961 Coleman St SW · Atlanta, GA 30310

$159,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 42 Days on market

Built 1920 2,500 sqft lot $184/sqft · 36% below area Est $249k · 36% under

---

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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• 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

Welcome home to 961 Coleman Street, located in one of Southwest Atlanta’s most dynamic & rapidly evolving neighborhoods, Pittsburgh, ideal for owner-occupants & investors alike w/ robust investment income potential (short-term rental/Airbnb w/ the upcoming FIFA World Cup & Centennial Yards 50-acre, $5B project in Downtown Atlanta w/ retail, office & hospitality spaces) & near Pittsburgh Yards & the Atlanta Beltline Westside Trail & 33-mile trail network! Upon entry you are met w/ an open concept floor plan w/ family room open to kitchen w/ stainless appliance suite. 2 bedrooms w/ full hall bath. Convenient laundry off kitchen. Private covered

Key facts

• 2,500 sq ft lot
• Built 1920
• Listed 41 days

Property features AI

Finance

• HOA & community: Near public transport; Near schools; Near shopping; Near trails/greenway; Sidewalks

Exterior

• Parking: On-street parking; Open parking available
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available
• Home design: One level; Resale property
• Construction: Composition roof; Other construction materials; Block foundation; Crawl space
• Exterior features: Private yard; Back yard fencing; Covered front porch

Interior

• Kitchen: Open view to family room; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level; Master on main; Roommate floor plan; Split bedroom plan
• Flooring: Carpet
• Bathrooms: 1 full bathroom; Master bathroom with shower only
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet; No common walls; Family room
• Laundry & utility: Washer included; Laundry in kitchen (main level) and common area access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Charles L. Gideons Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 343 students, 100% FRL); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 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 7% at this address vs 32% district-wide (-25 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); 452 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 38% of the median local income ($53k/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 $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 42 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1920 — 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: 1.07% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (median comp): $249,006
• List price: $159,000
• Delta: -36.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Smith St SW	0.20mi	2/2.5	806 (-7%)	1mo	$75,000	$93	73
490 Rockwell St SW	0.21mi	2/2.0	936 (+8%)	2mo	$179,900	$192	71
935 Smith St SW	0.19mi	2/2.0	835 (-3%)	14mo	$285,000	$341	70
1002 Ira St SW	0.26mi	2/1.0	768 (-11%)	11mo	$163,000	$212	60
518 Dunbar St SW	0.41mi	3/2.0 (+1)	926 (+7%)	18mo	$310,000	$335	45
1140 Ira St SW	0.42mi	2/1.0	736 (-15%)	16mo	$155,000	$211	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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-12,410
• Equity at exit: $23,707

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,413
• Equity at exit: $13,747

Cash invested: $44,520 (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: 452
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$834
• Tax from tax record: −$228 /mo · $2,739/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $215

Break-even live

Break-even rent $1,428

Max offer price $159,000

Occupancy floor 82%

Sensitivity live

Price	-10% $305	-5% $260	+0% $215	+5% $170	+10% $125
Rent	-10% $81	-5% $148	+0% $215	+5% $282	+10% $350
Rate	-1.0pp $295	-0.5pp $256	base $215	+0.5pp $174	+1.0pp $132

