1330 Allene Ave SW · Atlanta, GA 30310

$285,000

6 bd · 2.0 ba · 1,942 sqft · SingleFamily public records · 130 Days on market

Built 1920 5,000 sqft lot Est $538k · 47% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• 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

Renovated intown Capitol View home with income potential and unfinished basement. Currently operated as a 6-bed rental producing approx. $4,000/month. Walk to BeltLine, parks, MET Atlanta, Lee + White, and Mercedes-Benz Stadium. Seller financing available.

Key facts

• Walk to met atlanta
• Walk to beltline
• Unfinished basement

Tags

• UNFINISHED BASEMENT
• WALK TO BELTLINE
• WALK TO PARKS
• WALK TO MET ATLANTA
• WALK TO LEE + WHITE
• WALK TO MERCEDES-BENZ STADIUM

🏷️ Possibly a rental listed for sale. The $285,000 price doesn't fit this home's estimated sale value (~$538,069) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $57 ($683/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (5.2% below list).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 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; 2 comparable units currently listed for rent nearby; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,703/mo this rent would consume 61% 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 130 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 19y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $285k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.95% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (median comp): $538,069
• List price: $285,000
• Delta: -47.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-43,074
• Equity at exit: $42,494

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-34,953
• Equity at exit: $24,642

Cash invested: $79,800 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,703 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$465 /mo · $5,582/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $57

Break-even live

Break-even rent $2,631

Max offer price $285,000

Occupancy floor 93%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1656 Thornton Pl SW Atlanta, GA	6.0	3.0	1815	$3,300	$1.82	24d	1	0.96mi
903 Beecher St SW Atlanta, GA	6.0	4.0	1500	$8,000	$5.33	22d	1	1.03mi

Listing history 50 events

1. 2026-03-31
   price $285,000 256-char remark

   Show marketing remark (256 chars)

   Renovated intown Capitol View home with income potential and unfinished basement. Currently operated as a 6-bed rental producing approx. $4,000/month. Walk to BeltLine, parks, MET Atlanta, Lee + White, and Mercedes-Benz Stadium. Seller financing available.

2. 2026-03-31
   price $285,000 256-char remark

   Show marketing remark (256 chars)

   Renovated intown Capitol View home with income potential and unfinished basement. Currently operated as a 6-bed rental producing approx. $4,000/month. Walk to BeltLine, parks, MET Atlanta, Lee + White, and Mercedes-Benz Stadium. Seller financing available.

3. 2026-02-20
   status Active 256-char remark

   Show marketing remark (256 chars)

   Renovated intown Capitol View home with income potential and unfinished basement. Currently operated as a 6-bed rental producing approx. $4,000/month. Walk to BeltLine, parks, MET Atlanta, Lee + White, and Mercedes-Benz Stadium. Seller financing available.

4. 2026-02-19
   listed $305,000 New 256-char remark

   Show marketing remark (256 chars)

   Renovated intown Capitol View home with income potential and unfinished basement. Currently operated as a 6-bed rental producing approx. $4,000/month. Walk to BeltLine, parks, MET Atlanta, Lee + White, and Mercedes-Benz Stadium. Seller financing available.

5. 2026-02-04
   historical 256-char remark

   Show marketing remark (256 chars)

   Renovated intown Capitol View home with income potential and unfinished basement. Currently operated as a 6-bed rental producing approx. $4,000/month. Walk to BeltLine, parks, MET Atlanta, Lee + White, and Mercedes-Benz Stadium. Seller financing available.

6. 2026-02-04
   historical

   Show marketing remark (256 chars)

   Renovated intown Capitol View home with income potential and unfinished basement. Currently operated as a 6-bed rental producing approx. $4,000/month. Walk to BeltLine, parks, MET Atlanta, Lee + White, and Mercedes-Benz Stadium. Seller financing available.

7. 2026-01-04
   listed $305,000 Active 256-char remark

   Show marketing remark (256 chars)

   Renovated intown Capitol View home with income potential and unfinished basement. Currently operated as a 6-bed rental producing approx. $4,000/month. Walk to BeltLine, parks, MET Atlanta, Lee + White, and Mercedes-Benz Stadium. Seller financing available.

8. 2026-01-04
   listed $305,000 New

   Show marketing remark (256 chars)

   Renovated intown Capitol View home with income potential and unfinished basement. Currently operated as a 6-bed rental producing approx. $4,000/month. Walk to BeltLine, parks, MET Atlanta, Lee + White, and Mercedes-Benz Stadium. Seller financing available.

