1807 Oakmont Dr NW · Atlanta, GA 30314

$173,000

2 bd · 1.0 ba · 839 sqft · SingleFamily public records · 526 Days on market

Built 1949 9,016 sqft lot $206/sqft · 13% below area Est $198k · 13% under

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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 +13.2/15.0
• Cash flow +11.0/30.0
• Livability +4.2/5.0
• DSCR +3.2/10.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy 1-story home offers 3 bedrooms and 1 bathroom, perfect for comfortable living. The kitchen is equipped with sleek stainless steel appliances, providing both style and functionality for everyday meals. Enjoy the charm of a small front porch, ideal for relaxing or greeting guests, as well as a small side porch for additional outdoor space. The backyard offers a peaceful view of trees, creating a serene, natural setting. With its inviting layout and charming details, this home is a must-see for those seeking comfort and tranquility.

Key facts

• Small front porch
• Small side porch
• 9,016 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• SMALL FRONT PORCH
• SMALL SIDE PORCH
• PEACEFUL VIEW OF TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $-73 ($-879/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (21.8% below list).
• Recommended offer: $135k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); 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 5% at this address vs 32% district-wide (-26 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 (+2.5%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 526 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $87k; list at $173k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $135,248 (21.8% 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 526 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (median comp): $198,296
• List price: $173,000
• Delta: -12.76%
• 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
1855 Oakmont Dr NW	0.09mi	2/2.0	839 (0%)	1mo	$96,000	$114	91
1810 Oakmont Dr NW	0.03mi	3/1.0 (+1)	839 (0%)	10mo	$134,000	$160	85
116 Holly Rd NW	0.47mi	2/2.0	856 (+2%)	2mo	$185,000	$216	69
2073 Morehouse Dr NW	0.53mi	2/2.0	798 (-5%)	1mo	$195,000	$244	62
502 S Evelyn Pl NW	0.68mi	2/1.0	808 (-4%)	11mo	$115,500	$143	53
241 Holly Rd NW	0.54mi	3/1.0 (+1)	768 (-8%)	4mo	$70,000	$91	52
250 Morris Brown Ave	0.48mi	2/1.0	725 (-14%)	5mo	$163,000	$225	50
2043 Chicago Ave NW	0.61mi	3/1.0 (+1)	915 (+9%)	2mo	$120,000	$131	50
89 Holly Rd NW	0.50mi	3/1.0 (+1)	792 (-6%)	21mo	$140,000	$177	44
1846 North Ave	0.64mi	3/1.0 (+1)	896 (+7%)	11mo	$104,900	$117	44
350 New Jersey Ave NW	0.69mi	2/1.0	943 (+12%)	10mo	$60,000	$64	38
2161 Penelope St NW	0.66mi	3/2.0 (+1)	960 (+14%)	15mo	$237,500	$247	24

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-33,349
• Equity at exit: $25,795

10-year hold

• IRR: -13.7%
• Equity multiple: 0.22×
• Total profit: $-37,687
• Equity at exit: $14,958

Cash invested: $48,440 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$907
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-73

Break-even live

Break-even rent $1,445

Max offer price $160,058

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-24	+0% $-73	+5% $-122	+10% $-171
Rent	-10% $-180	-5% $-127	+0% $-73	+5% $-20	+10% $34
Rate	-1.0pp $14	-0.5pp $-29	base $-73	+0.5pp $-118	+1.0pp $-164

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	13d	1	0.30mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	9d	1	0.30mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	4d	1	0.31mi
166 Anderson Ave NW Apt B6 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	0d	1	0.31mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	26d	1	0.31mi
295 Penelope Dr NW Atlanta, GA	1.0–2.0	1.0	751	$1,542	$2.05	23d	1	0.32mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	26d	1	0.35mi
215 W Lake Dr NW Atlanta, GA	1.0	1.0	650	$1,075	$1.65	9d	1	0.36mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	22d	1	0.41mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	26d	1	0.41mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	26d	1	0.43mi
340 Dixie Hills Cir NW Unit A1 Atlanta, GA	1.0	1.0	695	$899	$1.29	26d	1	0.44mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$775	$0.69	26d	1	0.52mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$970	$0.87	9d	1	0.52mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	26d	1	0.54mi
371 Lanier St NW #1 Atlanta, GA	2.0	1.0	700	$1,250	$1.79	9d	1	0.58mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	26d	1	0.61mi
1441 Andrews St NW Unit 2 Atlanta, GA	1.0	1.0	950	$795	$0.84	9d	1	0.64mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	26d	1	0.66mi
399 Holly St NW Unit 6 Atlanta, GA	2.0	1.0	775	$1,500	$1.94	20d	1	0.70mi
427 Holly St NW Atlanta, GA	2.0	2.0	900	$2,100	$2.33	26d	1	0.73mi
2175 Pansy St NW Atlanta, GA	2.0	1.0	624	$1,403	$2.25	26d	1	0.76mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	26d	1	0.76mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	0.77mi
15 Chappell Rd NW Unit A Atlanta, GA	1.0	1.0	700	$940	$1.34	7d	1	0.77mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	26d	1	0.80mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	26d	1	0.80mi
1474 Mozley Pl SW Atlanta, GA	1.0	1.0	550	$950	$1.73	26d	1	0.81mi
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,344	$1.13	6d	9	0.84mi
1338 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,600	$2.00	21d	1	0.91mi
1336 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,450	$1.81	26d	1	0.92mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	7d	1	0.96mi
10 Rockmart Dr NW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	16d	1	1.00mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	26d	1	1.00mi
10 Rockmart Dr SW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	16d	1	1.04mi
15 Burbank Dr SW Unit 3 Atlanta, GA	2.0	1.0	900	$1,350	$1.50	12d	1	1.06mi
5 Burbank Dr SW Unit B Atlanta, GA	2.0	1.0	1000	$1,300	$1.30	18d	1	1.06mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	15d	1	1.06mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	5d	1	1.06mi
1699 Derry Ave SW Atlanta, GA	2.0	1.0	825	$1,800	$2.18	26d	1	1.07mi

