2436 Abner Pl NW · Atlanta, GA 30318

$139,900

2 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 34 Days on market

Built 1961 9,016 sqft lot ↓ 17% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom brick ranch in convenient NW Atlanta location. Hardwood floors, garage partially finished could be converted to a 4th bedroom. Some rehab needed. Cash only or rehab loan.

Key facts

• 9,016 sq ft lot
• Built 1961
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: William J. Scott Elementary School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 289 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 5% at this address vs 32% district-wide (-26 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 (+3.3%/yr); 722 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $967 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1961 — 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: 1.44% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.17%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $336,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2462 Main St NW	0.28mi	3/1.0 (+1)	1,444 (+3%)	0mo	$127,000	$88	76
1341 NW Gun Club Rd NW	0.70mi	3/1.0 (+1)	1,442 (+3%)	1mo	$200,000	$139	56
1920 Main St NW	0.53mi	3/2.0 (+1)	1,367 (-2%)	8mo	$284,500	$208	55
2470 Saint Paul Ave NW	0.74mi	3/2.0 (+1)	1,395 (-0%)	2mo	$305,000	$219	54
1956 Main St NW	0.63mi	2/2.0	1,242 (-11%)	4mo	$419,900	$338	44
2264 Abner Pl NW	0.29mi	3/2.0 (+1)	1,590 (+14%)	17mo	$289,000	$182	40
1963 Main St NW	0.67mi	2/1.0	1,572 (+12%)	13mo	$377,000	$240	37
2383 Perry Blvd NW	0.37mi	3/2.0 (+1)	1,200 (-14%)	18mo	$110,000	$92	35
2498 Perry Blvd NW	0.40mi	3/3.5 (+1)	1,608 (+15%)	10mo	$419,000	$261	33
2432 Brantley St NW	0.72mi	3/2.0 (+1)	1,330 (-5%)	21mo	$430,000	$323	32
1943 Main St NW	0.60mi	3/2.0 (+1)	1,195 (-15%)	13mo	$439,000	$367	28
2010 Spink St NW	0.71mi	3/2.0 (+1)	1,606 (+15%)	21mo	$470,000	$293	16

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $17,746
• Equity at exit: $20,860

10-year hold

• IRR: 20.6%
• Equity multiple: 2.76×
• Total profit: $69,080
• Equity at exit: $12,096

Cash invested: $39,172 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $626

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 64%

Sensitivity live

Price	-10% $722	-5% $674	+0% $626	+5% $577	+10% $529
Rent	-10% $467	-5% $546	+0% $626	+5% $705	+10% $785
Rate	-1.0pp $696	-0.5pp $661	base $626	+0.5pp $590	+1.0pp $553

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1648 Mary George Ave NW Atlanta, GA	3.0	2.0	1056	$1,950	$1.85	11d	1	0.17mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	3d	1	0.29mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	2d	1	0.69mi
2635 Creekside Dr NW Atlanta, GA	2.0	2.5	1573	$2,635	$1.68	2d	1	0.69mi
1422 Creekside Cir NW Unit 211 Atlanta, GA	2.0	2.5	1573	$2,500	$1.59	3d	1	0.69mi
2019 Claude St NW Atlanta, GA	3.0	1.5	925	$1,900	$2.05	25d	1	0.72mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	18d	1	0.72mi
2011 Springfield Rd Atlanta, GA	3.0	2.5	1528	$3,000	$1.96	6d	1	0.76mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	14d	1	0.77mi
2075 Claude St NW Atlanta, GA	3.0	1.0	925	$1,750	$1.89	25d	1	0.83mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	3d	1	0.87mi
2493 Sycamore Rd NW #4 Atlanta, GA	3.0	3.5	1848	$3,400	$1.84	8d	1	0.87mi
2011 Oak Ln NW Atlanta, GA	3.0	3.5	1848	$3,200	$1.73	18d	1	0.89mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,059	$2.27	3d	36	0.93mi
2000 James Jackson Pkwy NW Atlanta, GA	1.0–2.0	1.0–2.0	959	$2,240	$2.33	4d	10	0.94mi
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	15d	1	1.00mi
2888 Parrott Ave NW Unit A Atlanta, GA	2.0	1.0	1020	$1,650	$1.62	20d	1	1.10mi
1400 Northwest Dr NW Unit A Atlanta, GA	3.0	2.0	1228	$2,600	$2.12	25d	1	1.12mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	25d	1	1.16mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	1.27mi
1970 Sumter St NW Atlanta, GA	3.0	1.0	958	$1,795	$1.87	21d	1	1.28mi
1123 Jones Ave NW Atlanta, GA	1.0	1.0	1300	$495	$0.38	25d	1	1.29mi
960 N Grand Ave NW Atlanta, GA	3.0	2.5	1510	$1,950	$1.29	25d	1	1.32mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	1.37mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	25d	1	1.37mi
1910 La Dawn Ln NW Atlanta, GA	3.0	1.0	1247	$2,200	$1.76	25d	1	1.39mi
901 Hall St NW Atlanta, GA	1.0	1.0	1143	$595	$0.52	25d	1	1.40mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	25d	1	1.44mi
2232 Dunseath Ave NW Atlanta, GA	2.0	1.5	950	$1,800	$1.89	6d	1	1.48mi
2232 Dunseath Ave NW #404 Atlanta, GA	2.0	1.5	950	$1,950	$2.05	22d	1	1.49mi
2232 Dunseath Ave NW #108 Atlanta, GA	2.0	1.5	950	$1,750	$1.84	6d	1	1.49mi
1804 Sumter St NW Atlanta, GA	2.0	1.0	1072	$2,450	$2.29	25d	1	1.49mi

Listing history 5 events

1. 2026-04-22
   status Under Contract
2. 2026-04-11
   price $139,900
3. 2026-03-31
   price $144,900
4. 2026-03-25
   price $149,900
5. 2026-02-15
   listed $169,500 New

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,192
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$4,070
• Taxable income: $5,616
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $6,162/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

-17.5% since first listed

5 events — show timeline

• 2026-04-22 Pending — GAMLS
• 2026-04-11 Price Changed $139,900 GAMLS
• 2026-03-31 Price Changed $144,900 GAMLS
• 2026-03-25 Price Changed $149,900 GAMLS
• 2026-02-15 Listed $169,500 GAMLS

Property tax history

-19.8%/yr

Latest (2025): $18 · -54.8% YoY. Source: county tax records.