2803 Allegro Dr NW · Atlanta, GA 30318

$145,000

3 bd · 1.5 ba · 2,132 sqft · SingleFamily public records · 13 Days on market

Built 1962 9,940 sqft lot Est $266k · 46% under ↓ 3% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large contemporary home with basement! Includes updated kitchen with island, spacious bedrooms, and bathrooms with tile showers. Enjoy the large porch that overlooks the relaxing back yard. This charming 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 convenient commuting. Experience the perfect blend of style, comfort, and location! Bring your contractor or builder to finish construction, and make this gem your own! *Highest and best offers due by 5pm on 04/30/2026*

Key facts

• Relaxing back yard
• Large porch
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE PORCH
• RELAXING BACK YARD
• VIBRANT NEIGHBORHOOD
• EASY ACCESS TO SHOPS
• EASY ACCESS TO RESTAURANTS

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Electric service listed as other
• Home design: Two levels; Brick 4 sides construction; Composition roof; Resale condition
• Construction: Brick 4 sides; Composition roof
• Exterior features: Rear porch; Back yard fencing; Other exterior features

Interior

• Kitchen: Kitchen island
• Bedrooms: Three main-level bedrooms; One lower-level bedroom
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; One main-level full bathroom; One main-level half bathroom; One lower-level full bathroom; Master bath with no special features listed
• Interior features: No common walls; Other interior features; Interior entry basement; Bonus room
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Cap rate 13.5% 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: 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.
• Zoned schools: John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 2% at this address vs 32% district-wide (-29 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 732 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 38% of the median local income ($83k/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 $4k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $145,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.80% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.79%
• DSCR: 2.15
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $266,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2882 Peek Rd NW	0.10mi	3/2.5	2,072 (-3%)	11mo	$185,000	$89	77
927 Magna Carta Dr NW	0.16mi	4/4.0 (+1)	2,093 (-2%)	7mo	$259,900	$124	69
595 Collier Ridge Dr NW	0.32mi	3/3.0	2,260 (+6%)	9mo	$399,000	$177	61
664 Church St NW	0.72mi	3/2.0	2,160 (+1%)	4mo	$209,500	$97	59
479 Larchmont Cir NW	0.55mi	4/2.0 (+1)	2,200 (+3%)	5mo	$275,000	$125	58
2860 Eleanor Ter	0.34mi	3/2.5	1,923 (-10%)	8mo	$195,000	$101	58
2791 Baker Ridge Dr NW	0.44mi	3/1.5	1,844 (-14%)	6mo	$180,000	$98	52
678 NW Church St NW	0.70mi	4/3.0 (+1)	1,955 (-8%)	1mo	$389,000	$199	42
569 Woods Dr NW	0.72mi	4/3.0 (+1)	2,176 (+2%)	12mo	$350,000	$161	41
2531 Hood Ave NW	0.55mi	4/2.0 (+1)	1,920 (-10%)	12mo	$165,000	$86	41
2994 Baker Ridge Dr NW	0.75mi	4/2.5 (+1)	2,267 (+6%)	6mo	$475,000	$210	40
658 Woods Dr	0.66mi	4/2.0 (+1)	1,882 (-12%)	13mo	$298,000	$158	32

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.81×
• Total profit: $32,926
• Equity at exit: $21,620

10-year hold

• IRR: 28.3%
• Equity multiple: 3.55×
• Total profit: $103,707
• Equity at exit: $12,537

Cash invested: $40,600 (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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,615 high
• Mortgage (P&I): −$760
• Tax from tax record: −$373 /mo · $4,471/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $873

Break-even live

Break-even rent $1,511

Max offer price $145,000

Occupancy floor 62%

Sensitivity live

Price	-10% $955	-5% $914	+0% $873	+5% $832	+10% $791
Rent	-10% $666	-5% $769	+0% $873	+5% $976	+10% $1,079
Rate	-1.0pp $946	-0.5pp $910	base $873	+0.5pp $835	+1.0pp $797

