1356 Almont Dr SW · Atlanta, GA 30310

$165,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 82 Days on market

Built 1948 8,755 sqft lot $202/sqft · 16% below area Est $197k · 16% 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 +21.4/30.0
• ARV discount +14.8/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• 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

Investor owned, no disclosure- did not live here. Property is vacant and ready to be restored for new owner occupant or flipped by investor. Great rental income in growing community. No creative financing, no owner financing. No blind offers. No assignments. These offers and stipulations will NOT be responded to.

Key facts

• 8,755 sq ft lot
• 2 parking spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); 452 active listings in the ZIP; 38 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).
• This rent runs 40% of the median local income ($53k/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 $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.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $38k; list at $165k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $196,795
• List price: $165,000
• Delta: -16.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
979 Gaston St SW	0.31mi	2/1.0	842 (+3%)	19mo	$207,000	$246	65
1315 Elizabeth Ave SW	0.52mi	2/1.0	815 (-0%)	14mo	$125,000	$153	64
1225 Bridges Ave SW	0.26mi	2/1.0	899 (+10%)	10mo	$95,000	$106	62
1369 Almont Dr SW	0.04mi	3/1.0 (+1)	924 (+13%)	14mo	$121,000	$131	60
1581 Kenmore St SW	0.45mi	2/1.0	910 (+12%)	9mo	$199,995	$220	52
1114 Oakland Dr SW	0.31mi	3/1.5 (+1)	880 (+8%)	20mo	$110,000	$125	49
1290 Elizabeth Ave SW	0.45mi	2/1.0	720 (-12%)	23mo	$115,000	$160	40
1391 Elizabeth Ave SW	0.68mi	2/1.0	933 (+14%)	6mo	$180,000	$193	39
1338 Elizabeth Ave SW	0.56mi	2/1.0	928 (+14%)	22mo	$215,000	$232	33
1280 Beecher St SW	0.53mi	2/1.0	936 (+15%)	22mo	$185,000	$198	32
1406 Graymont Dr SW	0.72mi	2/1.0	900 (+10%)	22mo	$185,500	$206	31

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-11,613
• Equity at exit: $24,602

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,300
• Equity at exit: $14,266

Cash invested: $46,200 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$865
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $243

