1126 Montreat Ave SW · Atlanta, GA 30310

$299,900

2 bd · 2.0 ba · 1,296 sqft · MultiFamily public records · 363 Days on market

Built 1950 7,501 sqft lot Est $439k · 32% 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

LOCATION, LOCATION, AND LOCATION.well mantained duplex. New roof 2024, new windows 2024 and new cement siding in 2024, interiors of both units remodled in 2024. historic Oakland City community, with close proximity to the West End. This duplex, totaling 1296 sq. ft., features two large units, each with one bedroom and one full bathroom.

Key facts

• Remodeled duplex
• New cement siding
• New roof

Tags

• REMODELED DUPLEX
• NEW ROOF
• NEW WINDOWS
• NEW CEMENT SIDING
• CLOSE PROXIMITY TO WEST END

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive. Per door: $82/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (12.6% below list).
• Recommended offer: $262k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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; 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 $2,622/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 $2k of loan paydown is wiped out by about $9k 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 363 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $180k; list at $300k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $262,200 (12.6% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $438,857
• List price: $299,900
• Delta: -31.66%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-38,871
• Equity at exit: $44,716

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-23,189
• Equity at exit: $25,930

Cash invested: $83,972 (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: 19.1×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$211 /mo · $2,527/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $163

Break-even live

Break-even rent $2,415

Max offer price $299,900

Occupancy floor 89%

Sensitivity live

Price	-10% $333	-5% $248	+0% $163	+5% $78	+10% $-7
Rent	-10% $-44	-5% $60	+0% $163	+5% $267	+10% $370
Rate	-1.0pp $314	-0.5pp $239	base $163	+0.5pp $85	+1.0pp $6

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,622
Total (2 units)			$2,622

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
973 Lawton St SW Atlanta, GA	3.0	1.0	912	$1,575	$1.73	9d	1	0.09mi
2159 M L King Jr DR SW Atlanta, GA	1.0	1.0	1050	$800	$0.76	4d	1	0.12mi
1180 Richland Rd SW Atlanta, GA	3.0	2.0	1082	$2,800	$2.59	25d	1	0.13mi
1077 Peeples St SW Atlanta, GA	1.0	1.0	1718	$1,000	$0.58	25d	1	0.22mi
1192 Arlington Ave SW Atlanta, GA	1.0	1.0	1236	$900	$0.73	19d	1	0.28mi
1316 Plaza Ave SW Atlanta, GA	3.0	2.0	1692	$1,825	$1.08	9d	1	0.34mi
818 Peeples St SW Atlanta, GA	2.0	1.0	936	$1,500	$1.60	25d	1	0.37mi
1157 Indale Pl SW Atlanta, GA	3.0	2.0	1568	$2,100	$1.34	23d	1	0.44mi
903 Beecher St SW Atlanta, GA	3.0	2.0	1500	$7,500	$5.00	25d	1	0.54mi
903 Beecher St SW Unit 905 Beecher Atlanta, GA	3.0	2.0	1500	$4,000	$2.67	23d	1	0.54mi
660 Queen St SW Unit A Atlanta, GA	3.0	2.0	1840	$2,500	$1.36	25d	1	0.55mi
660 Queen St SW Unit B Atlanta, GA	3.0	3.0	1840	$3,250	$1.77	25d	1	0.55mi
1435 Richland Rd SW Atlanta, GA	3.0	2.0	1637	$2,875	$1.76	16d	1	0.57mi
1389 Lanvale Dr SW Atlanta, GA	3.0	2.0	1430	$2,500	$1.75	9d	1	0.58mi
827 Elbert St SW Atlanta, GA	3.0	2.0	1300	$2,900	$2.23	25d	1	0.60mi
931 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1700	$2,800	$1.65	0d	1	0.61mi
1448 Westboro Dr SW Atlanta, GA	3.0	2.0	1437	$2,300	$1.60	9d	1	0.61mi
966 Gaston St SW Atlanta, GA	3.0	2.5	1331	$2,250	$1.69	25d	1	0.64mi
1435 Lanvale Dr SW Atlanta, GA	3.0	1.0	1547	$1,800	$1.16	9d	1	0.66mi
906 Allene Ave SW Atlanta, GA	3.0	2.0	1500	$3,500	$2.33	23d	1	0.67mi
1474 Beecher St SW Atlanta, GA	3.0	2.0	1332	$3,200	$2.40	25d	1	0.69mi
1256 Ralph David Abernathy Blvd SW Atlanta, GA	2.0	1.0	1000	$1,200	$1.20	25d	1	0.69mi
1473 Beecher St SW Atlanta, GA	3.0	2.0	1547	$2,600	$1.68	25d	1	0.70mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	25d	1	0.71mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	19d	1	0.71mi
1080 Westmont Rd SW Atlanta, GA	3.0	2.0	1022	$2,500	$2.45	16d	1	0.74mi
1264 Hartford Ave SW Atlanta, GA	3.0	2.0	1290	$1,989	$1.54	25d	1	0.76mi
1425 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1540	$2,950	$1.92	6d	1	0.77mi
1291 Lorenzo Dr SW Unit 1 Atlanta, GA	3.0	1.0	1100	$1,825	$1.66	16d	1	0.78mi
1280 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1000	$1,800	$1.80	25d	1	0.79mi
1307 Lorenzo Dr SW Unit A Atlanta, GA	3.0	2.0	1300	$1,795	$1.38	25d	1	0.80mi
763 Cascade Ave SW Atlanta, GA	2.0	1.0	900	$1,249	$1.39	3d	5	0.83mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	25d	8	0.83mi
802 Lowndes Ave SW Atlanta, GA	3.0	2.0	1872	$2,550	$1.36	23d	1	0.83mi
1310 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1192	$2,000	$1.68	25d	1	0.84mi
1200 Byewood Ln SW Atlanta, GA	2.0	2.0	1100	$2,100	$1.91	0d	1	0.85mi
1537 Orlando St SW Atlanta, GA	2.0	1.0	1068	$1,700	$1.59	25d	1	0.85mi
1346 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1486	$5,000	$3.36	25d	1	0.85mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	0d	1	0.85mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	9d	1	0.85mi

