1770 Cahoon St · Atlanta, GA 30331

$149,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 56 Days on market

Built 1950 $166/sqft · 35% below area Est $228k · 35% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY OR PERFECT FOR THE 1ST TIME HOMEBUYER. HOME HAS OPEN FLOOR PLAN. HOME IS A FANNIE MAE HOMEPATH PROPERTY.

Key facts

• Level lot
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED FLOORING
• LEVEL LOT

Property features AI

Finance

• Other: Address: 1770 Cahoon St, Atlanta, GA 30331; Subdivision: Perkerson Woods
• Financial info: No financial details or investor-specific information provided
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Security: No security features listed
• Utilities: Private water; Public sewer; Cable available; Sewer connected
• Home design: Single-family residential house; One story; Resale property
• Construction: Built in 1950; Brick construction; Composition roof; Slab foundation
• Exterior features: No lot features listed; Near public transport, walking distance to schools, near shopping

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating and other heating; Other cooling
• Interior features: One-level layout; Family room; No basement; Public records list 900 living area
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: T. J. Perkerson Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 354 students, 100% FRL); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 445 students, 100% FRL); Carver High School (math 24%, 445 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 9% at this address vs 32% district-wide (-22 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 (+2.6%/yr); 483 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 56 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $149k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.16% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

• ARV (median comp): $227,638
• List price: $149,000
• Delta: -34.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1750 Lisbon Dr SW	0.07mi	3/2.0	1,012 (+12%)	4mo	$132,500	$131	69
742 Casplan St SW	0.14mi	3/1.0	962 (+7%)	21mo	$225,000	$234	65
1610 Brewer Blvd	0.41mi	2/1.0 (-1)	1,001 (+11%)	1mo	$274,000	$274	57
1787 Langston Ave SW	0.61mi	2/1.0 (-1)	928 (+3%)	9mo	$320,000	$345	54
1696 Langston Ave SW	0.66mi	2/1.0 (-1)	825 (-8%)	6mo	$150,000	$182	45
1682 Langston Ave	0.67mi	2/1.0 (-1)	904 (+0%)	22mo	$225,000	$249	45
461 Deckner Ave SW	0.69mi	2/1.0 (-1)	975 (+8%)	13mo	$270,000	$277	38
1531 Belmont Ave SW	0.40mi	3/2.5	1,014 (+13%)	20mo	$299,900	$296	37
2077 Perkerson Rd	0.73mi	2/1.5 (-1)	825 (-8%)	13mo	$150,000	$182	34
2082 Perkerson Rd SW	0.71mi	2/1.5 (-1)	800 (-11%)	13mo	$250,000	$313	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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,578
• Equity at exit: $22,216

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $15,263
• Equity at exit: $12,883

Cash invested: $41,720 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$781
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $285

Break-even live

Break-even rent $1,366

Max offer price $149,000

Occupancy floor 78%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1780 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	24d	1	0.08mi
1782 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	24d	1	0.08mi
1734 Cahoon St SW Atlanta, GA	3.0	1.0	950	$1,800	$1.89	24d	1	0.13mi
1788 Broadwell St SW Atlanta, GA	2.0	2.0	1017	$1,850	$1.82	24d	1	0.24mi
1534 Beatie Ave SW Atlanta, GA	3.0	2.0	1050	$2,050	$1.95	24d	1	0.37mi
1777 Bond Dr SW Atlanta, GA	4.0	1.5	1043	$1,999	$1.92	24d	1	0.50mi
2000 Rambling Ln Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,514	$1.40	1d	8	0.63mi
1729 Evans Dr SW Unit B Atlanta, GA	2.0	1.5	1000	$1,500	$1.50	24d	1	0.74mi
1026 Astor Ave SW Atlanta, GA	3.0	2.0	1116	$2,500	$2.24	24d	1	0.79mi
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,349	$1.42	21d	1	0.81mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	24d	1	0.82mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	24d	7	0.84mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	17d	1	0.87mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	1d	23	0.88mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	1.11mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	11d	1	1.12mi
745 Yale Pl SW Atlanta, GA	3.0	1.0	1048	$2,200	$2.10	24d	1	1.13mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	1.14mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	1.16mi
1226 Byewood Ln SW Unit B Atlanta, GA	2.0	2.0	831	$1,950	$2.35	24d	1	1.24mi
1250 Byewood Ln SW Atlanta, GA	2.0	2.0	1100	$2,150	$1.95	24d	1	1.27mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,728	$1.87	2d	6	1.28mi
2197 Polar Rock Pl SW Atlanta, GA	3.0	2.5	1000	$2,700	$2.70	20d	1	1.36mi
1361 Byrere Ter SW Unit 2 Atlanta, GA	2.0	1.0	836	$1,299	$1.55	24d	1	1.38mi
73 Polar Rock Rd SW Atlanta, GA	3.0	1.0	1098	$1,850	$1.68	10d	1	1.40mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	18d	1	1.42mi
2268 Polar Rock Pl SW Atlanta, GA	3.0	1.0	925	$1,575	$1.70	24d	1	1.46mi
1305 Clermont Ave Atlanta, GA	2.0	2.0	1000	$1,750	$1.75	24d	1	1.48mi
2145 Macon Dr SW Atlanta, GA	3.0	1.0	1059	$1,450	$1.37	24d	1	1.48mi
1291 Lorenzo Dr SW Unit 1 Atlanta, GA	3.0	1.0	1100	$1,825	$1.66	14d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $149,000 Active 56 DOM
2. 2026-06-17
   days on market $149,000 Active 55 DOM
3. 2026-06-16
   days on market $149,000 Active 54 DOM
4. 2026-06-15
   days on market $149,000 Active 53 DOM
5. 2026-06-13
   days on market $149,000 Active 51 DOM
6. 2026-06-13
   days on market $149,000 Active 50 DOM
7. 2026-06-09
   days on market $149,000 Active 47 DOM
8. 2026-06-08
   days on market $149,000 Active 46 DOM
9. 2026-06-07
   days on market $149,000 Active 45 DOM
10. 2026-06-04
    days on market $149,000 Active 42 DOM
11. 2026-06-03
    days on market $149,000 Active 41 DOM
12. 2026-06-02
    days on market $149,000 Active 40 DOM
13. 2026-06-01
    days on market $149,000 Active 39 DOM
14. 2026-05-31
    days on market $149,000 Active 38 DOM
15. 2026-05-07
    price $156,800 259-char remark
16. 2026-04-23
    listed $165,000 New 259-char remark
17. 2019-03-20
    soldstatus $61,000
18. 2019-03-14
    soldstatus $58,000
19. 2014-10-28
    price $4,500 133-char remark

