1170 Donnelly Ave SW · Atlanta, GA 30310

$225,000

5 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 12 Days on market

Built 1930 7,000 sqft lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Cash flow +3.5/30.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Traditional style home with endless possibilities! This single-family home is nestled in a vibrant and welcoming neighborhood, offering the perfect blend of city convenience and suburban charm. Easy access to shops, restaurants, and major highways for commuting. Convenient to downtown and the airport. Bring your builder or contractor to complete repairs and discover the amazing potential. Schedule a viewing today and make this gem your own! *Highest and best offers due by 12pm on 06/15/2026*

Key facts

• 7,000 sq ft lot
• Built 1930
• Listed 11 days

Property features AI

Finance

• HOA & community: Sidewalks; Street lights

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer
• Home design: Two levels; Under construction
• Construction: Brick construction; Composition roof
• Exterior features: Front porch; Other exterior features

Interior

• Kitchen: White cabinets
• Bedrooms: Two main-level bedrooms; Two upper-level bedrooms; One lower-level bedroom; Bedroom features: none specified
• Bathrooms: Four full bathrooms; One half bathroom; Two full bathrooms on the upper level; Two full bathrooms on the main level; One half bathroom on the main level; Master bath: other
• Interior features: One fireplace; No common walls; Basement (other); Other interior features
• Laundry & utility: Appliances: other

🏗️ New construction. The $225,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $668,556.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).

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 (+2.8%/yr); 460 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,620/mo this rent would consume 59% 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 $5k of loan paydown is wiped out by about $20k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 3y 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 $185k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $225,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.39% ✗
• Cap rate: 2.69%
• Cash-on-cash: -12.87%
• DSCR: 0.43
• GRM: 21.3

CMA / ARV

• ARV (median comp): $668,556
• List price: $225,000
• Delta: -36.43%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1311 Plaza Ave SW	0.38mi	4/2.0 (-1)	1,551 (+10%)	1mo	$455,000	$293	60
1149 Tucker Pl SW	0.35mi	4/2.0 (-1)	1,318 (-6%)	9mo	$180,000	$137	60
544 Langhorn St SW	0.64mi	4/2.5 (-1)	1,570 (+11%)	1mo	$277,500	$177	43
1294 Almont Dr	0.51mi	4/2.0 (-1)	1,536 (+9%)	20mo	$205,000	$133	40

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: -40.6%
• Equity multiple: -0.27×
• Total profit: $-237,107
• Equity at exit: $99,684

10-year hold

• IRR: -67.9%
• Equity multiple: -1.00×
• Total profit: $-374,792
• Equity at exit: $57,805

Cash invested: $187,196 (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: 460
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,620 high
• Mortgage (P&I): −$3,506
• Tax from tax record: −$293 /mo · $3,513/yr
• Insurance: −$279
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-2,008

Break-even live

Break-even rent $5,161

Max offer price $313,882

Occupancy floor —

Sensitivity live

Price	-10% $-1,629	-5% $-1,819	+0% $-2,008	+5% $-2,197	+10% $-2,386
Rent	-10% $-2,215	-5% $-2,111	+0% $-2,008	+5% $-1,904	+10% $-1,801
Rate	-1.0pp $-1,671	-0.5pp $-1,838	base $-2,008	+0.5pp $-2,181	+1.0pp $-2,357

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: $167,139
• Closing costs: $20,057
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
684 Grady Pl SW Atlanta, GA	4.0	2.5	1806	$2,550	$1.41	13d	1	0.30mi
1338 Montreat Ave SW Atlanta, GA	4.0	2.0	1750	$2,260	$1.29	25d	1	0.37mi
903 Beecher St SW Atlanta, GA	6.0	4.0	1500	$8,000	$5.33	23d	1	0.51mi
1409 Bridges Ave SW Atlanta, GA	4.0	3.5	1750	$6,500	$3.71	23d	1	0.58mi
1265 Oak St SW Atlanta, GA	4.0	3.0	1821	$3,300	$1.81	25d	1	0.62mi
1550 Mayflower Ave SW Atlanta, GA	4.0	2.5	1396	$6,500	$4.66	21d	1	0.80mi
1262 Lorenzo Dr SW Atlanta, GA	4.0	2.0	1292	$2,100	$1.63	25d	1	0.86mi
1462 Lucile Ave SW Atlanta, GA	5.0	3.0	1700	$2,300	$1.35	25d	1	0.91mi
1262 Kenilworth Dr SW Atlanta, GA	4.0	2.0	1400	$2,400	$1.71	25d	1	0.91mi
1181 Westview Dr SW Atlanta, GA	4.0	2.0	1392	$2,400	$1.72	25d	1	1.07mi
969 Arden Ave SW Atlanta, GA	4.0	2.0	1380	$1,850	$1.34	25d	1	1.08mi
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	25d	1	1.10mi
564 Hope St SW Unit A Atlanta, GA	4.0	2.0	1188	$2,300	$1.94	25d	1	1.14mi
1649 Derry Ave SW Atlanta, GA	4.0	2.0	1825	$3,200	$1.75	25d	1	1.21mi
1758 Emerald Ave SW Atlanta, GA	4.0	2.0	1873	$2,700	$1.44	11d	1	1.32mi
954 Parsons St SW Atlanta, GA	4.0	3.5	1376	$2,800	$2.03	23d	1	1.37mi
152 Joseph Echols Lowery Blvd SW Atlanta, GA	4.0	3.0	1822	$4,000	$2.20	25d	1	1.38mi