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	25d	1	0.63mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	25d	1	0.65mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	25d	1	0.68mi
438 Hamilton E Holmes Dr NW Atlanta, GA	4.0	3.0	2200	$5,500	$2.50	25d	1	0.69mi
740 Prince Pl NW Atlanta, GA	4.0	2.0	1903	$2,200	$1.16	25d	1	0.70mi
738 Prince Pl NW Atlanta, GA	4.0	2.5	1903	$2,250	$1.18	25d	1	0.70mi
753 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	25d	1	0.72mi
751 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	25d	1	0.72mi
739 Prince Pl NW Atlanta, GA	4.0	2.0	1903	$2,200	$1.16	25d	1	0.72mi
2507 Ryne St NW Atlanta, GA	3.0	2.0	2399	$2,200	$0.92	25d	1	0.74mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	9d	1	0.76mi
1120 Wedgewood Dr NW Atlanta, GA	4.0	2.5	1904	$3,100	$1.63	9d	1	0.76mi
2507 Dale Creek Dr NW Atlanta, GA	3.0	1.0	1795	$1,900	$1.06	25d	1	0.78mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	25d	1	0.93mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	25d	1	0.98mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	16d	1	0.98mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	25d	1	0.98mi
2367 Summit Ave NW Atlanta, GA	4.0	2.5	1887	$2,800	$1.48	3d	1	0.98mi
2456 Spring St NW Apt A Atlanta, GA	4.0	2.5	1650	$1,450	$0.88	25d	1	1.04mi
562 Gary Rd NW Atlanta, GA	4.0	2.0	1700	$2,400	$1.41	25d	1	1.06mi
960 N Grand Ave NW Atlanta, GA	3.0	2.5	1510	$1,950	$1.29	25d	1	1.07mi
2676 Creek View Ter NW Atlanta, GA	3.0	2.5	2383	$3,100	$1.30	6d	1	1.14mi
2713 Creek View Ter NW Atlanta, GA	4.0	3.5	2129	$2,999	$1.41	9d	1	1.19mi
1359 Creek View Ln NW Atlanta, GA	3.0	2.5	2129	$3,000	$1.41	25d	1	1.24mi
1445 Creekside Cir NW Atlanta, GA	4.0	3.5	2425	$6,500	$2.68	6d	1	1.26mi
1445 Creekside Cir NW Atlanta, GA	4.0	3.5	2425	$6,500	$2.68	5d	1	1.26mi
2635 Creekside Dr NW Atlanta, GA	2.0	2.5	1573	$2,635	$1.68	3d	1	1.26mi
1422 Creekside Cir NW Unit 211 Atlanta, GA	2.0	2.5	1573	$2,500	$1.59	4d	1	1.29mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	3d	12	1.29mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	25d	1	1.36mi
1409 Northwest Dr NW Unit 1 Atlanta, GA	4.0	2.5	2500	$2,599	$1.04	4d	1	1.37mi
1409 Northwest Dr NW Atlanta, GA	4.0	2.5	2000	$2,998	$1.50	25d	1	1.37mi
3051 Delmar Ln NW Atlanta, GA	3.0	2.0	1971	$2,500	$1.27	25d	1	1.40mi
3537 Fairburn Pl NW Atlanta, GA	2.0	1.0	1484	$2,000	$1.35	25d	1	1.41mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	5d	1	1.42mi
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	25d	1	1.45mi

Listing history 15 events

1. 2026-05-14
   status Under Contract 619-char remark

   Show marketing remark (619 chars)

   Large contemporary home with basement! Includes updated kitchen with island, spacious bedrooms, and bathrooms with tile showers. Enjoy the large porch that overlooks the relaxing back yard. This charming 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 convenient commuting. Experience the perfect blend of style, comfort, and location! Bring your contractor or builder to finish construction, and make this gem your own! *Highest and best offers due by 5pm on 04/30/2026*

2. 2026-05-09
   status Pending
3. 2026-04-25
   listed $145,000 New 619-char remark

   Show marketing remark (619 chars)

   Large contemporary home with basement! Includes updated kitchen with island, spacious bedrooms, and bathrooms with tile showers. Enjoy the large porch that overlooks the relaxing back yard. This charming 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 convenient commuting. Experience the perfect blend of style, comfort, and location! Bring your contractor or builder to finish construction, and make this gem your own! *Highest and best offers due by 5pm on 04/30/2026*

4. 2026-04-25
   listed $145,000 Active

   Show marketing remark (619 chars)

   Large contemporary home with basement! Includes updated kitchen with island, spacious bedrooms, and bathrooms with tile showers. Enjoy the large porch that overlooks the relaxing back yard. This charming 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 convenient commuting. Experience the perfect blend of style, comfort, and location! Bring your contractor or builder to finish construction, and make this gem your own! *Highest and best offers due by 5pm on 04/30/2026*

