1025 Washington Heights Ter NW · Atlanta, GA 30314

$75,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 40 Days on market

Built 1940 5,619 sqft lot $66/sqft · 75% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

NEW PRICE. Minutes from Mercedes Benz Stadium, new housing developments and business. Bring your builders, investors, and contractors. Large lot. Foundation is salvageable. All-cash, quick close, motivated seller. Make an offer. Unrepresented buyers call/text listing agent directly. DO YOUR DUE DILIGENCE PRIOR TO SUBMITTING OFFERS. NO DUE DILIGENCE IN OFFER WITHOUT A NON-REFUNDABLE EARNEST MONEY DEPOSIT. CLOSING ATTORNEY: MCMANAMY, MCLEOD, HELLER LLC INTOWN OFFICE.

Key facts

• Large lot
• 5,619 sq ft lot
• Built 1940

Tags

• LARGE LOT

Property features AI

Finance

• Other: Directions noted as GPS friendly; Located in Fulton County, GA
• Financial info: No financial details provided
• HOA & community: Community amenities include proximity to schools and shopping, sidewalks, and street lights

Exterior

• Parking: Driveway; Open parking available
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: One level; Fee simple ownership
• Construction: Concrete perimeter foundation; Construction materials listed as Other; Roof listed as Other; Built area above grade reported (detail withheld per instructions)
• Exterior features: Paved road access; Private road frontage; Near schools and shopping; Sidewalks and street lights; Driveway with open parking

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Two bedrooms on the main level; Primary bedroom on main
• Flooring: No flooring details provided
• Bathrooms: One full bathroom (main level)
• Heating & cooling: No heating or cooling details provided
• Interior features: No shared/common walls; Full basement; Property listed as fixer
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: 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 (+2.5%/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).
• This rent runs 44% of the median local income ($42k/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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $75k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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: 2.06% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.78%
• DSCR: 2.64
• GRM: 4.0

CMA / ARV

• ARV (median comp): $297,122
• List price: $75,000
• Delta: -74.76%
• 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
1131 Harwell St NW	0.41mi	3/2.0 (+1)	1,136 (-0%)	3mo	$300,000	$264	69
1189 Gardenia St NW	0.45mi	3/2.0 (+1)	1,156 (+1%)	1mo	$340,000	$294	67
259 Stafford St NW	0.21mi	3/1.5 (+1)	1,027 (-10%)	9mo	$56,000	$55	59
227 Chappell Rd NW	0.70mi	3/1.0 (+1)	1,097 (-4%)	1mo	$185,000	$169	55
1015 Michigan Ave NW	0.14mi	3/2.0 (+1)	1,307 (+15%)	8mo	$250,000	$191	53
70 Rockmart Dr NW	0.58mi	3/1.5 (+1)	1,204 (+6%)	9mo	$175,000	$145	49
550 Paines Ave NW	0.71mi	2/1.5	1,080 (-5%)	8mo	$299,000	$277	49
228 James P Brawley Dr	0.47mi	3/2.0 (+1)	1,232 (+8%)	8mo	$165,000	$134	49
438 James P Brawley Dr NW	0.62mi	3/1.0 (+1)	1,246 (+9%)	4mo	$105,000	$84	47
995 Lena St NW	0.29mi	3/2.0 (+1)	1,300 (+14%)	9mo	$400,000	$308	46
441 Griffin St NW	0.71mi	3/2.5 (+1)	1,249 (+10%)	1mo	$325,000	$260	39
845 Cameron M Alexander Blvd NW	0.62mi	3/1.0 (+1)	988 (-13%)	10mo	$135,000	$137	36

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: 32.1%
• Equity multiple: 2.34×
• Total profit: $28,174
• Equity at exit: $11,183

10-year hold

• IRR: 38.9%
• Equity multiple: 4.55×
• Total profit: $74,607
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$393
• Tax from tax record: −$155 /mo · $1,856/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $644