    Show marketing remark (133 chars)

    GREAT INVESTMENT OPPORTUNITY OR PERFECT FOR THE 1ST TIME HOMEBUYER. HOME HAS OPEN FLOOR PLAN. HOME IS A FANNIE MAE HOMEPATH PROPERTY.

20. 2012-01-24
    historical 133-char remark

    Show marketing remark (133 chars)

    GREAT INVESTMENT OPPORTUNITY OR PERFECT FOR THE 1ST TIME HOMEBUYER. HOME HAS OPEN FLOOR PLAN. HOME IS A FANNIE MAE HOMEPATH PROPERTY.

21. 2012-01-20
    soldstatus $4,500 Sold 133-char remark

    Show marketing remark (133 chars)

    GREAT INVESTMENT OPPORTUNITY OR PERFECT FOR THE 1ST TIME HOMEBUYER. HOME HAS OPEN FLOOR PLAN. HOME IS A FANNIE MAE HOMEPATH PROPERTY.

22. 2012-01-11
    price $5,400 133-char remark

    Show marketing remark (133 chars)

    GREAT INVESTMENT OPPORTUNITY OR PERFECT FOR THE 1ST TIME HOMEBUYER. HOME HAS OPEN FLOOR PLAN. HOME IS A FANNIE MAE HOMEPATH PROPERTY.

23. 2011-12-21
    price $5,400 Reduced 133-char remark

    Show marketing remark (133 chars)

    GREAT INVESTMENT OPPORTUNITY OR PERFECT FOR THE 1ST TIME HOMEBUYER. HOME HAS OPEN FLOOR PLAN. HOME IS A FANNIE MAE HOMEPATH PROPERTY.

24. 2011-12-18
    listed $7,550 New 133-char remark

    Show marketing remark (133 chars)

    GREAT INVESTMENT OPPORTUNITY OR PERFECT FOR THE 1ST TIME HOMEBUYER. HOME HAS OPEN FLOOR PLAN. HOME IS A FANNIE MAE HOMEPATH PROPERTY.

25. 1994-05-19
    soldstatus $28,700
26. 1984-03-06
    soldstatus $33,500

ⓘ 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: $2,824 · $235/mo
• Projected year-2 tax: $2,824 · $235/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 ≥104°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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,716
• − Mortgage interest: −$8,346
• − Property taxes: −$2,824
• − Insurance: −$745
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$4,335
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $3,143/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): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

+344.8% since first listed

13 events — show timeline

• 2026-05-27 Price Changed $149,000 GAMLS
• 2026-05-07 Price Changed $156,800 GAMLS
• 2026-04-23 Listed $165,000 GAMLS
• 2019-03-20 Sold (Public Records) $61,000 Public Records
• 2019-03-14 Sold (Public Records) $58,000 Public Records
• 2014-10-28 Price Changed $4,500 GAMLS
• 2012-01-24 Listing Removed — GAMLS
• 2012-01-20 Sold (MLS) $4,500 GAMLS
• 2012-01-11 Price Changed $5,400 GAMLS
• 2011-12-21 Price Changed $5,400 GAMLS
• 2011-12-18 Listed $7,550 GAMLS
• 1994-05-19 Sold (Public Records) $28,700 Public Records
• 1984-03-06 Sold (Public Records) $33,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,824 · -0.1% YoY. Source: county tax records.