914 Edwin St NW · Atlanta, GA 30318

$144,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 122 Days on market

Built 1948 0.34 ac lot $146/sqft · 38% below area Est $233k · 38% under ↓ 15% since listing

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• 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

Vacant 2-bedroom, 1-bath single-family residence located in the W E Sims Estate subdivision of West Atlanta. The home features a single-level layout and is currently vacant. Contractor feedback indicates the property requires a full interior renovation, providing a clean slate for updates and reconfiguration. Additional features include a masonry fireplace and a straightforward floor plan that allows flexibility in design. Located in an established West Atlanta neighborhood with access to major routes and nearby development

Key facts

• Single level layout
• Masonry fireplace
• 0.34 acre lot

Tags

• SINGLE LEVEL LAYOUT
• MASONRY FIREPLACE
• FULL INTERIOR RENOVATION
• ESTABLISHED NEIGHBORHOOD
• ACCESS TO MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $144k).
• Recommended offer: $127k (12.0% 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 (+3.3%/yr); 722 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 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 122 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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 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: 1.02% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $232,618
• List price: $144,000
• Delta: -38.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
980 N Eugenia Pl NW	0.33mi	3/1.0 (+1)	975 (-1%)	8mo	$237,500	$244	71
1000 Margaret Pl	0.15mi	3/2.0 (+1)	1,008 (+2%)	14mo	$282,500	$280	68
857 Gertrude Pl NW	0.21mi	3/1.0 (+1)	1,100 (+12%)	5mo	$105,000	$95	61
856 Margaret Pl NW	0.25mi	3/2.0 (+1)	888 (-10%)	3mo	$145,000	$163	61
817 N Evelyn NW	0.18mi	3/1.0 (+1)	840 (-15%)	11mo	$230,000	$274	53
678 Charlotte Pl NW	0.52mi	2/1.0	1,067 (+8%)	12mo	$150,000	$141	51
1005 Sims Ave NW	0.37mi	2/2.5	1,086 (+10%)	12mo	$273,000	$251	50
2131 Donald Lee Hollowell Pkwy NW	0.54mi	3/1.0 (+1)	920 (-6%)	13mo	$187,500	$204	48
632 S Eugenia Pl NW	0.68mi	3/2.0 (+1)	1,069 (+9%)	17mo	$249,000	$233	31

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-12,278
• Equity at exit: $21,471

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $4,702
• Equity at exit: $12,450

Cash invested: $40,320 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $167

Break-even live

Break-even rent $1,260

Max offer price $144,000

Occupancy floor 84%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	5d	1	0.63mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	24d	1	0.64mi
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,344	$1.13	4d	9	0.72mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	24d	1	0.79mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	24d	1	0.82mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	24d	1	0.83mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	0.87mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	21d	1	0.99mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	24d	1	1.03mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	2d	1	1.05mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	2d	1	1.05mi
427 Holly St NW Atlanta, GA	2.0	2.0	900	$2,100	$2.33	24d	1	1.07mi
340 Dixie Hills Cir NW Unit A1 Atlanta, GA	1.0	1.0	695	$899	$1.29	24d	1	1.07mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	24d	1	1.07mi
371 Lanier St NW #1 Atlanta, GA	2.0	1.0	700	$1,250	$1.79	7d	1	1.10mi
399 Holly St NW Unit 6 Atlanta, GA	2.0	1.0	775	$1,500	$1.94	18d	1	1.12mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	24d	1	1.12mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	20d	1	1.12mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	24d	1	1.22mi
788 W Marietta St NW Atlanta, GA	1.0	1.0	685	$1,800	$2.63	24d	2	1.22mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	24d	1	1.28mi
215 W Lake Dr NW Atlanta, GA	1.0	1.0	650	$1,075	$1.65	7d	1	1.38mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	7d	1	1.48mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	11d	1	1.48mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	2d	1	1.48mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	24d	1	1.48mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $144,000 Active 122 DOM
2. 2026-06-17
   days on market $144,000 Active 121 DOM
3. 2026-06-16
   days on market $144,000 Active 120 DOM
4. 2026-06-15
   days on market $144,000 Active 119 DOM
5. 2026-06-13
   days on market $144,000 Active 117 DOM
6. 2026-06-13
   days on market $144,000 Active 116 DOM
7. 2026-06-09
   days on market $144,000 Active 113 DOM
8. 2026-06-08
   days on market $144,000 Active 112 DOM
9. 2026-06-07
   days on market $144,000 Active 111 DOM
10. 2026-06-04
    days on market $144,000 Active 108 DOM
11. 2026-06-03
    days on market $144,000 Active 107 DOM
12. 2026-06-02
    days on market $144,000 Active 106 DOM
13. 2026-06-01
    days on market $144,000 Active 105 DOM
14. 2026-05-31
    days on market $144,000 Active 104 DOM
15. 2026-04-04
    status Back On Market 529-char remark

