1221 Caroline St NE #208 · Atlanta, GA 30307

$259,900

1 bd · 1.5 ba · 992 sqft · Townhouse public records · 195 Days on market

Built 2006 435 sqft lot $262/sqft · 18% below area Est $318k · 18% under $400/mo HOA · 17% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Rent growth +2.9/5.0
• DSCR +2.7/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Authentic Urban Living in this stunning loft nestled in the heart of the Edgewood Retail district. Drenched in natural light streaming through an expansive two-story wall of glass, this unit enjoys high end finishes and hardwood floors throughout. Architectural intention is around every corner including the floating stairs that center an open-concept living, dining, and kitchen area, complemented by a lovely half-bath for guests. Upstairs a generously sized bedroom, easily accommodating a King bed and additional furnishings, spacious owners closet, and incredible primary bath! Secured parking with designated parking in the attached garage, along with plenty of additional parking for guests. Access to the unit is on an interior hallway adding to the safety. Live in the center of everything with Atlanta Beltline, Madison Yards, Krog St Market, and Inman Park Marta station, PLUS all that Edgewood Retail has to offer right outside your front door. AS IF ALL OF THIS WAS NOT ENOUGH...seller is including FREE SMOOTHIE KING FOR A YEAR (terms & conditions apply) with the sale! BRILLIANT!

Key facts

• Floating stairs
• Loft
• Interior hallway

Tags

• LOFT
• TWO-STORY WALL OF GLASS
• FLOATING STAIRS
• OPEN-CONCEPT LIVING
• DESIGNATED PARKING
• INTERIOR HALLWAY

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (11.1% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for cash-flow, market timing.
• Cap rate 5.5% 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 (+1.8%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 195 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $156k; list at $260k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,712 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 9.4

CMA / ARV

• ARV (median comp): $317,659
• List price: $259,900
• Delta: -18.18%
• 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
1261 Caroline St NE #206	0.12mi	1/1.5	1,072 (+8%)	2mo	$312,000	$291	79
1258 Dekalb Ave NE #129	0.28mi	1/1.0	952 (-4%)	12mo	$316,500	$332	68
1258 Dekalb Ave NE #141	0.28mi	1/1.0	928 (-6%)	9mo	$318,000	$343	67
32 Becker Pl NW	0.27mi	1/1.0	870 (-12%)	2mo	$322,500	$371	63
22 Moda Ln	0.44mi	2/2.0 (+1)	1,000 (+1%)	11mo	$385,000	$385	62
1261 Caroline St NE #108	0.12mi	2/2.0 (+1)	1,120 (+13%)	6mo	$354,000	$316	61
964 Dekalb Ave NE #103	0.47mi	1/1.5	874 (-12%)	4mo	$370,000	$423	56
921 Hughley Cir SE #66	0.71mi	2/2.0 (+1)	1,025 (+3%)	3mo	$499,900	$488	52
120 Beardon Cir SE #2	0.70mi	2/2.0 (+1)	971 (-2%)	8mo	$437,000	$450	50
245 N Highland Ave NE #220	0.70mi	1/1.0	930 (-6%)	10mo	$464,000	$499	47
964 Dekalb Ave NE #112	0.47mi	2/2.0 (+1)	880 (-11%)	11mo	$325,000	$369	43
245 N Highland Ave NE #222	0.69mi	1/1.0	852 (-14%)	18mo	$382,500	$449	27

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.23×
• Total profit: $-55,978
• Equity at exit: $38,752

10-year hold

• IRR: -20.5%
• Equity multiple: -0.01×
• Total profit: $-73,702
• Equity at exit: $22,471

Cash invested: $72,772 (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 30307

• Rents YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$108
• HOA: −$400
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-177

Break-even live

Break-even rent $2,535

Max offer price $228,712

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-103	+0% $-177	+5% $-250	+10% $-324
Rent	-10% $-359	-5% $-268	+0% $-177	+5% $-85	+10% $6
Rate	-1.0pp $-46	-0.5pp $-110	base $-177	+0.5pp $-244	+1.0pp $-312

