2199 Wingate St SW · Atlanta, GA 30310

$130,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 347 Days on market

Built 1955 10,018 sqft lot $143/sqft · 40% below area Est $217k · 40% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• 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

Looking to invest into a dream come true? First time investors, here is your newest project! This two-bedroom, one-full bathroom beauty is waiting for the right person to transform it into a showcase home. Check it out today!

Key facts

• 0.23 acre lot
• Built 1955
• Listed 346 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+2.8%/yr); 460 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% 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 $899 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 347 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 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 1955 — 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

• ARV (median comp): $216,743
• List price: $130,000
• Delta: -40.02%
• 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
2200 Larchwood Rd SW	0.11mi	2/2.0	984 (+8%)	3mo	$146,000	$148	75
311 Henry Aaron Ave	0.19mi	2/1.0	841 (-8%)	5mo	$75,000	$89	74
191 Florida Ave SW	0.25mi	3/1.0 (+1)	950 (+4%)	3mo	$135,000	$142	74
1 Lamar Ave SW	0.19mi	2/2.0	800 (-12%)	3mo	$185,000	$231	65
185 Florida Ave SW	0.26mi	3/1.0 (+1)	925 (+2%)	21mo	$225,000	$243	63
116 Dahlia Ave NW	0.53mi	3/2.0 (+1)	858 (-6%)	1mo	$66,675	$78	56
2168 Martin Luther King Jr Dr SW	0.18mi	3/2.0 (+1)	988 (+9%)	21mo	$210,000	$213	51
2161 Penelope St NW	0.44mi	3/2.0 (+1)	960 (+6%)	15mo	$237,500	$247	49
2040 Penelope St NW	0.52mi	2/2.0	1,042 (+14%)	3mo	$160,000	$154	45
2381 Lilla Cir SW	0.35mi	3/1.0 (+1)	1,025 (+13%)	17mo	$200,000	$195	44
156 Dahlia Ave NW	0.67mi	3/1.5 (+1)	979 (+8%)	19mo	$195,000	$199	34
210 Joe Louis Dr NW	0.75mi	3/2.0 (+1)	972 (+7%)	14mo	$212,000	$218	33

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,979
• Equity at exit: $19,383

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $15,503
• Equity at exit: $11,240

Cash invested: $36,400 (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: 460
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$682
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $257

Break-even live

Break-even rent $1,149

Max offer price $130,000

Occupancy floor 78%

Sensitivity live

Price	-10% $331	-5% $294	+0% $257	+5% $221	+10% $184
Rent	-10% $141	-5% $199	+0% $257	+5% $316	+10% $374
Rate	-1.0pp $323	-0.5pp $291	base $257	+0.5pp $224	+1.0pp $190

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	15d	1	0.10mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	5d	1	0.10mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	25d	1	0.21mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,356	$1.21	0d	17	0.51mi
2175 Pansy St NW Atlanta, GA	2.0	1.0	624	$1,403	$2.25	25d	1	0.64mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	25d	1	0.68mi
295 Penelope Dr NW Atlanta, GA	1.0–2.0	1.0	751	$1,542	$2.05	23d	1	0.79mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	25d	1	0.81mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	25d	1	0.84mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	4d	1	0.84mi
166 Anderson Ave NW Apt B6 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	0d	1	0.84mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	25d	1	0.84mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	8d	1	0.85mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	13d	1	0.85mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,574	$1.51	0d	25	0.85mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	6d	1	0.99mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	25d	1	0.99mi
2225 Beecher Cir SW Atlanta, GA	1.0	1.5	800	$795	$0.99	13d	1	1.02mi
1699 Derry Ave SW Atlanta, GA	2.0	1.0	825	$1,800	$2.18	25d	1	1.03mi
2557 Hightower Ct NW Atlanta, GA	1.0	1.0	1000	$650	$0.65	25d	1	1.10mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	25d	1	1.18mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	21d	1	1.18mi
340 Dixie Hills Cir NW Unit A1 Atlanta, GA	1.0	1.0	695	$899	$1.29	25d	1	1.23mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	25d	1	1.23mi
1731 N Olympian Way SW Atlanta, GA	2.0	1.0	1028	$1,846	$1.80	0d	1	1.25mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	1.29mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	25d	1	1.34mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$775	$0.69	25d	1	1.38mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$970	$0.87	8d	1	1.38mi
1474 Mozley Pl SW Atlanta, GA	1.0	1.0	550	$950	$1.73	25d	1	1.40mi
215 W Lake Dr NW Atlanta, GA	1.0	1.0	650	$1,075	$1.65	8d	1	1.41mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	1.41mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	25d	1	1.44mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	25d	1	1.46mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	25d	1	1.48mi
1587 Olympian Cir SW Unit B Atlanta, GA	2.0	1.0	1086	$1,300	$1.20	25d	1	1.49mi
2232 Highview Rd SW Unit C Atlanta, GA	1.0	1.0	760	$2,000	$2.63	25d	1	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $130,000 Active 347 DOM
2. 2026-06-18
   days on market $130,000 Active 344 DOM
3. 2026-06-17
   days on market $130,000 Active 343 DOM
4. 2026-06-16
   days on market $130,000 Active 342 DOM
5. 2026-06-15
   days on market $130,000 Active 341 DOM
6. 2026-06-13
   days on market $130,000 Active 339 DOM
7. 2026-06-13
   days on market $130,000 Active 338 DOM
8. 2026-06-09
   days on market $130,000 Active 335 DOM
9. 2026-06-08
   days on market $130,000 Active 334 DOM
10. 2026-06-07
    days on market $130,000 Active 333 DOM
11. 2026-06-04
    days on market $130,000 Active 330 DOM
12. 2026-06-03
    days on market $130,000 Active 329 DOM
13. 2026-06-02
    days on market $130,000 Active 328 DOM
14. 2026-06-01
    days on market $130,000 Active 327 DOM
15. 2026-05-31
    days on market $130,000 Active 326 DOM
16. 2025-07-08
    listed $130,000 New 225-char remark