Listing history 38 events

1. 2026-06-21
   days on market $173,000 Active 526 DOM
2. 2026-06-18
   days on market $173,000 Active 523 DOM
3. 2026-06-17
   days on market $173,000 Active 522 DOM
4. 2026-06-16
   days on market $173,000 Active 521 DOM
5. 2026-06-15
   days on market $173,000 Active 520 DOM
6. 2026-06-13
   days on market $173,000 Active 518 DOM
7. 2026-06-13
   days on market $173,000 Active 517 DOM
8. 2026-06-09
   days on market $173,000 Active 514 DOM
9. 2026-06-08
   days on market $173,000 Active 513 DOM
10. 2026-06-07
    days on market $173,000 Active 512 DOM
11. 2026-06-04
    days on market $173,000 Active 509 DOM
12. 2026-06-03
    days on market $173,000 Active 508 DOM
13. 2026-06-02
    days on market $173,000 Active 507 DOM
14. 2026-06-01
    days on market $173,000 Active 506 DOM
15. 2026-05-31
    days on market $173,000 Active 505 DOM
16. 2025-12-03
    historical
17. 2025-10-13
    historical
18. 2025-10-08
    status Back On Market
19. 2025-09-26
    listed $173,000 Active
20. 2025-09-26
    listed $173,000 New
21. 2025-09-16
    historical
22. 2025-09-16
    historical
23. 2025-07-19
    price $173,000
24. 2025-07-19
    price $173,000
25. 2025-06-25
    price $175,000
26. 2025-06-25
    price $175,000
27. 2025-04-11
    price $185,000
28. 2025-04-11
    price $185,000
29. 2025-01-31
    price $195,000
30. 2025-01-31
    price $195,000
31. 2024-12-20
    listed $200,000 New
32. 2024-12-20
    listed $200,000 Active
33. 2020-07-27
    soldstatus $87,000
34. 2010-02-19
    price $14,400 Reduced
35. 2010-01-15
    price $16,200 Reduced
36. 2000-05-17
    soldstatus $70,000
37. 1987-06-11
    soldstatus $33,000
38. 1982-08-09
    soldstatus $37,000

ⓘ 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: $1,949 · $162/mo
• Projected year-2 tax: $1,949 · $162/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,230
• − Mortgage interest: −$9,691
• − Property taxes: −$1,949
• − Insurance: −$865
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$5,033
• Taxable loss: −$3,904
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $58/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): 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

+367.6% since first listed

23 events — show timeline

• 2025-12-03 Listing Removed — FMLS
• 2025-10-13 Listing Removed — GAMLS
• 2025-10-08 Relisted — GAMLS
• 2025-09-26 Listed $173,000 GAMLS
• 2025-09-26 Listed $173,000 FMLS
• 2025-09-16 Listing Removed — FMLS
• 2025-09-16 Listing Removed — GAMLS
• 2025-07-19 Price Changed $173,000 GAMLS
• 2025-07-19 Price Changed $173,000 FMLS
• 2025-06-25 Price Changed $175,000 FMLS
• 2025-06-25 Price Changed $175,000 GAMLS
• 2025-04-11 Price Changed $185,000 FMLS
• 2025-04-11 Price Changed $185,000 GAMLS
• 2025-01-31 Price Changed $195,000 FMLS
• 2025-01-31 Price Changed $195,000 GAMLS
• 2024-12-20 Listed $200,000 FMLS
• 2024-12-20 Listed $200,000 GAMLS
• 2020-07-27 Sold (Public Records) $87,000 Public Records
• 2010-02-19 Price Changed $14,400 GAMLS
• 2010-01-15 Price Changed $16,200 GAMLS
• 2000-05-17 Sold (Public Records) $70,000 Public Records
• 1987-06-11 Sold (Public Records) $33,000 Public Records
• 1982-08-09 Sold (Public Records) $37,000 Public Records

Property tax history

+22.6%/yr

Latest (2025): $1,949 · -0.1% YoY. Source: county tax records.