Listing history 48 events

1. 2026-06-21
   days on market $225,000 Active 12 DOM
2. 2026-06-18
   days on market $225,000 Active 9 DOM
3. 2026-06-17
   days on market $225,000 Active 8 DOM
4. 2026-06-16
   days on market $225,000 Active 7 DOM
5. 2026-06-15
   days on market $225,000 Active 6 DOM
6. 2026-06-13
   remarks 499-char remark
7. 2026-06-13
   days on market $225,000 Active 4 DOM
8. 2026-06-13
   days on market $225,000 Active 3 DOM
9. 2026-06-10
   remarks 444-char remark
10. 2026-06-10
    pricedays on marketlisting id $225,000 Active 1 DOM
11. 2026-05-05
    historical
12. 2026-05-01
    listed $425,000 New 10-char remark
13. 2026-04-23
    historical
14. 2026-04-23
    historical
15. 2026-04-23
    historical
16. 2026-04-12
    price $425,700
17. 2026-04-12
    price $425,700
18. 2026-04-12
    price $425,700
19. 2026-03-31
    price $450,175
20. 2026-03-31
    price $450,175
21. 2026-03-31
    price $450,175
22. 2026-03-21
    status Back On Market
23. 2026-03-21
    status Active
24. 2026-03-18
    status Pending Offer Approval
25. 2026-03-18
    price $495,175
26. 2026-03-18
    listed $425,175 New
27. 2026-03-18
    listed $495,175 New
28. 2026-03-13
    price $495,175
29. 2026-03-10
    historical
30. 2026-02-03
    price $440,000
31. 2026-02-02
    listed $440,000 Active
32. 2026-02-02
    listed $440,000 New
33. 2026-01-14
    price $495,175
34. 2025-11-17
    listed $570,000 New
35. 2024-01-05
    soldstatus $185,000
36. 2023-12-18
    soldstatus $185,000 Closed
37. 2023-12-18
    soldstatus $185,000 Sold
38. 2023-10-04
    status Pending
39. 2023-10-04
    status Active
40. 2023-09-08
    status Pending
41. 2023-09-08
    status Under Contract
42. 2023-08-11
    status Back On Market
43. 2023-08-11
    status Active
44. 2023-06-12
    status Under Contract
45. 2023-06-12
    status Pending
46. 2023-05-29
    listed $230,000 Active
47. 2023-05-25
    listed $230,000 New
48. 1976-11-01
    soldstatus $18,000

ⓘ 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: $3,513 · $293/mo
• Projected year-2 tax: $3,513 · $293/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 6/10 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: $31,437
• − Mortgage interest: −$37,450
• − Property taxes: −$3,513
• − Insurance: −$3,343
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − Depreciation: −$19,449
• Taxable loss: −$37,348
• Est. tax savings @ 24.0%: +$8,963
• After-tax cash flow: $-15,129/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

+1150.0% since first listed

41 events — show timeline

• 2026-06-01 Listed $225,000 GAMLS
• 2026-06-01 Listed $225,000 FMLS
• 2026-05-26 Listing Removed — GAMLS
• 2026-05-05 Listing Removed — GAMLS
• 2026-05-01 Listed $425,000 GAMLS
• 2026-04-23 Listing Removed — GAMLS
• 2026-04-23 Listing Removed — GAMLS
• 2026-04-23 Listing Removed — FMLS
• 2026-04-12 Price Changed $425,700 GAMLS
• 2026-04-12 Price Changed $425,700 GAMLS
• 2026-04-12 Price Changed $425,700 FMLS
• 2026-03-31 Price Changed $450,175 GAMLS
• 2026-03-31 Price Changed $450,175 GAMLS
• 2026-03-31 Price Changed $450,175 FMLS
• 2026-03-21 Relisted — GAMLS
• 2026-03-21 Relisted — FMLS
• 2026-03-18 Pending — GAMLS
• 2026-03-18 Price Changed $495,175 GAMLS
• 2026-03-18 Listed $495,175 GAMLS
• 2026-03-18 Listed $425,175 GAMLS
• 2026-03-13 Price Changed $495,175 FMLS
• 2026-03-10 Listing Removed — GAMLS
• 2026-02-03 Price Changed $440,000 GAMLS
• 2026-02-02 Listed $440,000 GAMLS
• 2026-02-02 Listed $440,000 FMLS
• 2026-01-14 Price Changed $495,175 GAMLS
• 2025-11-17 Listed $570,000 GAMLS
• 2024-01-05 Sold (Public Records) $185,000 Public Records
• 2023-12-18 Sold (MLS) $185,000 GAMLS
• 2023-12-18 Sold (MLS) $185,000 FMLS
• 2023-10-04 Pending — FMLS
• 2023-10-04 Relisted — FMLS
• 2023-09-08 Pending — FMLS
• 2023-09-08 Pending — GAMLS
• 2023-08-11 Relisted — GAMLS
• 2023-08-11 Relisted — FMLS
• 2023-06-12 Pending — GAMLS
• 2023-06-12 Pending — FMLS
• 2023-05-29 Listed $230,000 FMLS
• 2023-05-25 Listed $230,000 GAMLS
• 1976-11-01 Sold (Public Records) $18,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,513 · +12.5% YoY. Source: county tax records.