1517 Mims St SW · Atlanta, GA 30314

$170,000

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 31 Days on market

Built 1940 0.29 ac lot Est $246k · 31% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Calling all investors, seasoned renovators and builders! House is an estate sale.

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1940

Property features AI

Exterior

• Parking: Driveway with two total parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electric service available (other); Phone service available
• Home design: One-story property; Fixer condition; Mobile home body type (other)
• Construction: Construction materials: Other; Other roof type; Concrete perimeter foundation
• Exterior features: Other exterior features; Chain link fencing

Interior

• Kitchen: Cabinets (other)
• Bedrooms: Three main-level bedrooms; Bedrooms with no special features listed
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level; Master bath: none listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Appliances: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: F. L. Stanton Elementary School (math 15% / reading 5%, grade F, #1,076 of 1,228 statewide, top 89%, 207 students, 100% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 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 6% 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 (+2.5%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($165k) 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $164,900 (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 1940 — 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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $245,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
197 Mathewson Pl SW	0.04mi	3/2.0	1,416 (+13%)	1mo	$190,000	$134	72
56 Gardenia Dr NW	0.51mi	3/1.0	1,221 (-3%)	7mo	$110,000	$90	66
1170 SW Fair St	0.65mi	3/2.0	1,254 (0%)	4mo	$265,000	$211	62
228 Napoleon Dr SW	0.58mi	3/2.0	1,279 (+2%)	5mo	$223,500	$175	62
1757 Derry Ave SW	0.64mi	3/2.0	1,285 (+2%)	4mo	$190,000	$148	59
409 Inman St SW	0.41mi	3/2.5	1,376 (+10%)	1mo	$281,000	$204	58
1261 Calhoun Ter SW	0.45mi	3/2.0	1,364 (+9%)	7mo	$385,000	$282	54
49 Chappell Rd NW	0.50mi	2/1.0 (-1)	1,358 (+8%)	6mo	$100,000	$74	53
1739 Emerald Ave SW	0.68mi	3/2.0	1,189 (-5%)	6mo	$324,000	$272	51
379 Mathewson Pl SW	0.36mi	2/2.0 (-1)	1,406 (+12%)	5mo	$389,800	$277	50
1466 Andrews St NW	0.70mi	3/2.5	1,344 (+7%)	1mo	$260,000	$193	49
41 Spring Ln NW	0.46mi	4/3.0 (+1)	1,400 (+12%)	7mo	$275,000	$196	40

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $6,342
• Equity at exit: $25,348

10-year hold

• IRR: 12.6%
• Equity multiple: 1.97×
• Total profit: $46,401
• Equity at exit: $14,698

Cash invested: $47,600 (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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 293
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $548