5. 2024-12-18
   status Under Contract 622-char remark

   Show marketing remark (622 chars)

   Location! Inside the perimeter, a 4-sided brick spacious home, situated on a large lot is waiting for your personal touch and upgrades. Entry foyer, formal living room, eat-in kitchen, on the lower-level bonus room. 3 spacious bedrooms, 4th bedroom convert in large master. off the Master has estimated 200 Sq ft sunroom added on not included in square footage. If you love to entertain, this backyard will not disappoint. Great location, if you like to consider AIRBNB opportunities, Close to all major highways I-285, I-20, 75/85. Atlanta Hartsfield AIRPORT, Parks, Hospitals, Shopping, East Atlanta, downtown. Need TLC.

6. 2024-12-18
   status Pending

   Show marketing remark (622 chars)

   Location! Inside the perimeter, a 4-sided brick spacious home, situated on a large lot is waiting for your personal touch and upgrades. Entry foyer, formal living room, eat-in kitchen, on the lower-level bonus room. 3 spacious bedrooms, 4th bedroom convert in large master. off the Master has estimated 200 Sq ft sunroom added on not included in square footage. If you love to entertain, this backyard will not disappoint. Great location, if you like to consider AIRBNB opportunities, Close to all major highways I-285, I-20, 75/85. Atlanta Hartsfield AIRPORT, Parks, Hospitals, Shopping, East Atlanta, downtown. Need TLC.

7. 2024-12-18
   soldstatus $180,000 Sold 622-char remark

   Show marketing remark (622 chars)

   Location! Inside the perimeter, a 4-sided brick spacious home, situated on a large lot is waiting for your personal touch and upgrades. Entry foyer, formal living room, eat-in kitchen, on the lower-level bonus room. 3 spacious bedrooms, 4th bedroom convert in large master. off the Master has estimated 200 Sq ft sunroom added on not included in square footage. If you love to entertain, this backyard will not disappoint. Great location, if you like to consider AIRBNB opportunities, Close to all major highways I-285, I-20, 75/85. Atlanta Hartsfield AIRPORT, Parks, Hospitals, Shopping, East Atlanta, downtown. Need TLC.

8. 2024-12-18
   soldstatus $180,000 Closed

   Show marketing remark (622 chars)

   Location! Inside the perimeter, a 4-sided brick spacious home, situated on a large lot is waiting for your personal touch and upgrades. Entry foyer, formal living room, eat-in kitchen, on the lower-level bonus room. 3 spacious bedrooms, 4th bedroom convert in large master. off the Master has estimated 200 Sq ft sunroom added on not included in square footage. If you love to entertain, this backyard will not disappoint. Great location, if you like to consider AIRBNB opportunities, Close to all major highways I-285, I-20, 75/85. Atlanta Hartsfield AIRPORT, Parks, Hospitals, Shopping, East Atlanta, downtown. Need TLC.

9. 2024-11-27
   price $200,000 622-char remark

   Show marketing remark (622 chars)

   Location! Inside the perimeter, a 4-sided brick spacious home, situated on a large lot is waiting for your personal touch and upgrades. Entry foyer, formal living room, eat-in kitchen, on the lower-level bonus room. 3 spacious bedrooms, 4th bedroom convert in large master. off the Master has estimated 200 Sq ft sunroom added on not included in square footage. If you love to entertain, this backyard will not disappoint. Great location, if you like to consider AIRBNB opportunities, Close to all major highways I-285, I-20, 75/85. Atlanta Hartsfield AIRPORT, Parks, Hospitals, Shopping, East Atlanta, downtown. Need TLC.

10. 2024-11-27
    price $200,000

    Show marketing remark (622 chars)

    Location! Inside the perimeter, a 4-sided brick spacious home, situated on a large lot is waiting for your personal touch and upgrades. Entry foyer, formal living room, eat-in kitchen, on the lower-level bonus room. 3 spacious bedrooms, 4th bedroom convert in large master. off the Master has estimated 200 Sq ft sunroom added on not included in square footage. If you love to entertain, this backyard will not disappoint. Great location, if you like to consider AIRBNB opportunities, Close to all major highways I-285, I-20, 75/85. Atlanta Hartsfield AIRPORT, Parks, Hospitals, Shopping, East Atlanta, downtown. Need TLC.

