1414 Van Vleck Ave SE · Atlanta, GA 30316

$388,000

3 bd · 1.5 ba · 2,379 sqft · SingleFamily public records · 31 Days on market

Built 1957 10,454 sqft lot $163/sqft · 45% below area Est $706k · 45% 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 +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious brick ranch ideally situated just a short stroll from the shops, dining, and vibrant nightlife of East Atlanta Village, with quick access to downtown Atlanta, I-20, and I-85 for ultimate convenience. A charming front porch welcomes you into a bright and inviting living room featuring original hardwood floors and abundant natural light. The open and spacious kitchen offers an island, ample cabinetry, and generous counter space, flowing seamlessly into a formal dining room that's perfect for entertaining. The oversized primary suite includes a sitting area and offers incredible potential to create a stunning custom en suite retreat, while three additional well-sized bedrooms and a tiled guest bathroom complete the main living space. Step outside to enjoy the level, fenced-in backyard-ideal for pets, gatherings, or relaxing evenings-and don't miss the walk-in basement providing excellent storage and workshop area . Whether you're an investor or a homeowner ready to add your personal touch, this property is full of opportunity in one of Atlanta's most desirable walkable locations-bring your contractor and your vision, and don't miss your chance to make it yours.

Key facts

• Ample cabinetry
• Front porch
• Island

Tags

• BRICK RANCH
• FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• OPEN KITCHEN
• ISLAND
• AMPLE CABINETRY

Property features AI

Finance

• HOA & community: Near schools; Near shopping

Exterior

• Parking: Driveway with 2 parking spaces; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Natural gas available; Sewer available; Water available
• Home design: One-story home; Brick and frame construction; Composition roof; Resale condition
• Construction: Block foundation
• Exterior features: Front porch; Patio; Back yard fencing; Chain link fence

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Stained cabinets; Eat-in kitchen; Laminate counters
• Bedrooms: Four main-level bedrooms; Primary suite on main level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: 9-foot ceilings on main level; No common walls; Crawl space foundation
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $388k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $388k).
• Recommended offer: $376k (3.0% 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: 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: Burgess-Peterson Elementary School (math 34% / reading 54%, grade F, #336 of 1,228 statewide, top 29%, 504 students, 31% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL); Maynard Jackson High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,474 students, 44% FRL).
• Market conditions: Rents rising (+2.3%/yr); 470 active listings in the ZIP; 37 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; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $4,369/mo this rent would consume 51% of the median local household income ($103k/yr) (locally 1897% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 2 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 1957 — 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 $376,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1957 — 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $705,632
• List price: $388,000
• Delta: -45.01%
• 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
1629 May Ave SE	0.40mi	3/2.5	2,351 (-1%)	2mo	$645,000	$274	74
1326 Ormewood Ave SE	0.24mi	3/3.5	2,368 (-0%)	7mo	$710,000	$300	74
474 Haas Ave SE	0.36mi	4/3.0 (+1)	2,400 (+1%)	2mo	$860,000	$358	69
1691 Flat Shoals Rd SE	0.63mi	3/2.0	2,400 (+1%)	3mo	$290,000	$121	65
470 Mcwilliams Ave SE	0.43mi	4/3.0 (+1)	2,470 (+4%)	3mo	$760,000	$308	60
1449 Metropolitan Ave SE	0.38mi	4/3.0 (+1)	2,238 (-6%)	2mo	$849,900	$380	60
1354 Mcpherson Ave SE	0.57mi	4/3.0 (+1)	2,520 (+6%)	2mo	$675,000	$268	51
2110 Stockbridge Dr SE	0.53mi	3/2.5	2,135 (-10%)	4mo	$725,000	$340	51
1593 Van Epps St SE	0.30mi	4/3.0 (+1)	2,100 (-12%)	7mo	$700,000	$333	50
1261 Mcpherson Ave	0.58mi	3/2.0	2,090 (-12%)	2mo	$739,900	$354	49
1142 Portland Ave	0.58mi	3/2.0	2,042 (-14%)	1mo	$585,000	$286	46
1111 Moreland Pl SE	0.61mi	4/3.5 (+1)	2,701 (+14%)	7mo	$1,199,900	$444	30

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-16,687
• Equity at exit: $57,852

10-year hold

• IRR: 4.8%
• Equity multiple: 1.34×
• Total profit: $37,046
• Equity at exit: $33,547

Cash invested: $108,640 (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 30316

• Rents YoY: 2.3%
• Active inventory: 470
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,369 high
• Mortgage (P&I): −$2,035
• Tax est. 1.5%: −$485 /mo · $5,820/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$917
• Net cashflow: $770