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	17d	1	0.28mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	0.36mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.36mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,165	$1.79	2d	6	0.38mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	0.44mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	0.47mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	651	$1,400	$2.15	15d	1	0.47mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	12d	1	0.47mi
710 McDaniel St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,100	$1.83	24d	1	0.47mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	17d	1	0.48mi
1178 Garibaldi St SW Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	0.51mi
1148 Booker Ave SW Atlanta, GA	1.0	1.0	1012	$900	$0.89	17d	1	0.54mi
806 Murphy Ave SW Atlanta, GA	1.0	1.0	731	$1,254	$1.72	8d	3	0.55mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	24d	8	0.55mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	18d	1	0.66mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	1d	23	0.70mi
717 Lee St SW Atlanta, GA	1.0–2.0	1.0	768	$1,416	$1.84	2d	5	0.76mi
574 Cooper St SW Atlanta, GA	1.0	1.0	800	$900	$1.12	21d	1	0.82mi
565 Northside Dr SW Atlanta, GA	1.0	1.0	675	$1,700	$2.52	3d	6	0.82mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	24d	1	0.85mi
801 Joseph E Lowery Blvd SW #2 Atlanta, GA	1.0	1.0	560	$1,450	$2.59	24d	1	0.85mi
865 Hank Aaron Dr SE Unit 103 Atlanta, GA	2.0	1.0	650	$1,250	$1.92	24d	1	0.91mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	24d	1	0.91mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,460	$1.59	24d	1	0.92mi
420 Rawson St SW Atlanta, GA	1.0	1.0	700	$950	$1.36	24d	1	0.94mi
818 Peeples St SW Atlanta, GA	2.0	1.0	936	$1,500	$1.60	24d	1	0.97mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	8d	6	0.97mi
396 Rawson St SW Unit 12 Atlanta, GA	2.0	1.0	675	$2,100	$3.11	4d	1	0.97mi
510 Whitehall St SW Unit 103 Atlanta, GA	1.0	1.0	748	$1,645	$2.20	8d	1	0.98mi
502 Pryor St SW #317 Atlanta, GA	1.0	1.0	750	$1,350	$1.80	24d	1	1.03mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	847	$2,219	$2.62	2d	24	1.05mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	1.09mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	24d	7	1.09mi
2159 M L King Jr DR SW Atlanta, GA	1.0	1.0	1050	$800	$0.76	3d	1	1.09mi
346 Peters St SW #102 Atlanta, GA	2.0	1.0	1080	$3,150	$2.92	19d	1	1.12mi
346 Peters St SW #208 Atlanta, GA	1.0	1.0	756	$2,050	$2.71	17d	1	1.12mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$2,326	$2.04	2d	23	1.12mi
973 Lawton St SW Atlanta, GA	3.0	1.0	912	$1,575	$1.73	8d	1	1.13mi
1534 Beatie Ave SW Atlanta, GA	3.0	2.0	1050	$2,050	$1.95	24d	1	1.14mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	24d	1	1.17mi

Listing history 15 events

1. 2026-06-18
   days on market $159,000 Active 42 DOM
2. 2026-06-17
   days on market $159,000 Active 41 DOM
3. 2026-06-16
   days on market $159,000 Active 40 DOM
4. 2026-06-15
   days on market $159,000 Active 39 DOM
5. 2026-06-13
   days on market $159,000 Active 37 DOM
6. 2026-06-13
   days on market $159,000 Active 36 DOM
7. 2026-06-09
   days on market $159,000 Active 33 DOM
8. 2026-06-08
   days on market $159,000 Active 32 DOM
9. 2026-06-07
   days on market $159,000 Active 31 DOM
10. 2026-06-04
    days on market $159,000 Active 28 DOM
11. 2026-06-03
    days on market $159,000 Active 27 DOM
12. 2026-06-02
    days on market $159,000 Active 26 DOM
13. 2026-06-01
    days on market $159,000 Active 25 DOM
14. 2026-05-31
    days on market $159,000 Active 24 DOM
15. 2026-05-06
    listed $159,000 Active 1237-char remark

ⓘ 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: $2,739 · $228/mo
• Projected year-2 tax: $2,739 · $228/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $20,408
• − Mortgage interest: −$8,906
• − Property taxes: −$2,739
• − Insurance: −$795
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$4,625
• Taxable income: $76
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,564/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

1 event — show timeline

• 2026-05-06 Listed $159,000 FMLS

Property tax history

+31.2%/yr

Latest (2025): $2,739 · +16.1% YoY. Source: county tax records.