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Moreland Ave NE Atlanta, GA	2.0	1.0–2.0	895	$1,932	$2.16	1d	18	0.13mi
1065 Seaboard Ave NE Atlanta, GA	2.0	1.0	780	$1,095	$1.40	24d	1	0.24mi
1125 Hardee St NE Unit A Atlanta, GA	2.0	2.0	1000	$5,000	$5.00	24d	1	0.25mi
1300 DeKalb Ave NE #711 Atlanta, GA	1.0	1.0	1031	$2,500	$2.42	2d	1	0.29mi
1300 DeKalb Ave NE Atlanta, GA	1.0	1.0	774	$2,250	$2.91	24d	1	0.29mi
1351 Finley St NE Atlanta, GA	2.0	2.0	750	$2,150	$2.87	24d	1	0.30mi
1085 Hardee St NE Unit A Atlanta, GA	2.0	2.0	1026	$4,700	$4.58	21d	1	0.30mi
933 Euclid Ave NE Atlanta, GA	1.0	1.0	775	$1,525	$1.97	8d	3	0.44mi
1054 Euclid Ave NE Unit CH Atlanta, GA	1.0	1.0	650	$3,200	$4.92	22d	1	0.45mi
1031 Austin Ave NE Unit 2 Atlanta, GA	2.0	1.0	925	$3,900	$4.22	21d	1	0.45mi
1031 Austin Ave NE Unit 1 Atlanta, GA	2.0	1.0	877	$3,700	$4.22	21d	1	0.45mi
1450 La France St NE Atlanta, GA	3.0	1.0–2.0	782	$1,854	$2.37	4d	22	0.45mi
48 Moda Ln Atlanta, GA	2.0	2.0	1000	$2,600	$2.60	3d	1	0.47mi
1065 Washita Ave NE Unit B Atlanta, GA	2.0	1.0	750	$3,200	$4.27	22d	1	0.48mi
347 Sinclair Ave NE Atlanta, GA	2.0	1.0	800	$4,600	$5.75	22d	1	0.51mi
352 Sinclair Ave NE Atlanta, GA	1.0	1.0	650	$4,300	$6.62	24d	1	0.54mi
1338 McLendon Ave NE Unit 11 Atlanta, GA	1.0	1.0	650	$1,325	$2.04	15d	1	0.55mi
117 Mayson Ave NE Unit G Atlanta, GA	2.0	2.0	1000	$1,850	$1.85	13d	1	0.56mi
117 Mayson Ave NE Unit G Atlanta, GA	2.0	2.0	1000	$1,795	$1.79	2d	1	0.56mi
117 Mayson Ave NE Atlanta, GA	2.0	2.0	1000	$1,850	$1.85	14d	1	0.56mi
123 Mayson Ave NE Atlanta, GA	2.0	2.0	1000	$1,995	$2.00	14d	1	0.56mi
123 Mayson Ave NE Apt E Atlanta, GA	2.0	2.0	1000	$1,995	$2.00	20d	1	0.56mi
123 Mayson Ave NE Apt E Atlanta, GA	2.0	2.0	1000	$1,995	$2.00	21d	1	0.56mi
285 Mayson Ave NE Atlanta, GA	2.0	1.0–2.0	943	$2,454	$2.60	1d	25	0.60mi
1063 Kirkwood Ave SE Atlanta, GA	2.0	1.0	600	$1,700	$2.83	24d	1	0.61mi
418 Sinclair Ave NE Atlanta, GA	2.0	1.0	775	$3,700	$4.77	21d	1	0.61mi
443 N Highland Ave NE Unit 443-4 Atlanta, GA	1.0	1.0	850	$1,725	$2.03	12d	1	0.63mi
443 N Highland Ave NE Unit 447-19 Atlanta, GA	1.0	1.0	900	$1,750	$1.94	15d	1	0.63mi
1187 Mansfield Ave NE Unit 4 Atlanta, GA	1.0	1.0	800	$2,700	$3.38	21d	1	0.67mi
299 N Highland Ave NE Atlanta, GA	1.0	1.0	856	$2,385	$2.79	24d	1	0.67mi
1008 Albion Ave NE Atlanta, GA	2.0	2.0	750	$9,200	$12.27	19d	1	0.69mi
44 Delta Pl NE Unit 11 Atlanta, GA	2.0	1.0	900	$1,425	$1.58	24d	1	0.70mi
324 Carlyle Park Dr NE Atlanta, GA	2.0	2.0	1052	$2,450	$2.33	17d	1	0.71mi
245 N Highland Ave NE Atlanta, GA	1.0	1.0	795	$3,250	$4.09	24d	2	0.72mi
469 Oakdale Rd NE Atlanta, GA	2.0	1.0	850	$1,685	$1.98	1d	3	0.73mi
240 N Highland Ave NE Atlanta, GA	1.0	1.0	854	$1,979	$2.32	24d	1	0.76mi
240 N Highland Ave NE Atlanta, GA	—	1.0	688	$1,719	$2.50	22d	1	0.76mi
940 Mauldin St SE Atlanta, GA	2.0	2.0	750	$2,600	$3.47	20d	1	0.76mi
940 Mauldin St SE Atlanta, GA	1.0	1.0	550	$1,795	$3.26	24d	1	0.76mi
794 Dixie Ave NE Atlanta, GA	2.0	1.0	750	$1,720	$2.29	24d	2	0.80mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 50 events

