1341 NW Gun Club Rd NW · Atlanta, GA 30318

$210,000

3 bd · 1.0 ba · 1,442 sqft · SingleFamily public records · 5 Days on market

Built 1949 0.29 ac lot Est $310k · 32% under

---

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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• 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 MLS

Nestled at 1341 NW Gun Club Road in Atlanta, Georgia, US, this residential property presents a compelling investment opportunity for astute individuals and those with a vision for personalization. The architectural heritage from its 1949 construction offers a robust foundation, inviting visionaries to reimagine and personalize the interior spaces, tailoring them to modern preferences and individual aspirations. This property truly calls to handy homeowners and investors seeking to cultivate value and create a bespoke living experience. This property embodies a distinctive chance to craft a personalized haven or secure a valuable asset within a vibrant urban landscape.

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1949

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (0.1% below list).
• Recommended offer: $210k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 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 M.Boyd Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 503 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 2% at this address vs 32% district-wide (-29 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 30% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,882

Questions for the listing agent

1. Built in 1949 — 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: 1.00% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $310,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1341 NW Gun Club Rd NW	0.00mi	3/1.0	1,442 (0%)	1mo	$200,000	$139	99
2470 Saint Paul Ave NW	0.47mi	3/2.0	1,395 (-3%)	2mo	$305,000	$219	68
1993 Granite Hills Rd	0.41mi	3/2.5	1,528 (+6%)	10mo	$449,900	$294	57
1220 Hightower Rd NW	0.58mi	3/2.0	1,376 (-5%)	8mo	$220,000	$160	54
2232 Addison Pl NW	0.62mi	4/2.0 (+1)	1,451 (+1%)	9mo	$225,000	$155	54
2259 Sisk St NW	0.69mi	3/2.5	1,535 (+6%)	4mo	$175,000	$114	47
960 N Grand Ave NW	0.68mi	3/3.5	1,510 (+5%)	11mo	$205,000	$136	42
1135 4th St NW	0.64mi	3/2.5	1,649 (+14%)	0mo	$355,000	$215	40
1141 4th St NW	0.64mi	3/2.5	1,649 (+14%)	1mo	$359,000	$218	40
1116 5th St NW	0.74mi	3/2.0	1,624 (+13%)	7mo	$250,000	$154	34
120 Johnson Rd NW	0.72mi	3/2.0	1,624 (+13%)	11mo	$475,000	$292	32
2107 Abner Pl NW	0.66mi	3/2.0	1,650 (+14%)	13mo	$535,000	$324	30

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-19,510
• Equity at exit: $31,312

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,336
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$250 /mo · $3,004/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $219

Break-even live

Break-even rent $1,822

Max offer price $210,000

Occupancy floor 85%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	3d	1	0.25mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	2d	1	0.40mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	24d	1	0.48mi
2011 Springfield Rd Atlanta, GA	3.0	2.5	1528	$3,000	$1.96	5d	1	0.49mi
2456 Spring St NW Apt A Atlanta, GA	4.0	2.5	1650	$1,450	$0.88	24d	1	0.51mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	24d	1	0.58mi
1955 East Ave NW Unit A Atlanta, GA	4.0	3.0	1800	$1,990	$1.11	15d	1	0.61mi
960 N Grand Ave NW Atlanta, GA	3.0	2.5	1510	$1,950	$1.29	24d	1	0.68mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	24d	1	0.69mi
1648 Mary George Ave NW Atlanta, GA	3.0	2.0	1056	$1,950	$1.85	10d	1	0.70mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	0.73mi
1026 Sims Ave NW Unit B Atlanta, GA	4.0	3.0	1492	$2,842	$1.90	24d	1	0.75mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	24d	1	0.78mi
2635 Creekside Dr NW Atlanta, GA	2.0	2.5	1573	$2,635	$1.68	2d	1	0.79mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	3d	1	0.82mi
1422 Creekside Cir NW Unit 211 Atlanta, GA	2.0	2.5	1573	$2,500	$1.59	3d	1	0.83mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	24d	1	0.84mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	24d	1	0.87mi
971 Colquitt Pl NW Unit A Atlanta, GA	4.0	3.0	1750	$800	$0.46	24d	1	0.90mi
1725 Church St NW Atlanta, GA	4.0	2.0	1274	$2,053	$1.61	20d	1	0.93mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	10d	1	0.93mi
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	14d	1	0.93mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	0.93mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	24d	1	0.99mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	24d	1	1.02mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	2d	36	1.08mi
753 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	24d	1	1.08mi
751 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	24d	1	1.09mi
1647 Bridgeport Dr NW Atlanta, GA	4.0	2.0	1250	$2,100	$1.68	4d	1	1.09mi
1632 Gunnin Trce NW Atlanta, GA	3.0	2.5	1408	$2,800	$1.99	20d	1	1.11mi
1637 Winpost Ln NW Atlanta, GA	3.0	2.5	1507	$2,800	$1.86	24d	1	1.18mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	24d	1	1.18mi
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	24d	1	1.23mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	3d	1	1.24mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	16d	1	1.26mi
1400 Northwest Dr NW Unit A Atlanta, GA	3.0	2.0	1228	$2,600	$2.12	24d	1	1.34mi
2019 Claude St NW Atlanta, GA	3.0	1.5	925	$1,900	$2.05	24d	1	1.36mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	18d	1	1.39mi
562 Gary Rd NW Atlanta, GA	4.0	2.0	1700	$2,400	$1.41	24d	1	1.41mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	18d	1	1.43mi

