264 Wellington St SW · Atlanta, GA 30310

$319,000

3 bd · 2.0 ba · 1,785 sqft · SingleFamily · 60 Days on market

Built 1935 5,052 sqft lot $179/sqft · 26% below area Est $428k · 26% under ↓ 5% since listing

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Why this score? — see what drove the D 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 +10.2/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced Aggressively to Sell – Exceptional Westside Atlanta Opportunity with Long-Term Upside Exceptional opportunity in Atlanta’s rapidly transforming Westside / Intown corridor, ideally suited for owner-occupants seeking in-town living with long-term appreciation potential, flexibility, and strong access to the city’s major destinations. Conveniently located near Mercedes-Benz Stadium, State Farm Arena, Centennial Olympic Park, and approximately 12 minutes from Hartsfield-Jackson Atlanta International Airport, this property offers excellent connectivity to Downtown Atlanta, major employment centers, transportation corridors, and entertainment districts. Enjoy close pro

Key facts

• Level backyard
• 5,052 sq ft lot
• Built 1935

Tags

• PROXIMITY TO ATLANTA BELTLINE
• LEVEL BACKYARD

Property features AI

Finance

• HOA & community: Near Beltline; Near public transportation; Near schools; Near shopping; Sidewalks

Exterior

• Parking: Gated parking (access via Wellington Street)
• Security: Satellite dish
• Utilities: Public water; Public sewer; 110 volt electrical; Cable available; Electricity available; Natural gas available; Sewer available; Water available
• Home design: One level; Resale property; Composition roof; Use 264 Wellington St SW for easiest access and parking; Wellington Street provides access to gated parking, backyard entry, and lower-level private entrance
• Construction: Construction materials: Other
• Exterior features: Private entrance; Private yard; Storage; Deck; Patio; Fenced yard with wood fencing

Interior

• Kitchen: White cabinets; Kitchen island; Pantry; Stone countertops; Dishwasher; Gas oven; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Hardwood flooring; Luxury vinyl flooring
• Bathrooms: Two full bathrooms; Primary bath has separate tub and shower
• Heating & cooling: Central heating (forced air) with natural gas; ENERGY STAR qualified heating equipment; Central air conditioning; Ceiling fans
• Interior features: 9-foot ceilings on the main level; ENERGY STAR qualified and insulated windows; No shared/common walls; Bonus room; Crawl space
• Laundry & utility: Washer included; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (19.6% below list).
• Recommended offer: $256k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Tuskegee Airman Global Academy (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 520 students, 100% FRL); Herman J. Russell West End Academy (math 12% / reading 12%, grade F, #417 of 470 statewide, top 90%, 399 students, 100% FRL); Booker T. Washington High School (math 24% / reading 24%, grade F, #184 of 424 statewide, top 48%, 831 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 13% at this address vs 32% district-wide (-18 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 (+2.8%/yr); 459 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,564/mo this rent would consume 58% 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 $10k 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 60 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,441 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $428,201
• List price: $319,000
• Delta: -25.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1280 Sells Ave SW	0.52mi	3/2.5	1,800 (+1%)	2mo	$480,000	$267	70
1459 Mozley Pl	0.29mi	3/2.5	1,599 (-10%)	1mo	$389,900	$244	66
442 Hopkins St SW	0.55mi	3/2.0	1,852 (+4%)	3mo	$425,000	$229	66
1699 Emerald Ave SW	0.49mi	3/2.0	1,856 (+4%)	7mo	$245,000	$132	65
1497 Eason St NW	0.67mi	3/2.0	1,710 (-4%)	6mo	$300,000	$175	57
1238 Greenwich St SW	0.64mi	3/2.5	1,892 (+6%)	2mo	$485,000	$256	56
1860 Penelope Rd NW	0.69mi	3/2.5	1,688 (-5%)	1mo	$475,000	$281	56
1265 Oak St SW	0.71mi	4/3.0 (+1)	1,821 (+2%)	5mo	$460,000	$253	50
1336 Sharon St	0.60mi	4/2.0 (+1)	1,612 (-10%)	6mo	$187,000	$116	46
136 Stafford St	0.64mi	3/2.0	1,571 (-12%)	6mo	$445,000	$283	45
1639 Rogers Ave SW	0.75mi	3/2.0	1,568 (-12%)	3mo	$470,000	$300	42
544 Langhorn St SW	0.63mi	4/2.5 (+1)	1,570 (-12%)	1mo	$277,500	$177	42

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-63,624
• Equity at exit: $47,564

10-year hold

• IRR: -14.2%
• Equity multiple: 0.19×
• Total profit: $-72,315
• Equity at exit: $27,581

Cash invested: $89,320 (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: 459
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,564 high
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-179