1. 2026-06-18
   days on market $259,900 Active 195 DOM
2. 2026-06-17
   days on market $259,900 Active 194 DOM
3. 2026-06-16
   days on market $259,900 Active 193 DOM
4. 2026-06-15
   days on market $259,900 Active 192 DOM
5. 2026-06-13
   days on market $259,900 Active 190 DOM
6. 2026-06-13
   days on market $259,900 Active 189 DOM
7. 2026-06-09
   days on market $259,900 Active 186 DOM
8. 2026-06-08
   days on market $259,900 Active 185 DOM
9. 2026-06-07
   days on market $259,900 Active 184 DOM
10. 2026-06-04
    days on market $259,900 Active 181 DOM
11. 2026-06-03
    days on market $259,900 Active 180 DOM
12. 2026-06-02
    days on market $259,900 Active 179 DOM
13. 2026-06-01
    days on marketlisting id $259,900 Active 178 DOM
14. 2026-05-31
    days on market $259,900 Active 177 DOM
15. 2026-05-05
    price $259,900 1101-char remark

    Show marketing remark (1259 chars)

    Authentic Urban Living in this stunning loft nestled in the heart of the Edgewood Retail district. Drenched in natural light streaming through an expansive two-story wall of glass, this unit enjoys high end finishes and hardwood floors throughout. Architectural intention is around every corner including the floating stairs that center an open-concept living, dining, and kitchen area, complemented by a lovely half-bath for guests. Upstairs a generously sized bedroom, easily accommodating a King bed and additional furnishings, spacious owners closet, and incredible primary bath! Secured parking with designated parking in the attached garage, along with plenty of additional parking for guests. Access to the unit is on an interior hallway adding to the safety. Live in the center of everything with Atlanta Beltline, Madison Yards, Krog St Market, and Inman Park Marta station, PLUS all that Edgewood Retail has to offer right outside your front door. Very easy access to building & dedicated parking at the top of the parking deck between Burlington & Marshalls. See private remarks for more details! AS IF ALL OF THIS WAS NOT ENOUGH...seller is including FREE SMOOTHIE KING FOR A YEAR (terms & conditions apply) with the sale! BRILLIANT!

