99 Holly Rd NW · Atlanta, GA 30314

$244,230

5 bd · 3.0 ba · 1,372 sqft · SingleFamily public records · 18 Days on market

Built 1947 0.31 ac lot Est $247k · at est.

---

Why this score? — see what drove the C 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 +23.1/30.0
• ARV discount +8.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.9/10.0
• 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

The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

Key facts

• 0.31 acre lot
• Built 1947
• Listed 18 days

Property features AI

Finance

• Other: Listing eligible for Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Open parking with parking pad
• Utilities: Public water; Public sewer; Utilities: Other
• Home design: Single-family house; Residential resale; Two-story
• Construction: Built in 1947; Aluminum and vinyl siding; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: Five bedrooms (three on main level, two on lower level)
• Flooring: Laminate flooring
• Bathrooms: Three full bathrooms (two on main level, one on lower level)
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Daylight, finished basement with interior entry; Two levels
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $244k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 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 10% at this address vs 32% district-wide (-22 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); 294 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $2,657/mo this rent would consume 76% of the median local household income ($42k/yr) (locally 1293% 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 $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% 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 $240,566 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $246,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Spring Ln NW	0.15mi	4/3.0 (-1)	1,400 (+2%)	7mo	$275,000	$196	79
1470 Andrews St NW	0.17mi	4/2.5 (-1)	1,344 (-2%)	10mo	$242,500	$180	73
1649 NW Ezra Church Dr NW	0.31mi	5/2.0	1,287 (-6%)	8mo	$227,000	$176	64
169 Burbank Dr NW	0.51mi	6/4.0 (+1)	1,395 (+2%)	3mo	$200,000	$143	62
70 Gardenia Dr NW	0.22mi	4/2.0 (-1)	1,441 (+5%)	15mo	$170,000	$118	60
103 Chicamauga Ave SW	0.48mi	4/3.0 (-1)	1,428 (+4%)	10mo	$274,910	$193	58
1340 Bernard St NW	0.40mi	4/2.0 (-1)	1,454 (+6%)	13mo	$250,000	$172	52
211 Wellington St SW	0.58mi	4/3.5 (-1)	1,336 (-3%)	13mo	$270,000	$202	50
74 Gardenia Dr NW	0.21mi	4/2.0 (-1)	1,541 (+12%)	16mo	$165,000	$107	47
1576 Archer St SW	0.51mi	4/2.0 (-1)	1,468 (+7%)	16mo	$360,000	$245	42
1708 Detroit Ave NW	0.71mi	4/1.5 (-1)	1,282 (-7%)	6mo	$170,000	$133	40
260 Westview Pl SW	0.70mi	4/2.5 (-1)	1,508 (+10%)	8mo	$379,000	$251	37

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-12,877
• Equity at exit: $36,415

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $19,757
• Equity at exit: $21,117

Cash invested: $68,384 (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: 294
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,657 high
• Mortgage (P&I): −$1,281
• Tax from tax record: −$278 /mo · $3,334/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $438

Break-even live

Break-even rent $2,102

Max offer price $244,230

Occupancy floor 78%

Sensitivity live

Price	-10% $577	-5% $508	+0% $438	+5% $369	+10% $300
Rent	-10% $229	-5% $334	+0% $438	+5% $543	+10% $648
Rate	-1.0pp $561	-0.5pp $501	base $438	+0.5pp $375	+1.0pp $311

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: $61,058
• Closing costs: $7,327
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Anderson Ave NW Unit A Atlanta, GA	4.0	3.0	1250	$2,200	$1.76	25d	1	0.87mi
2057 Verbena St NW Atlanta, GA	5.0	3.0	1260	$1,800	$1.43	15d	1	0.94mi
1181 Westview Dr SW Atlanta, GA	4.0	2.0	1392	$2,400	$1.72	25d	1	0.99mi
1005 Westmoor Dr NW Unit A Atlanta, GA	4.0	2.0	1348	$1,695	$1.26	25d	1	1.01mi
1649 Derry Ave SW Atlanta, GA	4.0	2.0	1825	$3,200	$1.75	25d	1	1.01mi
1462 Lucile Ave SW Atlanta, GA	5.0	3.0	1700	$2,300	$1.35	25d	1	1.08mi
343 Cairo St NW Atlanta, GA	6.0	2.5	1500	$3,950	$2.63	25d	1	1.15mi
1758 Emerald Ave SW Atlanta, GA	4.0	2.0	1873	$2,700	$1.44	12d	1	1.19mi
954 Parsons St SW Atlanta, GA	4.0	3.5	1376	$2,800	$2.03	23d	1	1.21mi
152 Joseph Echols Lowery Blvd SW Atlanta, GA	4.0	3.0	1822	$4,000	$2.20	25d	1	1.30mi
1265 Oak St SW Atlanta, GA	4.0	3.0	1821	$3,300	$1.81	25d	1	1.30mi
2162 Larchwood Rd SW Atlanta, GA	4.0	2.0	1200	$2,550	$2.12	25d	1	1.39mi
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	25d	1	1.44mi
935 Pelham St NW Atlanta, GA	4.0	3.0	1540	$3,500	$2.27	19d	1	1.48mi