Break-even live

Break-even rent $733

Max offer price $75,000

Occupancy floor 53%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
956 Mayson Turner Rd NW Atlanta, GA	1.0	1.0	1300	$625	$0.48	13d	1	0.20mi
272 Joseph E Lowery Blvd NW Atlanta, GA	3.0	1.0	1230	$1,800	$1.46	24d	1	0.21mi
245 Stafford St NW Unit A Atlanta, GA	2.0	1.0	784	$1,300	$1.66	24d	1	0.23mi
936 Mayson Turner Rd NW Atlanta, GA	3.0	1.0–2.0	648	$1,420	$2.19	2d	13	0.25mi
891 Rock St NW Atlanta, GA	2.0–3.0	2.0	1104	$1,295	$1.17	24d	4	0.28mi
870 Mayson Turner Rd NW #1442 Atlanta, GA	2.0	2.0	1094	$2,100	$1.92	24d	1	0.42mi
60 Paschal Blvd NW Atlanta, GA	1.0–3.0	1.0–2.5	945	$1,163	$1.23	24d	25	0.47mi
120 Burbank Dr NW Atlanta, GA	3.0	2.0	1331	$1,795	$1.35	24d	1	0.53mi
884 T P Burruss SR Dr SW Atlanta, GA	3.0	2.0	1366	$2,299	$1.68	24d	1	0.55mi
5 Burbank Dr SW Unit B Atlanta, GA	2.0	1.0	1000	$1,300	$1.30	17d	1	0.61mi
372 Griffin St NW Atlanta, GA	1.0	1.0	1428	$815	$0.57	3d	1	0.61mi
15 Burbank Dr SW Unit 3 Atlanta, GA	2.0	1.0	900	$1,350	$1.50	11d	1	0.63mi
10 Rockmart Dr NW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	15d	1	0.63mi
75 Griffin St NW Atlanta, GA	2.0	1.0	1000	$1,600	$1.60	24d	1	0.64mi
20 Griffin St NW Unit 1 Atlanta, GA	2.0	1.0	800	$1,250	$1.56	24d	1	0.64mi
945 Palmetto Ave SW Atlanta, GA	3.0	2.0	1200	$3,500	$2.92	24d	1	0.64mi
1332 Akridge St NW Atlanta, GA	3.0	2.0	1400	$1,775	$1.27	24d	1	0.65mi
564 Joseph E. Lowery Blvd NW Unit 3 Atlanta, GA	2.0	1.0	980	$1,100	$1.12	24d	1	0.66mi
564 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0	980	$1,100	$1.12	24d	1	0.66mi
1346 Eason St NW Atlanta, GA	1.0	1.0	1321	$694	$0.53	24d	1	0.67mi
10 Rockmart Dr SW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	15d	1	0.68mi
101 Sunset Ave NW Atlanta, GA	1.0	1.0	700	$950	$1.36	21d	1	0.69mi
679 Jones Ave NW Atlanta, GA	3.0	2.0	1350	$2,195	$1.63	24d	1	0.69mi
590 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0	980	$1,100	$1.12	24d	1	0.70mi
139 Lawton St SW Atlanta, GA	2.0	1.0	750	$995	$1.33	24d	1	0.71mi
555 Paines Ave NW Unit 3 Atlanta, GA	1.0	1.0	1000	$1,400	$1.40	24d	1	0.73mi
555 Paines Ave NW Atlanta, GA	1.0	1.0	1000	$1,150	$1.15	8d	1	0.73mi
1338 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,600	$2.00	20d	1	0.74mi
1336 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,450	$1.81	24d	1	0.74mi
481 Griffin St NW Atlanta, GA	2.0	2.0	1080	$2,000	$1.85	17d	1	0.74mi
155 Rosser St SW Atlanta, GA	3.0	2.0	1500	$2,073	$1.38	24d	1	0.75mi
403 Elm St NW Atlanta, GA	3.0	1.0	874	$1,700	$1.95	24d	1	0.78mi
882 Fox St NW Atlanta, GA	2.0	1.0	980	$1,350	$1.38	24d	1	0.79mi
15 Chappell Rd NW Unit A Atlanta, GA	1.0	1.0	700	$940	$1.34	5d	1	0.81mi
435 Elm St NW Unit Elm B Atlanta, GA	2.0	2.0	1200	$2,350	$1.96	3d	1	0.81mi
1441 Andrews St NW Unit 2 Atlanta, GA	1.0	1.0	950	$795	$0.84	8d	1	0.81mi
961 Fair St SW Atlanta, GA	1.0	1.0	1318	$695	$0.53	24d	1	0.82mi
1448 Rome Dr NW Unit 1448 Atlanta, GA	3.0	2.5	1400	$2,300	$1.64	13d	1	0.83mi
865 Fox St NW Atlanta, GA	2.0	1.0	980	$1,200	$1.22	24d	1	0.84mi
537 Sunset Ave NW Atlanta, GA	2.0	1.0	775	$1,750	$2.26	24d	1	0.87mi

Listing history 18 events

1. 2026-06-09
   days on market $75,000 Active 40 DOM
2. 2026-06-08
   pricedays on market $75,000 Active 39 DOM
3. 2026-06-07
   days on market $90,000 Active 38 DOM
4. 2026-06-04
   days on market $90,000 Active 35 DOM
5. 2026-06-03
   days on market $90,000 Active 34 DOM
6. 2026-06-02
   days on market $90,000 Active 33 DOM
7. 2026-06-01
   days on market $90,000 Active 32 DOM
8. 2026-05-31
   remarks 469-char remark
9. 2026-05-31
   pricedays on market $90,000 Active 31 DOM
10. 2026-05-12
    price $95,000 301-char remark
11. 2026-05-12
    price $95,000 301-char remark
12. 2026-04-30
    listed $99,000 New 301-char remark
13. 2026-04-30
    listed $99,000 Active 301-char remark
14. 2012-03-28
    historical
15. 2012-03-22
    historical Pending Approval
16. 2012-03-02
    listed $7,000 New
17. 2011-03-31
    price $6,500 Reduced
18. 1991-05-28
    soldstatus $33,000

ⓘ 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: $1,856 · $155/mo
• Projected year-2 tax: $1,856 · $155/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 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,575
• − Mortgage interest: −$4,201
• − Property taxes: −$1,856
• − Insurance: −$375
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$2,182
• Taxable income: $6,989
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $6,046/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

+127.3% since first listed

10 events — show timeline

• 2026-06-12 Listing Removed — GAMLS
• 2026-06-08 Price Changed $75,000 GAMLS
• 2026-05-31 Price Changed $90,000 GAMLS
• 2026-05-12 Price Changed $95,000 GAMLS
• 2026-04-30 Listed $99,000 GAMLS
• 2012-03-28 Listing Removed — GAMLS
• 2012-03-22 Contingent — GAMLS
• 2012-03-02 Listed $7,000 GAMLS
• 2011-03-31 Price Changed $6,500 GAMLS
• 1991-05-28 Sold (Public Records) $33,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,856 · +2.4% YoY. Source: county tax records.