16. 2026-05-05
    price $259,900 1259-char remark

    Show marketing remark (1259 chars)

    Authentic Urban Living in this stunning loft nestled in the heart of the Edgewood Retail district. Drenched in natural light streaming through an expansive two-story wall of glass, this unit enjoys high end finishes and hardwood floors throughout. Architectural intention is around every corner including the floating stairs that center an open-concept living, dining, and kitchen area, complemented by a lovely half-bath for guests. Upstairs a generously sized bedroom, easily accommodating a King bed and additional furnishings, spacious owners closet, and incredible primary bath! Secured parking with designated parking in the attached garage, along with plenty of additional parking for guests. Access to the unit is on an interior hallway adding to the safety. Live in the center of everything with Atlanta Beltline, Madison Yards, Krog St Market, and Inman Park Marta station, PLUS all that Edgewood Retail has to offer right outside your front door. Very easy access to building & dedicated parking at the top of the parking deck between Burlington & Marshalls. See private remarks for more details! AS IF ALL OF THIS WAS NOT ENOUGH...seller is including FREE SMOOTHIE KING FOR A YEAR (terms & conditions apply) with the sale! BRILLIANT!

17. 2026-03-13
    price $274,900 1101-char remark

    Show marketing remark (1259 chars)

    Authentic Urban Living in this stunning loft nestled in the heart of the Edgewood Retail district. Drenched in natural light streaming through an expansive two-story wall of glass, this unit enjoys high end finishes and hardwood floors throughout. Architectural intention is around every corner including the floating stairs that center an open-concept living, dining, and kitchen area, complemented by a lovely half-bath for guests. Upstairs a generously sized bedroom, easily accommodating a King bed and additional furnishings, spacious owners closet, and incredible primary bath! Secured parking with designated parking in the attached garage, along with plenty of additional parking for guests. Access to the unit is on an interior hallway adding to the safety. Live in the center of everything with Atlanta Beltline, Madison Yards, Krog St Market, and Inman Park Marta station, PLUS all that Edgewood Retail has to offer right outside your front door. Very easy access to building & dedicated parking at the top of the parking deck between Burlington & Marshalls. See private remarks for more details! AS IF ALL OF THIS WAS NOT ENOUGH...seller is including FREE SMOOTHIE KING FOR A YEAR (terms & conditions apply) with the sale! BRILLIANT!

18. 2026-03-13
    price $274,900 1259-char remark

    Show marketing remark (1259 chars)

    Authentic Urban Living in this stunning loft nestled in the heart of the Edgewood Retail district. Drenched in natural light streaming through an expansive two-story wall of glass, this unit enjoys high end finishes and hardwood floors throughout. Architectural intention is around every corner including the floating stairs that center an open-concept living, dining, and kitchen area, complemented by a lovely half-bath for guests. Upstairs a generously sized bedroom, easily accommodating a King bed and additional furnishings, spacious owners closet, and incredible primary bath! Secured parking with designated parking in the attached garage, along with plenty of additional parking for guests. Access to the unit is on an interior hallway adding to the safety. Live in the center of everything with Atlanta Beltline, Madison Yards, Krog St Market, and Inman Park Marta station, PLUS all that Edgewood Retail has to offer right outside your front door. Very easy access to building & dedicated parking at the top of the parking deck between Burlington & Marshalls. See private remarks for more details! AS IF ALL OF THIS WAS NOT ENOUGH...seller is including FREE SMOOTHIE KING FOR A YEAR (terms & conditions apply) with the sale! BRILLIANT!

19. 2026-02-25
    price $298,900 1101-char remark

    Show marketing remark (1101 chars)

    Authentic Urban Living in this stunning loft nestled in the heart of the Edgewood Retail district. Drenched in natural light streaming through an expansive two-story wall of glass, this unit enjoys high end finishes and hardwood floors throughout. Architectural intention is around every corner including the floating stairs that center an open-concept living, dining, and kitchen area, complemented by a lovely half-bath for guests. Upstairs a generously sized bedroom, easily accommodating a King bed and additional furnishings, spacious owners closet, and incredible primary bath! Secured parking with designated parking in the attached garage, along with plenty of additional parking for guests. Access to the unit is on an interior hallway adding to the safety. Live in the center of everything with Atlanta Beltline, Madison Yards, Krog St Market, and Inman Park Marta station, PLUS all that Edgewood Retail has to offer right outside your front door. AS IF ALL OF THIS WAS NOT ENOUGH...seller is including FREE SMOOTHIE KING FOR A YEAR (terms & conditions apply) with the sale! BRILLIANT!