9. 2025-11-30
   historical
10. 2025-09-26
    status Pending
11. 2025-09-22
    historical Active Under Contract
12. 2025-09-22
    historical Active Under Contract
13. 2025-09-18
    historical
14. 2025-09-03
    status Active
15. 2025-09-03
    status Back On Market
16. 2025-08-31
    status Pending
17. 2025-08-26
    historical Active Under Contract
18. 2025-08-26
    historical Active Under Contract
19. 2025-08-24
    price $275,000
20. 2025-08-10
    listed $275,000 Active
21. 2025-07-21
    price $345,000
22. 2025-03-21
    historical
23. 2025-03-21
    historical
24. 2024-07-22
    listed $370,000 Active
25. 2024-07-21
    listed $290,000 New
26. 2024-07-21
    listed $370,000 New
27. 2023-08-01
    historical
28. 2023-05-12
    listed $435,000 New
29. 2023-01-10
    historical
30. 2022-12-31
    historical
31. 2022-12-02
    status Back On Market
32. 2022-12-02
    status Back On Market
33. 2022-11-24
    status Under Contract
34. 2022-11-24
    status Under Contract
35. 2022-11-03
    price $425,000
36. 2022-11-03
    price $425,000
37. 2022-10-12
    listed $465,000 New
38. 2022-10-07
    listed $465,000 New
39. 2022-08-03
    historical
40. 2022-07-01
    listed $385,000 New
41. 2022-04-30
    historical
42. 2022-04-15
    price $395,000
43. 2022-04-07
    listed $425,000 New
44. 2018-05-21
    soldstatus $175,000
45. 2018-05-16
    soldstatus $175,000 Sold
46. 2018-05-16
    soldstatus $175,000 Sold
47. 2018-04-18
    status Pending
48. 2018-04-18
    status Under Contract
49. 2018-04-18
    historical
50. 2018-04-11
    listed $187,000 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: $5,582 · $465/mo
• Projected year-2 tax: $5,582 · $465/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 · 17 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: $32,436
• − Mortgage interest: −$15,964
• − Property taxes: −$5,582
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,595
• − Management: −$2,595
• − Depreciation: −$8,291
• Taxable loss: −$4,016
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $1,647/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

+612.5% since first listed

69 events — show timeline

• 2026-03-31 Price Changed $285,000 GAMLS
• 2026-03-31 Price Changed $285,000 FMLS
• 2026-02-20 Relisted — FMLS
• 2026-02-19 Listed $305,000 GAMLS
• 2026-02-04 Listing Removed — GAMLS
• 2026-02-04 Listing Removed — FMLS
• 2026-01-04 Listed $305,000 GAMLS
• 2026-01-04 Listed $305,000 FMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-09-26 Pending — FMLS
• 2025-09-22 Contingent — FMLS
• 2025-09-22 Contingent — GAMLS
• 2025-09-18 Listing Removed — FMLS
• 2025-09-03 Relisted — FMLS
• 2025-09-03 Relisted — GAMLS
• 2025-08-31 Pending — FMLS
• 2025-08-26 Contingent — GAMLS
• 2025-08-26 Contingent — FMLS
• 2025-08-24 Price Changed $275,000 GAMLS
• 2025-08-10 Listed $275,000 FMLS
• 2025-07-21 Price Changed $345,000 GAMLS
• 2025-03-21 Listing Removed — FMLS
• 2025-03-21 Listing Removed — GAMLS
• 2024-07-22 Listed $370,000 FMLS
• 2024-07-21 Listed $370,000 GAMLS
• 2024-07-21 Listed $290,000 GAMLS
• 2023-08-01 Listing Removed — GAMLS
• 2023-05-12 Listed $435,000 GAMLS
• 2023-01-10 Listing Removed — GAMLS
• 2022-12-31 Listing Removed — GAMLS
• 2022-12-02 Relisted — GAMLS
• 2022-12-02 Relisted — GAMLS
• 2022-11-24 Pending — GAMLS
• 2022-11-24 Pending — GAMLS
• 2022-11-03 Price Changed $425,000 GAMLS
• 2022-11-03 Price Changed $425,000 GAMLS
• 2022-10-12 Listed $465,000 GAMLS
• 2022-10-07 Listed $465,000 GAMLS
• 2022-08-03 Listing Removed — GAMLS
• 2022-07-01 Listed $385,000 GAMLS
• 2022-04-30 Listing Removed — GAMLS
• 2022-04-15 Price Changed $395,000 GAMLS
• 2022-04-07 Listed $425,000 GAMLS
• 2018-05-21 Sold (Public Records) $175,000 Public Records
• 2018-05-16 Sold (MLS) $175,000 GAMLS
• 2018-05-16 Sold (MLS) $175,000 FMLS
• 2018-04-18 Pending — FMLS
• 2018-04-18 Pending — GAMLS
• 2018-04-18 Listing Removed — GAMLS
• 2018-04-11 Listed $187,000 GAMLS
• 2018-04-06 Listed $187,000 FMLS
• 2018-02-02 Relisted — GAMLS
• 2018-01-29 Listing Removed — GAMLS
• 2018-01-25 Price Changed $210,000 GAMLS
• 2018-01-22 Relisted — GAMLS
• 2018-01-10 Pending — GAMLS
• 2017-12-19 Listed $220,000 GAMLS
• 2015-03-20 Sold (Public Records) $30,000 Public Records
• 2007-10-09 Sold (Public Records) $113,000 Public Records
• 2007-07-13 Sold (MLS) $89,900 FMLS
• 2007-05-30 Listed $89,900 FMLS
• 2005-07-27 Sold (Public Records) $310,000 Public Records
• 2005-03-03 Sold (Public Records) $145,000 Public Records
• 2002-04-17 Sold (Public Records) $100,000 Public Records
• 2002-04-17 Sold (Public Records) $63,000 Public Records
• 1998-01-30 Sold (Public Records) $75,000 Public Records
• 1994-09-16 Sold (Public Records) $50,000 Public Records
• 1994-08-01 Sold (Public Records) $35,000 Public Records
• 1987-09-30 Sold (Public Records) $40,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $5,582 · -4.3% YoY. Source: county tax records.