Break-even live

Break-even rent $1,438

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1080 Westmont Rd SW Atlanta, GA	3.0	2.0	1022	$2,500	$2.45	15d	1	0.30mi
1084 Cordova St SW Atlanta, GA	2.0	1.0	750	$1,295	$1.73	19d	1	0.39mi
1537 Orlando St SW Atlanta, GA	2.0	1.0	1068	$1,700	$1.59	24d	1	0.39mi
1280 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1000	$1,800	$1.80	24d	1	0.42mi
1291 Lorenzo Dr SW Unit 1 Atlanta, GA	3.0	1.0	1100	$1,825	$1.66	15d	1	0.43mi
1180 Richland Rd SW Atlanta, GA	3.0	2.0	1082	$2,800	$2.59	24d	1	0.45mi
1280 Elizabeth Ave SW Atlanta, GA	3.0	1.0	1105	$1,950	$1.76	24d	1	0.46mi
973 Lawton St SW Atlanta, GA	3.0	1.0	912	$1,575	$1.73	8d	1	0.51mi
1295 Westmont Rd SW Atlanta, GA	2.0	1.0	910	$1,500	$1.65	24d	1	0.54mi
1361 Byrere Ter SW Unit 2 Atlanta, GA	2.0	1.0	836	$1,299	$1.55	24d	1	0.54mi
2159 M L King Jr DR SW Atlanta, GA	1.0	1.0	1050	$800	$0.76	3d	1	0.55mi
1250 Byewood Ln SW Atlanta, GA	2.0	2.0	1100	$2,150	$1.95	24d	1	0.58mi
1226 Byewood Ln SW Unit B Atlanta, GA	2.0	2.0	831	$1,950	$2.35	24d	1	0.60mi
763 Cascade Ave SW Atlanta, GA	2.0	1.0	900	$1,249	$1.39	2d	5	0.68mi
1300 Wichita Dr SW Atlanta, GA	3.0	2.0	1077	$2,200	$2.04	24d	1	0.69mi
1404 Lockwood Dr SW Atlanta, GA	2.0	2.0	980	$1,700	$1.73	8d	1	0.73mi
1587 Olympian Cir SW Unit B Atlanta, GA	2.0	1.0	1086	$1,300	$1.20	24d	1	0.80mi
818 Peeples St SW Atlanta, GA	2.0	1.0	936	$1,500	$1.60	24d	1	0.82mi
1256 Ralph David Abernathy Blvd SW Atlanta, GA	2.0	1.0	1000	$1,200	$1.20	24d	1	0.88mi
801 Joseph E Lowery Blvd SW #2 Atlanta, GA	1.0	1.0	560	$1,450	$2.59	24d	1	0.94mi
565 Langhorn St SW Unit C3 Atlanta, GA	1.0	1.0	650	$995	$1.53	2d	1	0.95mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	24d	1	1.08mi
1194 Lucile Ave SW Unit 4 Atlanta, GA	2.0	1.0	950	$1,375	$1.45	24d	1	1.15mi
717 Lee St SW Atlanta, GA	1.0–2.0	1.0	768	$1,416	$1.84	2d	5	1.15mi
1437 Lucile Ave SW Unit 8 Atlanta, GA	2.0	1.0	1060	$1,800	$1.70	22d	1	1.17mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	1.19mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	651	$1,400	$2.15	15d	1	1.19mi
1155 Lucile Ave SW Unit 4 Atlanta, GA	2.0	2.0	926	$1,525	$1.65	24d	1	1.20mi
1155 Lucile Ave SW Apt 1 Atlanta, GA	3.0	2.0	1026	$1,775	$1.73	24d	1	1.20mi
1170 Greenwich St SW #3 Atlanta, GA	2.0	1.0	900	$1,250	$1.39	19d	1	1.25mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	1d	23	1.26mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	24d	8	1.28mi
806 Murphy Ave SW Atlanta, GA	1.0	1.0	731	$1,254	$1.72	8d	3	1.28mi
379 Atwood St SW Unit 4 Atlanta, GA	2.0	1.0	800	$1,800	$2.25	24d	1	1.30mi
1729 Evans Dr SW Unit B Atlanta, GA	2.0	1.5	1000	$1,500	$1.50	24d	1	1.35mi
1699 Derry Ave SW Atlanta, GA	2.0	1.0	825	$1,800	$2.18	24d	1	1.38mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	1.43mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	1.50mi

Listing history 10 events

1. 2026-05-31
   days on market $165,000 Active 82 DOM
2. 2026-03-10
   listed $165,000 New 317-char remark

   Show marketing remark (317 chars)

   Investor owned, no disclosure- did not live here. Property is vacant and ready to be restored for new owner occupant or flipped by investor. Great rental income in growing community. No creative financing, no owner financing. No blind offers. No assignments. These offers and stipulations will NOT be responded to.

3. 2026-03-10
   listed $165,000 Active 317-char remark

   Show marketing remark (317 chars)

   Investor owned, no disclosure- did not live here. Property is vacant and ready to be restored for new owner occupant or flipped by investor. Great rental income in growing community. No creative financing, no owner financing. No blind offers. No assignments. These offers and stipulations will NOT be responded to.

4. 2024-12-31
   historical
5. 2024-12-31
   historical
6. 2024-09-22
   listed $195,000 New
7. 2024-09-22
   listed $195,000 Active
8. 2017-01-05
   soldstatus $37,500
9. 2007-06-27
   soldstatus $55,000
10. 2006-11-10
    listed $54,900

ⓘ 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: $2,424 · $202/mo
• Projected year-2 tax: $2,424 · $202/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 · 16 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: $20,954
• − Mortgage interest: −$9,243
• − Property taxes: −$2,424
• − Insurance: −$825
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$4,800
• Taxable income: $309
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $2,847/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

+200.5% since first listed

9 events — show timeline

• 2026-03-10 Listed $165,000 FMLS
• 2026-03-10 Listed $165,000 GAMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-09-22 Listed $195,000 FMLS
• 2024-09-22 Listed $195,000 GAMLS
• 2017-01-05 Sold (Public Records) $37,500 Public Records
• 2007-06-27 Sold (MLS) $55,000 FMLS
• 2006-11-10 Listed $54,900 FMLS

Property tax history

+3.0%/yr

Latest (2025): $2,424 · -20.9% YoY. Source: county tax records.