20. 2026-02-18
    price $298,900 1259-char remark

    Show marketing remark (1259 chars)

    Authentic Urban Living in this stunning loft nestled in the heart of the Edgewood Retail district. Drenched in natural light streaming through an expansive two-story wall of glass, this unit enjoys high end finishes and hardwood floors throughout. Architectural intention is around every corner including the floating stairs that center an open-concept living, dining, and kitchen area, complemented by a lovely half-bath for guests. Upstairs a generously sized bedroom, easily accommodating a King bed and additional furnishings, spacious owners closet, and incredible primary bath! Secured parking with designated parking in the attached garage, along with plenty of additional parking for guests. Access to the unit is on an interior hallway adding to the safety. Live in the center of everything with Atlanta Beltline, Madison Yards, Krog St Market, and Inman Park Marta station, PLUS all that Edgewood Retail has to offer right outside your front door. Very easy access to building & dedicated parking at the top of the parking deck between Burlington & Marshalls. See private remarks for more details! AS IF ALL OF THIS WAS NOT ENOUGH...seller is including FREE SMOOTHIE KING FOR A YEAR (terms & conditions apply) with the sale! BRILLIANT!

21. 2025-12-04
    listed $299,900 New 1101-char remark

    Show marketing remark (1259 chars)

    Authentic Urban Living in this stunning loft nestled in the heart of the Edgewood Retail district. Drenched in natural light streaming through an expansive two-story wall of glass, this unit enjoys high end finishes and hardwood floors throughout. Architectural intention is around every corner including the floating stairs that center an open-concept living, dining, and kitchen area, complemented by a lovely half-bath for guests. Upstairs a generously sized bedroom, easily accommodating a King bed and additional furnishings, spacious owners closet, and incredible primary bath! Secured parking with designated parking in the attached garage, along with plenty of additional parking for guests. Access to the unit is on an interior hallway adding to the safety. Live in the center of everything with Atlanta Beltline, Madison Yards, Krog St Market, and Inman Park Marta station, PLUS all that Edgewood Retail has to offer right outside your front door. Very easy access to building & dedicated parking at the top of the parking deck between Burlington & Marshalls. See private remarks for more details! AS IF ALL OF THIS WAS NOT ENOUGH...seller is including FREE SMOOTHIE KING FOR A YEAR (terms & conditions apply) with the sale! BRILLIANT!

22. 2025-12-04
    listed $299,900 Active 1259-char remark

    Show marketing remark (1259 chars)

    Authentic Urban Living in this stunning loft nestled in the heart of the Edgewood Retail district. Drenched in natural light streaming through an expansive two-story wall of glass, this unit enjoys high end finishes and hardwood floors throughout. Architectural intention is around every corner including the floating stairs that center an open-concept living, dining, and kitchen area, complemented by a lovely half-bath for guests. Upstairs a generously sized bedroom, easily accommodating a King bed and additional furnishings, spacious owners closet, and incredible primary bath! Secured parking with designated parking in the attached garage, along with plenty of additional parking for guests. Access to the unit is on an interior hallway adding to the safety. Live in the center of everything with Atlanta Beltline, Madison Yards, Krog St Market, and Inman Park Marta station, PLUS all that Edgewood Retail has to offer right outside your front door. Very easy access to building & dedicated parking at the top of the parking deck between Burlington & Marshalls. See private remarks for more details! AS IF ALL OF THIS WAS NOT ENOUGH...seller is including FREE SMOOTHIE KING FOR A YEAR (terms & conditions apply) with the sale! BRILLIANT!