Listing history 28 events

1. 2026-06-08
   days on market $299,900 Active 363 DOM
2. 2026-06-07
   days on market $299,900 Active 362 DOM
3. 2026-06-04
   days on market $299,900 Active 359 DOM
4. 2026-06-03
   days on market $299,900 Active 358 DOM
5. 2026-06-02
   days on market $299,900 Active 357 DOM
6. 2026-06-01
   days on market $299,900 Active 356 DOM
7. 2026-05-31
   days on market $299,900 Active 355 DOM
8. 2025-10-15
   status Active 338-char remark

   Show marketing remark (338 chars)

   LOCATION, LOCATION, AND LOCATION.well mantained duplex. New roof 2024, new windows 2024 and new cement siding in 2024, interiors of both units remodled in 2024. historic Oakland City community, with close proximity to the West End. This duplex, totaling 1296 sq. ft., features two large units, each with one bedroom and one full bathroom.

9. 2025-10-14
   status Pending 338-char remark

   Show marketing remark (338 chars)

   LOCATION, LOCATION, AND LOCATION.well mantained duplex. New roof 2024, new windows 2024 and new cement siding in 2024, interiors of both units remodled in 2024. historic Oakland City community, with close proximity to the West End. This duplex, totaling 1296 sq. ft., features two large units, each with one bedroom and one full bathroom.

10. 2025-10-13
    historical Active Under Contract 338-char remark

    Show marketing remark (338 chars)

    LOCATION, LOCATION, AND LOCATION.well mantained duplex. New roof 2024, new windows 2024 and new cement siding in 2024, interiors of both units remodled in 2024. historic Oakland City community, with close proximity to the West End. This duplex, totaling 1296 sq. ft., features two large units, each with one bedroom and one full bathroom.

11. 2025-06-08
    listed $299,900 Active 338-char remark

    Show marketing remark (338 chars)

    LOCATION, LOCATION, AND LOCATION.well mantained duplex. New roof 2024, new windows 2024 and new cement siding in 2024, interiors of both units remodled in 2024. historic Oakland City community, with close proximity to the West End. This duplex, totaling 1296 sq. ft., features two large units, each with one bedroom and one full bathroom.

12. 2024-08-09
    soldstatus $180,000
13. 2024-08-01
    soldstatus $180,000 Closed 553-char remark

    Show marketing remark (553 chars)

    Calling ALL Investors!!! LOCATION, LOCATION, AND LOCATION. Excited to present this incredible investment opportunity in the historic Oakland City community, with close proximity to the West End. This duplex, totaling 1296 sq. ft., features two units, each with one bedroom and one full bathroom. This property is ideal for those looking to create a custom rental income stream or fix and flip. The property needs a complete renovation. Come tour today and envision your personal touch on this income-producing property—it won’t last long!