Break-even live

Break-even rent $3,394

Max offer price $388,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,038	-5% $904	+0% $770	+5% $636	+10% $502
Rent	-10% $425	-5% $597	+0% $770	+5% $943	+10% $1,115
Rate	-1.0pp $965	-0.5pp $869	base $770	+0.5pp $670	+1.0pp $567

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: $97,000
• Closing costs: $11,640
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1393 Glenwood Ave SE Atlanta, GA	4.0	4.5	3067	$7,500	$2.45	25d	1	0.21mi
1369 Glenwood Ave SE Atlanta, GA	3.0	2.0	1700	$3,200	$1.88	25d	1	0.22mi
1449 McPherson Ave SE Atlanta, GA	4.0	3.5	3300	$7,495	$2.27	25d	1	0.48mi
1084 Sanders Ave SE Unit A-B Atlanta, GA	4.0	3.0	2550	$5,500	$2.16	25d	1	0.72mi
1084 Sanders Ave SE Unit A Atlanta, GA	3.0	2.0	1900	$3,800	$2.00	25d	1	0.72mi
1436 Walker Pl SE Atlanta, GA	3.0	3.5	1700	$3,050	$1.79	25d	1	0.76mi
241 Maynard Ter SE #16 Atlanta, GA	3.0	3.5	2231	$7,000	$3.14	12d	1	0.76mi
1012 Berne St SE Atlanta, GA	2.0	2.0	2224	$2,900	$1.30	23d	1	0.77mi
277 Clifton St SE Atlanta, GA	1.0–3.0	1.0–3.5	1175	$3,738	$3.18	0d	6	0.78mi
241 Maynard Ter SE #5 Atlanta, GA	3.0	2.0	1932	$2,645	$1.37	25d	1	0.78mi
1035 Moreland Ave SE Atlanta, GA	4.0	3.0	2707	$2,399	$0.89	0d	1	0.89mi
1035 Moreland Ave SE Atlanta, GA	4.0	3.0	2707	$2,399	$0.89	25d	1	0.89mi
209 Clay St SE Unit 1019260P Atlanta, GA	4.0	3.5	2992	$6,944	$2.32	9d	1	0.94mi
201 Clay St SE Unit 1019265P Atlanta, GA	4.0–8.0	3.5–6.0	4994	$8,202	$1.64	0d	2	0.95mi
300 Gibson St SE Atlanta, GA	3.0	3.5	2068	$4,750	$2.30	6d	1	1.02mi
257 Stovall St SE Atlanta, GA	3.0	2.0	3152	$3,500	$1.11	25d	1	1.04mi
1267 Wylie St SE Unit NA Atlanta, GA	2.0	2.0	1870	$2,490	$1.33	15d	1	1.05mi
378 Bill Kennedy Way SE Atlanta, GA	4.0	3.5	2650	$4,900	$1.85	25d	1	1.06mi
1278 Wylie St SE Atlanta, GA	3.0	2.5	2750	$6,500	$2.36	22d	1	1.07mi
841 Killian St SE Atlanta, GA	1.0–3.0	1.0–2.0	1242	$3,548	$2.86	0d	7	1.09mi
192 Stovall St SE Atlanta, GA	2.0	3.0	2000	$6,400	$3.20	23d	1	1.10mi
816 Berne St SE #4 Atlanta, GA	4.0	4.5	2368	$5,500	$2.32	25d	1	1.14mi
920 Memorial Dr SE #22 Atlanta, GA	2.0	2.0	2000	$3,600	$1.80	20d	1	1.15mi
1024 Kirkwood Ave SE Atlanta, GA	3.0	2.5	1800	$6,400	$3.56	23d	1	1.17mi
1387 Village Creek Cir SE Atlanta, GA	3.0	2.5	1780	$2,600	$1.46	25d	1	1.22mi
1387 Village Creek Cir SE Atlanta, GA	3.0	3.0	1780	$2,600	$1.46	14d	1	1.22mi
1908 Lomita Rd SE Atlanta, GA	4.0	3.0	3128	$3,795	$1.21	45d	1	1.24mi
1919 Bixby St SE Atlanta, GA	3.0	3.0	2516	$6,500	$2.58	3d	1	1.25mi
1287 Eastland Rd SE Atlanta, GA	3.0	1.0	2681	$1,800	$0.67	45d	1	1.27mi
712 Glenwood Ave SE Atlanta, GA	4.0	4.5	2212	$3,895	$1.76	0d	1	1.37mi
1104 Avondale Ave SE Atlanta, GA	1.0–3.0	1.0–2.0	1152	$3,715	$3.22	0d	199	1.38mi
105 Selman St SE Atlanta, GA	3.0	2.0	2053	$4,195	$2.04	18d	1	1.40mi
2177 Wiggins Walk Atlanta, GA	4.0	3.5	2489	$3,000	$1.21	45d	1	1.40mi
2297 Charleston Pointe SE Atlanta, GA	3.0	2.0	1604	$2,200	$1.37	45d	1	1.41mi
345 Chastain St SE Atlanta, GA	3.0	3.0	1880	$4,000	$2.13	16d	1	1.43mi
1146 Wade St NE Atlanta, GA	4.0	2.0	1800	$5,000	$2.78	23d	1	1.43mi
807 Field St SE Atlanta, GA	2.0	1.0	1690	$2,600	$1.54	25d	1	1.47mi