23. 2016-02-10
    price $149,900
24. 2015-02-25
    price $149,900
25. 2015-02-09
    historical
26. 2015-02-06
    soldstatus $156,027 Sold
27. 2015-02-06
    soldstatus $156,027 Sold
28. 2015-01-16
    historical Pending
29. 2015-01-16
    status Under Contract
30. 2015-01-07
    price $156,027
31. 2015-01-02
    listed $149,900 Active
32. 2014-12-30
    historical
33. 2014-12-29
    status Back On Market
34. 2014-11-17
    status Under Contract
35. 2014-11-17
    status Pending
36. 2014-10-31
    status Back On Market
37. 2014-10-31
    status Active
38. 2014-10-31
    historical
39. 2014-10-31
    historical
40. 2014-10-30
    price $149,900
41. 2014-10-29
    price $156,027
42. 2014-10-29
    price $149,900
43. 2014-10-01
    price $159,900
44. 2014-10-01
    price $159,900
45. 2014-08-29
    price $174,900 Reduced
46. 2014-08-29
    price $174,900
47. 2014-07-28
    listed $187,900 New
48. 2014-07-28
    listed $187,900 Active
49. 2013-09-11
    historical
50. 2013-08-27
    status Under Contract

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$817/yr (+$68/mo · 51.9%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 19 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: $27,735
• − Mortgage interest: −$14,558
• − Property taxes: −$1,574
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − HOA: −$4,800
• − Depreciation: −$7,561
• Taxable loss: −$6,496
• Est. tax savings @ 24.0%: +$1,559
• After-tax cash flow: $-560/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): 21,709
• Household income: $140,677
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 919.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 10% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Chinese 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: ▼ -702.06%
• Current HPI: 252.7207
• Rent YoY: ▲ 1.79%
• 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

+15.6% since first listed

44 events — show timeline

• 2026-05-05 Price Changed $259,900 GAMLS
• 2026-05-05 Price Changed $259,900 FMLS
• 2026-03-13 Price Changed $274,900 GAMLS
• 2026-03-13 Price Changed $274,900 FMLS
• 2026-02-25 Price Changed $298,900 GAMLS
• 2026-02-18 Price Changed $298,900 FMLS
• 2025-12-04 Listed $299,900 FMLS
• 2025-12-04 Listed $299,900 GAMLS
• 2016-02-10 Price Changed $149,900 FMLS
• 2015-02-25 Price Changed $149,900 GAMLS
• 2015-02-09 Listing Removed — FMLS
• 2015-02-06 Sold (MLS) $156,027 GAMLS
• 2015-02-06 Sold (MLS) $156,027 FMLS
• 2015-01-16 Contingent — FMLS
• 2015-01-16 Pending — GAMLS
• 2015-01-07 Price Changed $156,027 GAMLS
• 2015-01-02 Listed $149,900 FMLS
• 2014-12-30 Listing Removed — FMLS
• 2014-12-29 Relisted — GAMLS
• 2014-11-17 Pending — GAMLS
• 2014-11-17 Pending — FMLS
• 2014-10-31 Relisted — GAMLS
• 2014-10-31 Relisted — FMLS
• 2014-10-31 Listing Removed — GAMLS
• 2014-10-31 Listing Removed — FMLS
• 2014-10-30 Price Changed $149,900 GAMLS
• 2014-10-29 Price Changed $149,900 FMLS
• 2014-10-29 Price Changed $156,027 FMLS
• 2014-10-01 Price Changed $159,900 GAMLS
• 2014-10-01 Price Changed $159,900 FMLS
• 2014-08-29 Price Changed $174,900 GAMLS
• 2014-08-29 Price Changed $174,900 FMLS
• 2014-07-28 Listed $187,900 GAMLS
• 2014-07-28 Listed $187,900 FMLS
• 2013-09-11 Listing Removed — GAMLS
• 2013-08-27 Pending — GAMLS
• 2013-08-13 Relisted — GAMLS
• 2013-07-15 Pending — GAMLS
• 2013-07-09 Listed $150,000 GAMLS
• 2013-06-02 Listing Removed — GAMLS
• 2013-01-14 Contingent — GAMLS
• 2013-01-02 Listed $125,000 GAMLS
• 2007-03-05 Sold (MLS) $215,000 FMLS
• 2006-03-13 Listed $224,900 FMLS

Property tax history

+11.5%/yr

Latest (2025): $1,574 · +19.0% YoY. Source: county tax records.