1949 Venetian Dr SW · Atlanta, GA 30311

$220,000

4 bd · 2.0 ba · 2,330 sqft · MultiFamily public records · 63 Days on market

Built 1950 0.31 ac lot $94/sqft · 31% below area Est $413k · 47% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.4/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

INVESTOR SPECIAL - in the heart of Southwest Atlanta! This spacious 4-bedroom, 3-bath ranch offers approximately 3,000 square feet of potential on a rare corner double lot. Whether you're looking for your next fix-and-flip, rental portfolio addition, or a full-scale renovation project, this property is ready for your vision. This home needs a full rehab and is priced accordingly-perfect for savvy investors seeking value-add opportunities. The expansive footprint provides endless possibilities for reconfiguration, modern updates, or even expansion. The oversized lot offers additional flexibility for outdoor living. Located in an established neighborhood with convenient access to downtown Atlanta, major highways, and local amenities, this property is a prime opportunity to capitalize on the area's growth. Bring your contractor and your imagination-this is the one you've been waiting for! **Buyer is responsible to verify any and all information deemed important.**Seller requesting that Buyers see property in person before submitting offers**

Key facts

• Corner double lot
• Convenient access
• Expansive footprint

Tags

• CORNER DOUBLE LOT
• EXPANSIVE FOOTPRINT
• OVERSIZED LOT
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 soft (-0.2%/yr); 245 active listings in the ZIP; 13 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 $2,727/mo this rent would consume 65% of the median local household income ($51k/yr) (locally 2825% 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 $7k 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 63 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1950 — 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 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: 1.24% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (median comp): $413,050
• List price: $220,000
• Delta: -46.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.90×
• Total profit: $-6,347
• Equity at exit: $32,803

10-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $11,808
• Equity at exit: $19,022

Cash invested: $61,600 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 245
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,727 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$325 /mo · $3,896/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $584

Break-even live

Break-even rent $1,987

Max offer price $220,000

Occupancy floor 74%

Sensitivity live

Price	-10% $709	-5% $647	+0% $584	+5% $522	+10% $460
Rent	-10% $369	-5% $477	+0% $584	+5% $692	+10% $800
Rate	-1.0pp $695	-0.5pp $640	base $584	+0.5pp $527	+1.0pp $469

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1336 Willow Trl SW Atlanta, GA	5.0	2.0	2000	$2,500	$1.25	5d	1	0.77mi
1452 Lockwood Dr SW Atlanta, GA	4.0	3.5	2910	$4,950	$1.70	24d	1	0.78mi
9051 Bayrose Cir East Point, GA	3.0	3.5	1620	$2,300	$1.42	44d	1	0.80mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	24d	1	0.83mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	44d	1	0.83mi
1668 Laurelwood Dr SW Atlanta, GA	3.0	2.0	2019	$2,000	$0.99	21d	1	0.93mi
1220 Hawthorne Trl East Point, GA	3.0	2.5	1886	$2,250	$1.19	44d	1	0.96mi
1749 S Alvarado Ter SW Atlanta, GA	4.0	2.0	2400	$2,541	$1.06	8d	1	1.10mi
2133 Pinehurst Dr Atlanta, GA	3.0	1.5	2401	$1,800	$0.75	44d	1	1.26mi
1409 Bridges Ave SW Atlanta, GA	4.0	3.5	1750	$6,500	$3.71	22d	1	1.32mi
1951 Handley Ave SW Atlanta, GA	3.0	3.0	1589	$3,200	$2.01	24d	1	1.39mi
1401 Plaza Ave SW Atlanta, GA	4.0	2.5	2600	$2,495	$0.96	24d	1	1.40mi
1435 Richland Rd SW Atlanta, GA	3.0	2.0	1637	$2,875	$1.76	15d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $220,000 Active 63 DOM
2. 2026-06-17
   days on market $220,000 Active 62 DOM
3. 2026-06-16
   days on market $220,000 Active 61 DOM
4. 2026-06-15
   days on market $220,000 Active 60 DOM
5. 2026-06-13
   days on market $220,000 Active 58 DOM
6. 2026-06-13
   days on market $220,000 Active 57 DOM
7. 2026-06-09
   days on market $220,000 Active 54 DOM
8. 2026-06-08
   days on market $220,000 Active 53 DOM
9. 2026-06-07
   days on market $220,000 Active 52 DOM
10. 2026-06-04
    days on market $220,000 Active 49 DOM
11. 2026-06-03
    days on market $220,000 Active 48 DOM
12. 2026-06-02
    days on market $220,000 Active 47 DOM
13. 2026-06-01
    days on market $220,000 Active 46 DOM
14. 2026-05-31
    days on market $220,000 Active 45 DOM
15. 2026-04-16
    listed $220,000 New 1055-char remark

    Show marketing remark (1055 chars)

    INVESTOR SPECIAL - in the heart of Southwest Atlanta! This spacious 4-bedroom, 3-bath ranch offers approximately 3,000 square feet of potential on a rare corner double lot. Whether you're looking for your next fix-and-flip, rental portfolio addition, or a full-scale renovation project, this property is ready for your vision. This home needs a full rehab and is priced accordingly-perfect for savvy investors seeking value-add opportunities. The expansive footprint provides endless possibilities for reconfiguration, modern updates, or even expansion. The oversized lot offers additional flexibility for outdoor living. Located in an established neighborhood with convenient access to downtown Atlanta, major highways, and local amenities, this property is a prime opportunity to capitalize on the area's growth. Bring your contractor and your imagination-this is the one you've been waiting for! **Buyer is responsible to verify any and all information deemed important.**Seller requesting that Buyers see property in person before submitting offers**

16. 2023-12-22
    soldstatus $232,250
17. 2022-02-03
    soldstatus $210,000
18. 2020-11-24
    soldstatus $225,000
19. 1989-03-07
    soldstatus $64,400
20. 1986-02-04
    soldstatus $60,000

ⓘ 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: $3,896 · $325/mo
• Projected year-2 tax: $3,896 · $325/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 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,726
• − Mortgage interest: −$12,323
• − Property taxes: −$3,896
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − Depreciation: −$6,400
• Taxable income: $3,771
• Est. tax owed @ 24.0%: −$905
• After-tax cash flow: $6,108/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

+266.7% since first listed

6 events — show timeline

• 2026-04-16 Listed $220,000 GAMLS
• 2023-12-22 Sold (Public Records) $232,250 Public Records
• 2022-02-03 Sold (Public Records) $210,000 Public Records
• 2020-11-24 Sold (Public Records) $225,000 Public Records
• 1989-03-07 Sold (Public Records) $64,400 Public Records
• 1986-02-04 Sold (Public Records) $60,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,896 · -17.7% YoY. Source: county tax records.