870 Mayson Turner Rd NW Unit 12xx · Atlanta, GA 30314

$145,000

2 bd · None ba · 862 sqft · Other · 37 Days on market

Built 2007 Good condition

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Great 2nd floor Condo located in the heart of Historic Westside Village with granite countertops, hardwood floors and stainless steel appliances. Large master bedroom with walk-in closet. Huge master bath with garden tub and separate shower. Ceiling fans, Internet included. Secondary bedroom can be used as den, nursery or home office. Gated community with gym, clubhouse, pool, assigned covered parking and security. Conveniently right next to MARTA, shopping, minutes from Beltline, the Mercedes Benz stadium and downtown Atlanta. Great Opportunity. Reasonable offers considered.

Key facts

• Walk-in closet
• Separate shower
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• GARDEN TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath other listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+2.5%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 42% of the median local income ($42k/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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-13,016
• Equity at exit: $21,620

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $274
• 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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 293
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $175

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 83%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
870 Mayson Turner Rd NW #1442 Atlanta, GA	2.0	2.0	1094	$2,100	$1.92	24d	1	0.02mi
60 Paschal Blvd NW Atlanta, GA	1.0–3.0	1.0–2.5	945	$1,163	$1.23	24d	25	0.14mi
936 Mayson Turner Rd NW Atlanta, GA	3.0	1.0–2.0	648	$1,420	$2.19	1d	13	0.17mi
961 Desoto St NW Atlanta, GA	2.0	1.0	636	$1,094	$1.72	2d	5	0.21mi
18 Booker St NW Atlanta, GA	1.0	1.0	560	$2,000	$3.57	24d	1	0.21mi
20 Griffin St NW Unit 1 Atlanta, GA	2.0	1.0	800	$1,250	$1.56	24d	1	0.28mi
75 Griffin St NW Atlanta, GA	2.0	1.0	1000	$1,600	$1.60	24d	1	0.34mi
101 Sunset Ave NW Atlanta, GA	1.0	1.0	700	$950	$1.36	20d	1	0.42mi
891 Rock St NW Atlanta, GA	2.0–3.0	2.0	1104	$1,295	$1.17	24d	4	0.46mi
139 Lawton St SW Atlanta, GA	2.0	1.0	750	$995	$1.33	24d	1	0.51mi
147 Lawton St SW Atlanta, GA	2.0	1.0	676	$995	$1.47	24d	1	0.52mi
669 Atlanta Student Movement Blvd Atlanta, GA	2.0	1.0–2.0	803	$2,252	$2.80	24d	12	0.59mi
109 Vine St SW Unit A Atlanta, GA	2.0	1.0	750	$1,150	$1.53	7d	1	0.60mi
109 Vine St SW Unit A Atlanta, GA	2.0	1.0	600	$1,250	$2.08	21d	1	0.60mi
245 Stafford St NW Unit A Atlanta, GA	2.0	1.0	784	$1,300	$1.66	24d	1	0.60mi
260 Elm St NW Unit 1 Atlanta, GA	1.0	1.0	600	$1,050	$1.75	7d	1	0.61mi
5 Burbank Dr SW Unit B Atlanta, GA	2.0	1.0	1000	$1,300	$1.30	16d	1	0.66mi
15 Burbank Dr SW Unit 3 Atlanta, GA	2.0	1.0	900	$1,350	$1.50	10d	1	0.67mi
1097 Westview Dr SW Unit 10 Atlanta, GA	2.0	1.0	750	$1,095	$1.46	24d	1	0.70mi
10 Rockmart Dr SW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	14d	1	0.71mi
10 Rockmart Dr NW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	14d	1	0.71mi
55 Maple St NW Atlanta, GA	1.0–3.0	1.0–2.0	862	$1,790	$2.08	4d	35	0.74mi
1336 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,450	$1.81	24d	1	0.82mi
1201 Westview Dr SW Atlanta, GA	3.0	2.0	1040	$2,050	$1.97	24d	1	0.82mi
1338 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,600	$2.00	19d	1	0.82mi
403 Elm St NW Atlanta, GA	3.0	1.0	874	$1,700	$1.95	24d	1	0.82mi
600 Greensferry Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	949	$1,262	$1.33	7d	16	0.86mi
481 Griffin St NW Atlanta, GA	2.0	2.0	1080	$2,000	$1.85	16d	1	0.88mi
170 Northside Dr SW Atlanta, GA	1.0–2.0	1.0–2.0	955	$1,866	$1.95	1d	11	0.88mi
370 Northside Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	981	$1,688	$1.72	1d	28	0.93mi
15 Chappell Rd NW Unit A Atlanta, GA	1.0	1.0	700	$940	$1.34	5d	1	0.94mi
23 Larkin Pl SW Atlanta, GA	1.0–2.0	1.0–2.0	1011	$2,129	$2.10	1d	14	0.95mi
555 Paines Ave NW Atlanta, GA	1.0	1.0	1000	$1,150	$1.15	7d	1	0.97mi
555 Paines Ave NW Unit 3 Atlanta, GA	1.0	1.0	1000	$1,400	$1.40	24d	1	0.97mi
564 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0	980	$1,100	$1.12	24d	1	0.98mi
564 Joseph E. Lowery Blvd NW Unit 3 Atlanta, GA	2.0	1.0	980	$1,100	$1.12	24d	1	0.98mi
238 Walker St SW Atlanta, GA	1.0–2.0	1.0–2.5	1550	$2,685	$1.73	13d	2	0.99mi
210 Walker St SW #1 Atlanta, GA	1.0	1.0	650	$1,500	$2.31	4d	1	1.00mi
1170 Greenwich St SW #3 Atlanta, GA	2.0	1.0	900	$1,250	$1.39	18d	1	1.01mi
537 Sunset Ave NW Atlanta, GA	2.0	1.0	775	$1,750	$2.26	24d	1	1.01mi