11. 2024-10-11
    price $225,000 622-char remark

    Show marketing remark (622 chars)

    Location! Inside the perimeter, a 4-sided brick spacious home, situated on a large lot is waiting for your personal touch and upgrades. Entry foyer, formal living room, eat-in kitchen, on the lower-level bonus room. 3 spacious bedrooms, 4th bedroom convert in large master. off the Master has estimated 200 Sq ft sunroom added on not included in square footage. If you love to entertain, this backyard will not disappoint. Great location, if you like to consider AIRBNB opportunities, Close to all major highways I-285, I-20, 75/85. Atlanta Hartsfield AIRPORT, Parks, Hospitals, Shopping, East Atlanta, downtown. Need TLC.

12. 2024-10-11
    price $225,000

    Show marketing remark (622 chars)

    Location! Inside the perimeter, a 4-sided brick spacious home, situated on a large lot is waiting for your personal touch and upgrades. Entry foyer, formal living room, eat-in kitchen, on the lower-level bonus room. 3 spacious bedrooms, 4th bedroom convert in large master. off the Master has estimated 200 Sq ft sunroom added on not included in square footage. If you love to entertain, this backyard will not disappoint. Great location, if you like to consider AIRBNB opportunities, Close to all major highways I-285, I-20, 75/85. Atlanta Hartsfield AIRPORT, Parks, Hospitals, Shopping, East Atlanta, downtown. Need TLC.

13. 2024-09-09
    listed $250,000 New 622-char remark

    Show marketing remark (622 chars)

    Location! Inside the perimeter, a 4-sided brick spacious home, situated on a large lot is waiting for your personal touch and upgrades. Entry foyer, formal living room, eat-in kitchen, on the lower-level bonus room. 3 spacious bedrooms, 4th bedroom convert in large master. off the Master has estimated 200 Sq ft sunroom added on not included in square footage. If you love to entertain, this backyard will not disappoint. Great location, if you like to consider AIRBNB opportunities, Close to all major highways I-285, I-20, 75/85. Atlanta Hartsfield AIRPORT, Parks, Hospitals, Shopping, East Atlanta, downtown. Need TLC.

14. 2024-09-09
    listed $250,000 Active

    Show marketing remark (622 chars)

    Location! Inside the perimeter, a 4-sided brick spacious home, situated on a large lot is waiting for your personal touch and upgrades. Entry foyer, formal living room, eat-in kitchen, on the lower-level bonus room. 3 spacious bedrooms, 4th bedroom convert in large master. off the Master has estimated 200 Sq ft sunroom added on not included in square footage. If you love to entertain, this backyard will not disappoint. Great location, if you like to consider AIRBNB opportunities, Close to all major highways I-285, I-20, 75/85. Atlanta Hartsfield AIRPORT, Parks, Hospitals, Shopping, East Atlanta, downtown. Need TLC.

15. 2006-09-14
    soldstatus $150,000

ⓘ 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: $4,471 · $373/mo
• Projected year-2 tax: $4,471 · $373/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 ≥103°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,382
• − Mortgage interest: −$8,122
• − Property taxes: −$4,471
• − Insurance: −$725
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − Depreciation: −$4,218
• Taxable income: $8,825
• Est. tax owed @ 24.0%: −$2,118
• After-tax cash flow: $8,354/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

-3.3% since first listed

15 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-09 Pending — FMLS
• 2026-04-25 Listed $145,000 FMLS
• 2026-04-25 Listed $145,000 GAMLS
• 2024-12-18 Pending — GAMLS
• 2024-12-18 Pending — FMLS
• 2024-12-18 Sold (MLS) $180,000 FMLS
• 2024-12-18 Sold (MLS) $180,000 GAMLS
• 2024-11-27 Price Changed $200,000 GAMLS
• 2024-11-27 Price Changed $200,000 FMLS
• 2024-10-11 Price Changed $225,000 GAMLS
• 2024-10-11 Price Changed $225,000 FMLS
• 2024-09-09 Listed $250,000 FMLS
• 2024-09-09 Listed $250,000 GAMLS
• 2006-09-14 Sold (Public Records) $150,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,471 · -0.2% YoY. Source: county tax records.