    Show marketing remark (529 chars)

    Vacant 2-bedroom, 1-bath single-family residence located in the W E Sims Estate subdivision of West Atlanta. The home features a single-level layout and is currently vacant. Contractor feedback indicates the property requires a full interior renovation, providing a clean slate for updates and reconfiguration. Additional features include a masonry fireplace and a straightforward floor plan that allows flexibility in design. Located in an established West Atlanta neighborhood with access to major routes and nearby development

16. 2026-03-03
    status Under Contract 529-char remark

    Show marketing remark (529 chars)

    Vacant 2-bedroom, 1-bath single-family residence located in the W E Sims Estate subdivision of West Atlanta. The home features a single-level layout and is currently vacant. Contractor feedback indicates the property requires a full interior renovation, providing a clean slate for updates and reconfiguration. Additional features include a masonry fireplace and a straightforward floor plan that allows flexibility in design. Located in an established West Atlanta neighborhood with access to major routes and nearby development

17. 2026-02-26
    historical
18. 2026-02-16
    listed $144,000 New 529-char remark

    Show marketing remark (529 chars)

    Vacant 2-bedroom, 1-bath single-family residence located in the W E Sims Estate subdivision of West Atlanta. The home features a single-level layout and is currently vacant. Contractor feedback indicates the property requires a full interior renovation, providing a clean slate for updates and reconfiguration. Additional features include a masonry fireplace and a straightforward floor plan that allows flexibility in design. Located in an established West Atlanta neighborhood with access to major routes and nearby development

19. 2026-02-16
    listed $144,000 New

    Show marketing remark (529 chars)

    Vacant 2-bedroom, 1-bath single-family residence located in the W E Sims Estate subdivision of West Atlanta. The home features a single-level layout and is currently vacant. Contractor feedback indicates the property requires a full interior renovation, providing a clean slate for updates and reconfiguration. Additional features include a masonry fireplace and a straightforward floor plan that allows flexibility in design. Located in an established West Atlanta neighborhood with access to major routes and nearby development

20. 2026-02-16
    listed $144,000 Active

    Show marketing remark (529 chars)

    Vacant 2-bedroom, 1-bath single-family residence located in the W E Sims Estate subdivision of West Atlanta. The home features a single-level layout and is currently vacant. Contractor feedback indicates the property requires a full interior renovation, providing a clean slate for updates and reconfiguration. Additional features include a masonry fireplace and a straightforward floor plan that allows flexibility in design. Located in an established West Atlanta neighborhood with access to major routes and nearby development

21. 2026-02-10
    historical
22. 2026-02-09
    price $144,000
23. 2026-01-21
    price $149,000
24. 2025-12-19
    listed $169,900 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $17,656
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$720
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,189
• Taxable loss: −$305
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,079/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

-15.2% since first listed

10 events — show timeline

• 2026-04-04 Relisted — GAMLS
• 2026-03-03 Pending — GAMLS
• 2026-02-26 Listing Removed — GAMLS
• 2026-02-16 Listed $144,000 FMLS
• 2026-02-16 Listed $144,000 GAMLS
• 2026-02-16 Listed $144,000 GAMLS
• 2026-02-10 Listing Removed — GAMLS
• 2026-02-09 Price Changed $144,000 GAMLS
• 2026-01-21 Price Changed $149,000 GAMLS
• 2025-12-19 Listed $169,900 GAMLS

Property tax history

-2.0%/yr

Latest (2025): $21 · -54.8% YoY. Source: county tax records.