Listing history 15 events

1. 2026-06-18
   days on market $145,000 Active 37 DOM
2. 2026-06-17
   days on market $145,000 Active 36 DOM
3. 2026-06-16
   days on market $145,000 Active 35 DOM
4. 2026-06-15
   days on market $145,000 Active 34 DOM
5. 2026-06-13
   days on market $145,000 Active 32 DOM
6. 2026-06-13
   days on market $145,000 Active 31 DOM
7. 2026-06-09
   days on market $145,000 Active 28 DOM
8. 2026-06-08
   days on market $145,000 Active 27 DOM
9. 2026-06-07
   days on market $145,000 Active 26 DOM
10. 2026-06-04
    days on market $145,000 Active 23 DOM
11. 2026-06-03
    days on market $145,000 Active 22 DOM
12. 2026-06-02
    days on market $145,000 Active 21 DOM
13. 2026-06-01
    days on market $145,000 Active 20 DOM
14. 2026-05-31
    days on market $145,000 Active 19 DOM
15. 2026-05-11
    listed $145,000 Active 582-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,883
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$4,218
• Taxable loss: −$219
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,155/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab

This 2nd floor condo in the heart of Historic Westside Village is in good condition with granite countertops, hardwood floors, and stainless steel appliances. It offers a walk-in closet, garden tub, and separate shower. The gated community includes a gym, clubhouse, pool, and assigned covered parking. The home is conveniently located near MARTA, shopping, the Beltline, Mercedes Benz stadium, and downtown Atlanta.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce energy costs and improve air circulation
• Both Install smart home devices — Smart home devices can increase home value and attract tech-savvy buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce energy costs and improve air circulation ↑
• Both Install smart home devices — Smart home devices can increase home value and attract tech-savvy buyers/renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

1 event — show timeline

• 2026-05-11 Listed $145,000 Fizber.com