Listing history 50 events

1. 2026-06-10
   status $244,230 Under Contract 18 DOM
2. 2026-06-09
   days on market $244,230 Active 18 DOM
3. 2026-06-08
   days on market $244,230 Active 17 DOM
4. 2026-06-07
   statusdays on market $244,230 Active 16 DOM
5. 2026-06-04
   days on market $244,230 New 13 DOM
6. 2026-06-03
   days on market $244,230 New 12 DOM
7. 2026-06-02
   days on market $244,230 New 11 DOM
8. 2026-06-01
   days on market $244,230 New 10 DOM
9. 2026-05-31
   days on market $244,230 New 9 DOM
10. 2026-05-22
    listed $244,230 New
11. 2025-07-30
    historical
12. 2025-07-16
    listed $514,900 Active
13. 2024-12-03
    historical
14. 2024-12-03
    historical
15. 2024-11-01
    price $519,900
16. 2024-11-01
    price $519,900
17. 2024-10-09
    listed $520,000 Active
18. 2024-10-09
    listed $520,000 New
19. 2024-10-08
    historical
20. 2024-10-08
    historical
21. 2024-07-29
    price $539,000
22. 2024-07-29
    price $539,000
23. 2024-05-29
    price $558,990
24. 2024-05-29
    price $558,990
25. 2024-04-08
    listed $559,900 Active
26. 2024-04-08
    listed $559,900 New
27. 2023-12-11
    historical
28. 2023-10-20
    price $560,000
29. 2023-10-02
    listed $570,000 New
30. 2022-06-13
    soldstatus $515,000
31. 2022-05-09
    soldstatus $515,000 Closed
32. 2022-05-09
    soldstatus $515,000 Sold
33. 2022-04-27
    status Pending
34. 2022-04-27
    status Under Contract
35. 2022-04-25
    status Back On Market
36. 2022-04-25
    historical
37. 2022-04-11
    historical
38. 2022-03-19
    price $515,000
39. 2022-03-17
    price $515,000
40. 2022-02-11
    listed $525,000 Active
41. 2022-02-11
    listed $525,000 New
42. 2021-03-02
    soldstatus $135,000
43. 2012-08-16
    historical
44. 2012-08-10
    soldstatus $8,000 Sold
45. 2012-07-16
    status Pending
46. 2012-07-06
    historical
47. 2012-07-06
    historical
48. 2012-03-21
    price $8,000
49. 2012-03-21
    price $8,000
50. 2012-02-15
    price $12,000

ⓘ 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: $3,334 · $278/mo
• Projected year-2 tax: $3,334 · $278/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 6/10 Major FEMA zone X (unshaded) · 74% 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 6/10 Major 27% 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: $31,881
• − Mortgage interest: −$13,681
• − Property taxes: −$3,334
• − Insurance: −$1,221
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − Depreciation: −$7,105
• Taxable income: $1,439
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $4,916/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

+876.9% since first listed

48 events — show timeline

• 2026-05-22 Listed $244,230 GAMLS
• 2025-07-30 Listing Removed — FMLS
• 2025-07-16 Listed $514,900 FMLS
• 2024-12-03 Listing Removed — GAMLS
• 2024-12-03 Listing Removed — FMLS
• 2024-11-01 Price Changed $519,900 GAMLS
• 2024-11-01 Price Changed $519,900 FMLS
• 2024-10-09 Listed $520,000 GAMLS
• 2024-10-09 Listed $520,000 FMLS
• 2024-10-08 Listing Removed — GAMLS
• 2024-10-08 Listing Removed — FMLS
• 2024-07-29 Price Changed $539,000 GAMLS
• 2024-07-29 Price Changed $539,000 FMLS
• 2024-05-29 Price Changed $558,990 GAMLS
• 2024-05-29 Price Changed $558,990 FMLS
• 2024-04-08 Listed $559,900 GAMLS
• 2024-04-08 Listed $559,900 FMLS
• 2023-12-11 Listing Removed — GAMLS
• 2023-10-20 Price Changed $560,000 GAMLS
• 2023-10-02 Listed $570,000 GAMLS
• 2022-06-13 Sold (Public Records) $515,000 Public Records
• 2022-05-09 Sold (MLS) $515,000 GAMLS
• 2022-05-09 Sold (MLS) $515,000 FMLS
• 2022-04-27 Pending — FMLS
• 2022-04-27 Pending — GAMLS
• 2022-04-25 Relisted — GAMLS
• 2022-04-25 Listing Removed — GAMLS
• 2022-04-11 Listing Removed — GAMLS
• 2022-03-19 Price Changed $515,000 GAMLS
• 2022-03-17 Price Changed $515,000 FMLS
• 2022-02-11 Listed $525,000 GAMLS
• 2022-02-11 Listed $525,000 FMLS
• 2021-03-02 Sold (Public Records) $135,000 Public Records
• 2012-08-16 Listing Removed — FMLS
• 2012-08-10 Sold (MLS) $8,000 FMLS
• 2012-07-16 Pending — FMLS
• 2012-07-06 Listing Removed — GAMLS
• 2012-07-06 Listing Removed — FMLS
• 2012-03-21 Price Changed $8,000 GAMLS
• 2012-03-21 Price Changed $8,000 FMLS
• 2012-02-15 Price Changed $12,000 GAMLS
• 2012-02-15 Price Changed $12,000 FMLS
• 2012-01-07 Listed $16,000 GAMLS
• 2012-01-05 Listed $16,000 FMLS
• 2011-04-06 Listing Removed — FMLS
• 2011-04-01 Sold (MLS) $12,000 FMLS
• 2011-02-24 Pending — FMLS
• 2011-01-26 Listed $25,000 FMLS

Property tax history

+34.4%/yr

Latest (2025): $3,334 · -0.8% YoY. Source: county tax records.