    Show marketing remark (225 chars)

    Looking to invest into a dream come true? First time investors, here is your newest project! This two-bedroom, one-full bathroom beauty is waiting for the right person to transform it into a showcase home. Check it out today!

17. 2019-11-06
    soldstatus $55,000
18. 2019-11-01
    historical 294-char remark

    Show marketing remark (294 chars)

    This house is the perfect opportunity for an investor to fix up for a rental cash flow or creating a family home. It is located in an upcoming area with renovations up to $200k ARV. It's time for you to buy a home with tons of upward potential. Be one of the first to capitalize on this market!

19. 2019-10-08
    soldstatus $55,000 Sold 294-char remark

    Show marketing remark (294 chars)

    This house is the perfect opportunity for an investor to fix up for a rental cash flow or creating a family home. It is located in an upcoming area with renovations up to $200k ARV. It's time for you to buy a home with tons of upward potential. Be one of the first to capitalize on this market!

20. 2019-09-26
    price $65,000 294-char remark

    Show marketing remark (294 chars)

    This house is the perfect opportunity for an investor to fix up for a rental cash flow or creating a family home. It is located in an upcoming area with renovations up to $200k ARV. It's time for you to buy a home with tons of upward potential. Be one of the first to capitalize on this market!

21. 2019-09-14
    price $68,000 294-char remark

    Show marketing remark (294 chars)

    This house is the perfect opportunity for an investor to fix up for a rental cash flow or creating a family home. It is located in an upcoming area with renovations up to $200k ARV. It's time for you to buy a home with tons of upward potential. Be one of the first to capitalize on this market!

22. 2019-08-26
    price $70,000 294-char remark

    Show marketing remark (294 chars)

    This house is the perfect opportunity for an investor to fix up for a rental cash flow or creating a family home. It is located in an upcoming area with renovations up to $200k ARV. It's time for you to buy a home with tons of upward potential. Be one of the first to capitalize on this market!

23. 2019-08-13
    listed $75,000 New 294-char remark

    Show marketing remark (294 chars)

    This house is the perfect opportunity for an investor to fix up for a rental cash flow or creating a family home. It is located in an upcoming area with renovations up to $200k ARV. It's time for you to buy a home with tons of upward potential. Be one of the first to capitalize on this market!

24. 2018-09-10
    soldstatus $55,000
25. 2005-09-28
    soldstatus $156,000
26. 2005-05-27
    soldstatus $95,100
27. 2000-04-12
    soldstatus $52,000

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,059 · $172/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 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,695
• − Mortgage interest: −$7,282
• − Property taxes: −$2,059
• − Insurance: −$650
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$3,782
• Taxable income: $1,091
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,828/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

+150.0% since first listed

12 events — show timeline

• 2025-07-08 Listed $130,000 GAMLS
• 2019-11-06 Sold (Public Records) $55,000 Public Records
• 2019-11-01 Listing Removed — GAMLS
• 2019-10-08 Sold (MLS) $55,000 GAMLS
• 2019-09-26 Price Changed $65,000 GAMLS
• 2019-09-14 Price Changed $68,000 GAMLS
• 2019-08-26 Price Changed $70,000 GAMLS
• 2019-08-13 Listed $75,000 GAMLS
• 2018-09-10 Sold (Public Records) $55,000 Public Records
• 2005-09-28 Sold (Public Records) $156,000 Public Records
• 2005-05-27 Sold (Public Records) $95,100 Public Records
• 2000-04-12 Sold (Public Records) $52,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,059 · +0.2% YoY. Source: county tax records.