Break-even live

Break-even rent $2,791

Max offer price $293,149

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-68	+0% $-179	+5% $-289	+10% $-399
Rent	-10% $-381	-5% $-280	+0% $-179	+5% $-77	+10% $24
Rate	-1.0pp $-18	-0.5pp $-98	base $-179	+0.5pp $-261	+1.0pp $-345

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
198 Wellington St SW Atlanta, GA	3.0	2.5	1787	$2,700	$1.51	26d	1	0.13mi
176 Racine St SW Atlanta, GA	3.0	2.0	1423	$2,800	$1.97	26d	1	0.24mi
1380 Mozley Pl SW Atlanta, GA	3.0	2.0	1941	$1,400	$0.72	9d	1	0.35mi
1649 Derry Ave SW Atlanta, GA	4.0	2.0	1825	$3,200	$1.75	26d	1	0.37mi
2111 Martin Luther King Junior Dr NW Atlanta, GA	3.0	1.0	1470	$1,800	$1.22	26d	1	0.40mi
167 Rockmart Dr SW Atlanta, GA	4.0	3.5	2347	$3,033	$1.29	26d	1	0.48mi
505 W Ontario Ave SW Atlanta, GA	3.0	2.0	1587	$2,800	$1.76	22d	1	0.48mi
415 Hopkins St SW Atlanta, GA	3.0	1.0	2550	$2,000	$0.78	7d	1	0.50mi
1619 Stokes Ave SW Atlanta, GA	3.0	2.0	1332	$2,400	$1.80	4d	1	0.50mi
29 Chappell Rd NW Atlanta, GA	3.0	2.0	1670	$1,953	$1.17	23d	1	0.55mi
0 W Lake Ave NW Atlanta, GA	3.0	2.5	1300	$1,900	$1.46	3d	1	0.56mi
1420 Ralph David Abernathy Blvd SW Atlanta, GA	3.0	2.0	1306	$2,400	$1.84	26d	1	0.56mi
1758 Emerald Ave SW Atlanta, GA	4.0	2.0	1873	$2,700	$1.44	12d	1	0.60mi
220 Napoleon Dr SW Atlanta, GA	4.0	3.0	2500	$3,199	$1.28	12d	1	0.62mi
66 Holly Rd NW Atlanta, GA	3.0	2.5	1632	$2,228	$1.37	3d	1	0.62mi
1515 Westwood Ave SW Atlanta, GA	3.0	2.5	2278	$6,000	$2.63	23d	1	0.65mi
1181 Westview Dr SW Atlanta, GA	4.0	2.0	1392	$2,400	$1.72	26d	1	0.67mi
1265 Oak St SW Atlanta, GA	4.0	3.0	1821	$3,300	$1.81	26d	1	0.71mi
1501 Rogers Ave SW Atlanta, GA	3.0	1.0	1980	$2,500	$1.26	26d	1	0.73mi
1530 Rogers Ave SW Atlanta, GA	4.0	3.0	2184	$3,300	$1.51	4d	1	0.76mi
1332 Akridge St NW Atlanta, GA	3.0	2.0	1400	$1,775	$1.27	26d	1	0.78mi
1425 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1540	$2,950	$1.92	7d	1	0.79mi
155 Rosser St SW Atlanta, GA	3.0	2.0	1500	$2,073	$1.38	26d	1	0.79mi
702 Cascade Ave SW Atlanta, GA	3.0	4.0	2220	$2,850	$1.28	26d	1	0.82mi
120 Burbank Dr NW Atlanta, GA	3.0	2.0	1331	$1,795	$1.35	26d	1	0.86mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,850	$2.29	0d	1	0.88mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,654	$2.13	26d	1	0.88mi
1578 Linda Way SW Atlanta, GA	3.0	2.0	1343	$2,030	$1.51	15d	1	0.95mi
1770 Springview Rd NW Atlanta, GA	3.0	2.0	1262	$2,000	$1.58	26d	1	0.95mi
1735 Alvarado Ter SW Atlanta, GA	3.0	2.0	1235	$1,595	$1.29	23d	1	0.98mi
1473 Beecher St SW Atlanta, GA	3.0	2.0	1547	$2,600	$1.68	26d	1	1.00mi
1474 Beecher St SW Atlanta, GA	3.0	2.0	1332	$3,200	$2.40	26d	1	1.03mi
1448 Rome Dr NW Unit 1448 Atlanta, GA	3.0	2.5	1400	$2,300	$1.64	14d	1	1.04mi
1000 Palmetto Ave SW Atlanta, GA	3.0	2.0	1566	$1,925	$1.23	26d	1	1.04mi
684 Grady Pl SW Atlanta, GA	4.0	2.5	1806	$2,550	$1.41	14d	1	1.05mi
660 Queen St SW Unit B Atlanta, GA	3.0	3.0	1840	$3,250	$1.77	26d	1	1.06mi
660 Queen St SW Unit A Atlanta, GA	3.0	2.0	1840	$2,500	$1.36	26d	1	1.06mi
15 Ollie St NW Atlanta, GA	3.0	2.5	1594	$3,150	$1.98	26d	1	1.09mi
316 Henry Aaron Ave SW Atlanta, GA	3.0	2.0	1740	$1,580	$0.91	26d	1	1.10mi
1448 Westboro Dr SW Atlanta, GA	3.0	2.0	1437	$2,300	$1.60	9d	1	1.13mi