Listing history 4 events

1. 2026-03-03
   status Under Contract 676-char remark

   Show marketing remark (676 chars)

   Nestled at 1341 NW Gun Club Road in Atlanta, Georgia, US, this residential property presents a compelling investment opportunity for astute individuals and those with a vision for personalization. The architectural heritage from its 1949 construction offers a robust foundation, inviting visionaries to reimagine and personalize the interior spaces, tailoring them to modern preferences and individual aspirations. This property truly calls to handy homeowners and investors seeking to cultivate value and create a bespoke living experience. This property embodies a distinctive chance to craft a personalized haven or secure a valuable asset within a vibrant urban landscape.

2. 2026-03-03
   status Pending

   Show marketing remark (676 chars)

   Nestled at 1341 NW Gun Club Road in Atlanta, Georgia, US, this residential property presents a compelling investment opportunity for astute individuals and those with a vision for personalization. The architectural heritage from its 1949 construction offers a robust foundation, inviting visionaries to reimagine and personalize the interior spaces, tailoring them to modern preferences and individual aspirations. This property truly calls to handy homeowners and investors seeking to cultivate value and create a bespoke living experience. This property embodies a distinctive chance to craft a personalized haven or secure a valuable asset within a vibrant urban landscape.

3. 2026-02-26
   listed $210,000 New 676-char remark

   Show marketing remark (676 chars)

   Nestled at 1341 NW Gun Club Road in Atlanta, Georgia, US, this residential property presents a compelling investment opportunity for astute individuals and those with a vision for personalization. The architectural heritage from its 1949 construction offers a robust foundation, inviting visionaries to reimagine and personalize the interior spaces, tailoring them to modern preferences and individual aspirations. This property truly calls to handy homeowners and investors seeking to cultivate value and create a bespoke living experience. This property embodies a distinctive chance to craft a personalized haven or secure a valuable asset within a vibrant urban landscape.

4. 2026-02-26
   listed $210,000 Active

   Show marketing remark (676 chars)

   Nestled at 1341 NW Gun Club Road in Atlanta, Georgia, US, this residential property presents a compelling investment opportunity for astute individuals and those with a vision for personalization. The architectural heritage from its 1949 construction offers a robust foundation, inviting visionaries to reimagine and personalize the interior spaces, tailoring them to modern preferences and individual aspirations. This property truly calls to handy homeowners and investors seeking to cultivate value and create a bespoke living experience. This property embodies a distinctive chance to craft a personalized haven or secure a valuable asset within a vibrant urban landscape.

ⓘ 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: $3,004 · $250/mo
• Projected year-2 tax: $3,004 · $250/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 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $25,186
• − Mortgage interest: −$11,763
• − Property taxes: −$3,004
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$6,109
• Taxable loss: −$771
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $2,812/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

+0.0% since first listed

4 events — show timeline

• 2026-03-03 Pending — GAMLS
• 2026-03-03 Pending — FMLS
• 2026-02-26 Listed $210,000 FMLS
• 2026-02-26 Listed $210,000 GAMLS

Property tax history

+4.4%/yr

Latest (2025): $3,004 · +12.8% YoY. Source: county tax records.