900	$1.75	2d	1	1.37mi
496 Shannon Dr SW Atlanta, GA	3.0	2.0	1658	$3,250	$1.96	3d	1	1.37mi
1081 Hill St SE Unit B Atlanta, GA	3.0	2.5	1678	$2,995	$1.78	25d	1	1.38mi
357 Skylar Way SE Atlanta, GA	3.0	5.0	1898	$2,800	$1.48	22d	1	1.39mi
1017 Sparks St SW Atlanta, GA	4.0	2.5	1950	$2,475	$1.27	25d	1	1.41mi
551 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1597	$2,450	$1.53	25d	1	1.42mi
152 Joseph Echols Lowery Blvd SW Atlanta, GA	4.0	3.0	1822	$4,000	$2.20	25d	1	1.46mi
1205 Skylar Ln SE Atlanta, GA	3.0	3.5	1898	$2,850	$1.50	6d	1	1.47mi

Listing history 33 events

1. 2026-06-13
   statusdays on market $170,000 Pending 7 DOM
2. 2026-06-10
   status $170,000 Active Under Contract 4 DOM
3. 2026-05-18
   status Under Contract 221-char remark

   Show marketing remark (221 chars)

   Great investment opportunity. Caution: vacant walk porch-approach carefully. Buyer may salvage or demolish. Minutes to shopping, dining, schools, and highways. Perfect for savvy buyer; sold as-is. Build your dream home!!!

4. 2026-05-18
   status Pending 221-char remark

   Show marketing remark (221 chars)

   Great investment opportunity. Caution: vacant walk porch-approach carefully. Buyer may salvage or demolish. Minutes to shopping, dining, schools, and highways. Perfect for savvy buyer; sold as-is. Build your dream home!!!

5. 2026-05-13
   listed $170,000 New 221-char remark

   Show marketing remark (221 chars)

   Great investment opportunity. Caution: vacant walk porch-approach carefully. Buyer may salvage or demolish. Minutes to shopping, dining, schools, and highways. Perfect for savvy buyer; sold as-is. Build your dream home!!!

6. 2026-05-13
   listed $170,000 Active 221-char remark

   Show marketing remark (221 chars)

   Great investment opportunity. Caution: vacant walk porch-approach carefully. Buyer may salvage or demolish. Minutes to shopping, dining, schools, and highways. Perfect for savvy buyer; sold as-is. Build your dream home!!!

7. 2025-12-19
   historical
8. 2025-12-17
   status Back On Market
9. 2025-11-03
   status Under Contract
10. 2025-09-24
    status Back On Market
11. 2025-09-19
    status Under Contract
12. 2025-09-05
    price $180,000
13. 2025-08-12
    status Back On Market
14. 2025-06-18
    status Under Contract
15. 2025-06-10
    status Back On Market
16. 2025-06-02
    status Under Contract
17. 2025-05-27
    price $215,000
18. 2025-04-16
    listed $260,000 New
19. 2022-12-31
    historical
20. 2022-12-27
    status Back On Market
21. 2022-08-01
    status Under Contract
22. 2022-05-12
    listed $225,000 New
23. 2018-01-03
    historical
24. 2018-01-02
    status Back on Market
25. 2016-08-27
    status Under Contract
26. 2016-08-20
    listed $37,500 New
27. 2016-06-01
    historical
28. 2016-04-22
    status Back On Market
29. 2016-04-19
    status Under Contract
30. 2016-03-02
    price $40,000
31. 2016-02-29
    status Back On Market
32. 2016-01-16
    status Under Contract
33. 2015-12-15
    listed $58,000 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: $4,084 · $340/mo
• Projected year-2 tax: $4,084 · $340/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 5/10 Major 25% 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: $38,203
• − Mortgage interest: −$9,523
• − Property taxes: −$4,084
• − Insurance: −$850
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − Depreciation: −$4,945
• Taxable income: $12,688
• Est. tax owed @ 24.0%: −$3,045
• After-tax cash flow: $11,503/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): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

+193.1% since first listed

33 events — show timeline

• 2026-06-12 Pending — FMLS
• 2026-06-09 Contingent — FMLS
• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-05-13 Listed $170,000 GAMLS
• 2026-05-13 Listed $170,000 FMLS
• 2025-12-19 Listing Removed — GAMLS
• 2025-12-17 Relisted — GAMLS
• 2025-11-03 Pending — GAMLS
• 2025-09-24 Relisted — GAMLS
• 2025-09-19 Pending — GAMLS
• 2025-09-05 Price Changed $180,000 GAMLS
• 2025-08-12 Relisted — GAMLS
• 2025-06-18 Pending — GAMLS
• 2025-06-10 Relisted — GAMLS
• 2025-06-02 Pending — GAMLS
• 2025-05-27 Price Changed $215,000 GAMLS
• 2025-04-16 Listed $260,000 GAMLS
• 2022-12-31 Listing Removed — GAMLS
• 2022-12-27 Relisted — GAMLS
• 2022-08-01 Pending — GAMLS
• 2022-05-12 Listed $225,000 GAMLS
• 2018-01-03 Listing Removed — GAMLS
• 2018-01-02 Relisted — GAMLS
• 2016-08-27 Pending — GAMLS
• 2016-08-20 Listed $37,500 GAMLS
• 2016-06-01 Listing Removed — GAMLS
• 2016-04-22 Relisted — GAMLS
• 2016-04-19 Pending — GAMLS
• 2016-03-02 Price Changed $40,000 GAMLS
• 2016-02-29 Relisted — GAMLS
• 2016-01-16 Pending — GAMLS
• 2015-12-15 Listed $58,000 GAMLS

Property tax history

+17.1%/yr

Latest (2025): $4,084 · +1.3% YoY. Source: county tax records.