Listing history 5 events

1. 2026-06-02
   statusdays on market $388,000 Pending 31 DOM

   Show marketing remark (1201 chars)

   Welcome to this spacious brick ranch ideally situated just a short stroll from the shops, dining, and vibrant nightlife of East Atlanta Village, with quick access to downtown Atlanta, I-20, and I-85 for ultimate convenience. A charming front porch welcomes you into a bright and inviting living room featuring original hardwood floors and abundant natural light. The open and spacious kitchen offers an island, ample cabinetry, and generous counter space, flowing seamlessly into a formal dining room that's perfect for entertaining. The oversized primary suite includes a sitting area and offers incredible potential to create a stunning custom en suite retreat, while three additional well-sized bedrooms and a tiled guest bathroom complete the main living space. Step outside to enjoy the level, fenced-in backyard-ideal for pets, gatherings, or relaxing evenings-and don't miss the walk-in basement providing excellent storage and workshop area . Whether you're an investor or a homeowner ready to add your personal touch, this property is full of opportunity in one of Atlanta's most desirable walkable locations-bring your contractor and your vision, and don't miss your chance to make it yours.

2. 2026-06-01
   days on market $388,000 Active 30 DOM
3. 2026-05-31
   days on market $388,000 Active 29 DOM
4. 2026-05-02
   listed $388,000 New 1201-char remark

   Show marketing remark (1201 chars)

   Welcome to this spacious brick ranch ideally situated just a short stroll from the shops, dining, and vibrant nightlife of East Atlanta Village, with quick access to downtown Atlanta, I-20, and I-85 for ultimate convenience. A charming front porch welcomes you into a bright and inviting living room featuring original hardwood floors and abundant natural light. The open and spacious kitchen offers an island, ample cabinetry, and generous counter space, flowing seamlessly into a formal dining room that's perfect for entertaining. The oversized primary suite includes a sitting area and offers incredible potential to create a stunning custom en suite retreat, while three additional well-sized bedrooms and a tiled guest bathroom complete the main living space. Step outside to enjoy the level, fenced-in backyard-ideal for pets, gatherings, or relaxing evenings-and don't miss the walk-in basement providing excellent storage and workshop area . Whether you're an investor or a homeowner ready to add your personal touch, this property is full of opportunity in one of Atlanta's most desirable walkable locations-bring your contractor and your vision, and don't miss your chance to make it yours.

5. 2026-05-02
   listed $388,000 Active 1243-char remark

   Show marketing remark (1201 chars)

   Welcome to this spacious brick ranch ideally situated just a short stroll from the shops, dining, and vibrant nightlife of East Atlanta Village, with quick access to downtown Atlanta, I-20, and I-85 for ultimate convenience. A charming front porch welcomes you into a bright and inviting living room featuring original hardwood floors and abundant natural light. The open and spacious kitchen offers an island, ample cabinetry, and generous counter space, flowing seamlessly into a formal dining room that's perfect for entertaining. The oversized primary suite includes a sitting area and offers incredible potential to create a stunning custom en suite retreat, while three additional well-sized bedrooms and a tiled guest bathroom complete the main living space. Step outside to enjoy the level, fenced-in backyard-ideal for pets, gatherings, or relaxing evenings-and don't miss the walk-in basement providing excellent storage and workshop area . Whether you're an investor or a homeowner ready to add your personal touch, this property is full of opportunity in one of Atlanta's most desirable walkable locations-bring your contractor and your vision, and don't miss your chance to make it yours.

ⓘ 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 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,427
• − Mortgage interest: −$21,734
• − Property taxes: −$5,820
• − Insurance: −$1,940
• − Repairs & maintenance: −$4,194
• − Management: −$4,194
• − Depreciation: −$11,287
• Taxable income: $3,257
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $8,459/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: Dekalb County · 782,738 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-02 Pending — FMLS
• 2026-06-02 Pending — GAMLS
• 2026-05-02 Listed $388,000 GAMLS
• 2026-05-02 Listed $388,000 FMLS

Property tax history

-24.4%/yr

Latest (2020): $71 · +111.8% YoY. Source: county tax records.