14. 2024-08-01
    soldstatus $180,000 Sold

    Show marketing remark (553 chars)

    Calling ALL Investors!!! LOCATION, LOCATION, AND LOCATION. Excited to present this incredible investment opportunity in the historic Oakland City community, with close proximity to the West End. This duplex, totaling 1296 sq. ft., features two units, each with one bedroom and one full bathroom. This property is ideal for those looking to create a custom rental income stream or fix and flip. The property needs a complete renovation. Come tour today and envision your personal touch on this income-producing property—it won’t last long!

15. 2024-07-24
    status Under Contract
16. 2024-07-19
    status Pending 553-char remark

    Show marketing remark (553 chars)

    Calling ALL Investors!!! LOCATION, LOCATION, AND LOCATION. Excited to present this incredible investment opportunity in the historic Oakland City community, with close proximity to the West End. This duplex, totaling 1296 sq. ft., features two units, each with one bedroom and one full bathroom. This property is ideal for those looking to create a custom rental income stream or fix and flip. The property needs a complete renovation. Come tour today and envision your personal touch on this income-producing property—it won’t last long!

17. 2024-05-23
    listed $200,000 Active 553-char remark

    Show marketing remark (553 chars)

    Calling ALL Investors!!! LOCATION, LOCATION, AND LOCATION. Excited to present this incredible investment opportunity in the historic Oakland City community, with close proximity to the West End. This duplex, totaling 1296 sq. ft., features two units, each with one bedroom and one full bathroom. This property is ideal for those looking to create a custom rental income stream or fix and flip. The property needs a complete renovation. Come tour today and envision your personal touch on this income-producing property—it won’t last long!

18. 2024-05-23
    listed $200,000 New

    Show marketing remark (553 chars)

    Calling ALL Investors!!! LOCATION, LOCATION, AND LOCATION. Excited to present this incredible investment opportunity in the historic Oakland City community, with close proximity to the West End. This duplex, totaling 1296 sq. ft., features two units, each with one bedroom and one full bathroom. This property is ideal for those looking to create a custom rental income stream or fix and flip. The property needs a complete renovation. Come tour today and envision your personal touch on this income-producing property—it won’t last long!

19. 2014-02-01
    price $11,500
20. 2014-01-17
    price $14,900
21. 2014-01-15
    soldstatus $11,500
22. 2014-01-10
    soldstatus $11,500 Sold
23. 2013-12-05
    listed $14,900 New
24. 2008-03-24
    soldstatus $17,500
25. 2005-08-18
    soldstatus $175,000
26. 1988-08-02
    soldstatus $8,000
27. 1985-09-24
    soldstatus $11,500
28. 1983-02-24
    soldstatus $15,000

ⓘ 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: $2,527 · $211/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$233/yr (+$19/mo · 9.2%)

ⓘ 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: $31,464
• − Mortgage interest: −$16,799
• − Property taxes: −$2,527
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − Depreciation: −$8,724
• Taxable loss: −$3,120
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $2,707/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

+1899.3% since first listed

21 events — show timeline

• 2025-10-15 Relisted — FMLS
• 2025-10-14 Pending — FMLS
• 2025-10-13 Contingent — FMLS
• 2025-06-08 Listed $299,900 FMLS
• 2024-08-09 Sold (Public Records) $180,000 Public Records
• 2024-08-01 Sold (MLS) $180,000 GAMLS
• 2024-08-01 Sold (MLS) $180,000 FMLS
• 2024-07-24 Pending — GAMLS
• 2024-07-19 Pending — FMLS
• 2024-05-23 Listed $200,000 GAMLS
• 2024-05-23 Listed $200,000 FMLS
• 2014-02-01 Price Changed $11,500 GAMLS
• 2014-01-17 Price Changed $14,900 GAMLS
• 2014-01-15 Sold (Public Records) $11,500 Public Records
• 2014-01-10 Sold (MLS) $11,500 GAMLS
• 2013-12-05 Listed $14,900 GAMLS
• 2008-03-24 Sold (Public Records) $17,500 Public Records
• 2005-08-18 Sold (Public Records) $175,000 Public Records
• 1988-08-02 Sold (Public Records) $8,000 Public Records
• 1985-09-24 Sold (Public Records) $11,500 Public Records
• 1983-02-24 Sold (Public Records) $15,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,527 · -39.5% YoY. Source: county tax records.