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 70%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
198 Wellington St SW Atlanta, GA	3.0	2.5	1787	$2,700	$1.51	24d	1	0.06mi
176 Racine St SW Atlanta, GA	3.0	2.0	1423	$2,800	$1.97	24d	1	0.24mi
2111 Martin Luther King Junior Dr NW Atlanta, GA	3.0	1.0	1470	$1,800	$1.22	24d	1	0.40mi
29 Chappell Rd NW Atlanta, GA	3.0	2.0	1670	$1,953	$1.17	22d	1	0.40mi
66 Holly Rd NW Atlanta, GA	3.0	2.5	1632	$2,228	$1.37	2d	1	0.49mi
0 W Lake Ave NW Atlanta, GA	3.0	2.5	1300	$1,900	$1.46	2d	1	0.51mi
1649 Derry Ave SW Atlanta, GA	4.0	2.0	1825	$3,200	$1.75	24d	1	0.51mi
1437 Lucile Ave SW Unit 8 Atlanta, GA	2.0	1.0	1060	$1,800	$1.70	22d	1	0.52mi
15 Burbank Dr SW Unit 3 Atlanta, GA	2.0	1.0	900	$1,350	$1.50	11d	1	0.57mi
5 Burbank Dr SW Unit B Atlanta, GA	2.0	1.0	1000	$1,300	$1.30	17d	1	0.59mi
1201 Westview Dr SW Atlanta, GA	3.0	2.0	1040	$2,050	$1.97	24d	1	0.61mi
505 W Ontario Ave SW Atlanta, GA	3.0	2.0	1587	$2,800	$1.76	21d	1	0.63mi
1332 Akridge St NW Atlanta, GA	3.0	2.0	1400	$1,775	$1.27	24d	1	0.63mi
1181 Westview Dr SW Atlanta, GA	4.0	2.0	1392	$2,400	$1.72	24d	1	0.64mi
1619 Stokes Ave SW Atlanta, GA	3.0	2.0	1332	$2,400	$1.80	3d	1	0.65mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	24d	1	0.66mi
1420 Ralph David Abernathy Blvd SW Atlanta, GA	3.0	2.0	1306	$2,400	$1.84	24d	1	0.68mi
120 Burbank Dr NW Atlanta, GA	3.0	2.0	1331	$1,795	$1.35	24d	1	0.72mi
155 Rosser St SW Atlanta, GA	3.0	2.0	1500	$2,073	$1.38	24d	1	0.72mi
1758 Emerald Ave SW Atlanta, GA	4.0	2.0	1873	$2,700	$1.44	11d	1	0.74mi
1170 Greenwich St SW #3 Atlanta, GA	2.0	1.0	900	$1,250	$1.39	19d	1	0.77mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,654	$2.13	24d	1	0.78mi
1265 Oak St SW Atlanta, GA	4.0	3.0	1821	$3,300	$1.81	24d	1	0.78mi
1194 Lucile Ave SW Unit 4 Atlanta, GA	2.0	1.0	950	$1,375	$1.45	24d	1	0.80mi
1155 Lucile Ave SW Apt 1 Atlanta, GA	3.0	2.0	1026	$1,775	$1.73	24d	1	0.83mi
1155 Lucile Ave SW Unit 4 Atlanta, GA	2.0	2.0	926	$1,525	$1.65	24d	1	0.83mi
1770 Springview Rd NW Atlanta, GA	3.0	2.0	1262	$2,000	$1.58	24d	1	0.86mi
1448 Rome Dr NW Unit 1448 Atlanta, GA	3.0	2.5	1400	$2,300	$1.64	13d	1	0.89mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	24d	1	0.90mi
1425 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1540	$2,950	$1.92	5d	1	0.91mi
1256 Ralph David Abernathy Blvd SW Atlanta, GA	2.0	1.0	1000	$1,200	$1.20	24d	1	0.92mi
1000 Palmetto Ave SW Atlanta, GA	3.0	2.0	1566	$1,925	$1.23	24d	1	0.96mi
15 Ollie St NW Atlanta, GA	3.0	2.5	1594	$3,150	$1.98	24d	1	0.98mi
1587 Olympian Cir SW Unit B Atlanta, GA	2.0	1.0	1086	$1,300	$1.20	24d	1	1.01mi
1064 Westmoor Dr NW Atlanta, GA	3.0	3.0	1770	$2,300	$1.30	24d	1	1.04mi
954 Parsons St SW Atlanta, GA	4.0	3.5	1376	$2,800	$2.03	22d	1	1.05mi
763 Cascade Ave SW Atlanta, GA	2.0	1.0	900	$1,249	$1.39	2d	5	1.06mi
945 Palmetto Ave SW Atlanta, GA	3.0	2.0	1200	$3,500	$2.92	24d	1	1.07mi
1004 Desoto St NW Atlanta, GA	3.0	2.0	1550	$1,995	$1.29	24d	1	1.07mi
1578 Linda Way SW Atlanta, GA	3.0	2.0	1343	$2,030	$1.51	14d	1	1.09mi

Listing history 6 events

1. 2026-05-01
   status Under Contract 81-char remark

   Show marketing remark (81 chars)

   Calling all investors, seasoned renovators and builders! House is an estate sale.

2. 2026-05-01
   status Pending

   Show marketing remark (81 chars)

   Calling all investors, seasoned renovators and builders! House is an estate sale.

3. 2026-03-30
   listed $170,000 Active

   Show marketing remark (81 chars)

   Calling all investors, seasoned renovators and builders! House is an estate sale.

4. 2026-03-30
   listed $170,000 New 81-char remark

   Show marketing remark (81 chars)

   Calling all investors, seasoned renovators and builders! House is an estate sale.

5. 2026-03-28
   historical $170,000 81-char remark

   Show marketing remark (81 chars)

   Calling all investors, seasoned renovators and builders! House is an estate sale.

6. 2026-03-28
   historical $170,000

   Show marketing remark (81 chars)

   Calling all investors, seasoned renovators and builders! House is an estate sale.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 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: $26,165
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$4,945
• Taxable income: $4,110
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $5,586/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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

6 events — show timeline

• 2026-05-01 Pending — GAMLS
• 2026-05-01 Pending — FMLS
• 2026-03-30 Listed $170,000 FMLS
• 2026-03-30 Listed $170,000 GAMLS
• 2026-03-28 Coming Soon $170,000 GAMLS
• 2026-03-28 Coming Soon $170,000 FMLS

Property tax history

-2.0%/yr

Latest (2025): $21 · -84.4% YoY. Source: county tax records.