Listing history 41 events

1. 2026-06-21
   days on market $319,000 Active 60 DOM
2. 2026-06-18
   days on market $319,000 Active 57 DOM
3. 2026-06-17
   days on market $319,000 Active 56 DOM
4. 2026-06-16
   days on market $319,000 Active 55 DOM
5. 2026-06-15
   days on market $319,000 Active 54 DOM
6. 2026-06-13
   days on market $319,000 Active 52 DOM
7. 2026-06-13
   days on market $319,000 Active 51 DOM
8. 2026-06-09
   days on market $319,000 Active 48 DOM
9. 2026-06-08
   days on market $319,000 Active 47 DOM
10. 2026-06-07
    days on market $319,000 Active 46 DOM
11. 2026-06-04
    days on market $319,000 Active 43 DOM
12. 2026-06-03
    days on market $319,000 Active 42 DOM
13. 2026-06-02
    days on market $319,000 Active 41 DOM
14. 2026-06-01
    days on market $319,000 Active 40 DOM
15. 2026-05-31
    days on market $319,000 Active 39 DOM
16. 2026-04-22
    listed $319,000 Active 2324-char remark
17. 2026-01-13
    historical
18. 2026-01-05
    status Active
19. 2025-12-17
    status Active
20. 2025-11-08
    historical $2,245
21. 2025-11-06
    price $2,245
22. 2025-11-05
    price $2,345
23. 2025-11-04
    price $2,445
24. 2025-11-02
    price $2,545
25. 2025-10-31
    price $2,645
26. 2025-10-28
    price $2,945
27. 2025-10-23
    price $2,299
28. 2025-10-16
    price $2,550
29. 2025-10-13
    listed $2,850
30. 2025-10-01
    price $385,000
31. 2025-09-11
    listed $389,900 Active
32. 2025-07-25
    historical $2,750
33. 2025-06-29
    listed $2,995
34. 2020-12-14
    historical
35. 2020-10-30
    price $319,000
36. 2020-10-14
    price $325,000
37. 2020-10-02
    listed $329,000 New
38. 2020-08-14
    historical
39. 2020-07-01
    price $319,000
40. 2020-06-04
    price $329,000
41. 2020-03-12
    listed $335,000 New

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

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 · 18 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: $30,773
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − Depreciation: −$9,280
• Taxable loss: −$7,680
• Est. tax savings @ 24.0%: +$1,843
• After-tax cash flow: $-301/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

-4.8% since first listed

26 events — show timeline

• 2026-04-22 Listed $319,000 FMLS
• 2026-01-13 Listing Removed — FMLS
• 2026-01-05 Relisted — FMLS
• 2025-12-17 Relisted — FMLS
• 2025-11-08 Rental Removed $2,245 RENTSPREE
• 2025-11-06 Price Changed $2,245 RENTSPREE
• 2025-11-05 Price Changed $2,345 RENTSPREE
• 2025-11-04 Price Changed $2,445 RENTSPREE
• 2025-11-02 Price Changed $2,545 RENTSPREE
• 2025-10-31 Price Changed $2,645 RENTSPREE
• 2025-10-28 Price Changed $2,945 RENTSPREE
• 2025-10-23 Price Changed $2,299 RENTSPREE
• 2025-10-16 Price Changed $2,550 RENTSPREE
• 2025-10-13 Listed for Rent $2,850 RENTSPREE
• 2025-10-01 Price Changed $385,000 FMLS
• 2025-09-11 Listed $389,900 FMLS
• 2025-07-25 Rental Removed $2,750 RENTSPREE
• 2025-06-29 Listed for Rent $2,995 RENTSPREE
• 2020-12-14 Listing Removed — GAMLS
• 2020-10-30 Price Changed $319,000 GAMLS
• 2020-10-14 Price Changed $325,000 GAMLS
• 2020-10-02 Listed $329,000 GAMLS
• 2020-08-14 Listing Removed — GAMLS
• 2020-07-01 Price Changed $319,000 GAMLS
• 2020-06-04 Price Changed $329,000 GAMLS
• 2020-03-12 Listed $335,000 GAMLS