2206 Mack Dr NW · Atlanta, GA 30318

$150,000

2 bd · 1.0 ba · 884 sqft · Land · 77 Days on market

Built 1955 0.34 ac lot $170/sqft · 6% below area Est $160k · 6% under

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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 +19.5/30.0
• ARV discount +10.4/15.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• 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

Excellent investment or redevelopment opportunity in the rapidly appreciating 30318 area. Property sits on a spacious, private lot surrounded by mature trees, offering strong potential for renovation or new construction. Nearby comparable sales are reaching the high $400s to $500s, highlighting the upside in this location. Convenient to major highways, Westside developments, and downtown Atlanta. Property sold as-is with no disclosures. Bring your builder or vision and capitalize on the growth in this area

Key facts

• 0.34 acre lot
• Built 1955
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $150k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $145k (3.1% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+3.3%/yr); 722 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $1k 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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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.
• Current owner paid $65k; list at $150k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $160,164
• List price: $150,000
• Delta: -6.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-13,171
• Equity at exit: $22,365

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,912
• Equity at exit: $12,969

Cash invested: $42,000 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$787
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $169

Break-even live

Break-even rent $1,239

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	3d	1	0.23mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	3d	1	0.23mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	24d	1	0.39mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	0.67mi
1648 Mary George Ave NW Atlanta, GA	3.0	2.0	1056	$1,950	$1.85	11d	1	0.78mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	3d	1	0.91mi
1620 Hollywood Rd NW Atlanta, GA	1.0	1.0	609	$899	$1.48	24d	1	0.91mi
2430 Perry Blvd NW Atlanta, GA	2.0	1.0	800	$1,500	$1.88	24d	1	1.11mi
2265 Perry Blvd NW Atlanta, GA	3.0	1.0	645	$1,428	$2.21	3d	24	1.14mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,059	$2.27	2d	36	1.15mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	5d	1	1.32mi
2862 Argyle Dr NW Atlanta, GA	3.0	1.0	816	$1,700	$2.08	5d	1	1.40mi
2019 Claude St NW Atlanta, GA	3.0	1.5	925	$1,900	$2.05	24d	1	1.44mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	18d	1	1.48mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	24d	1	1.50mi

Listing history 40 events

1. 2026-06-18
   days on market $150,000 Active 77 DOM
2. 2026-06-17
   days on market $150,000 Active 76 DOM
3. 2026-06-16
   days on market $150,000 Active 75 DOM
4. 2026-06-15
   days on market $150,000 Active 74 DOM
5. 2026-06-13
   days on market $150,000 Active 72 DOM
6. 2026-06-13
   days on market $150,000 Active 71 DOM
7. 2026-06-09
   days on market $150,000 Active 68 DOM
8. 2026-06-08
   days on market $150,000 Active 67 DOM
9. 2026-06-07
   days on market $150,000 Active 66 DOM
10. 2026-06-04
    days on market $150,000 Active 63 DOM
11. 2026-06-03
    days on market $150,000 Active 62 DOM
12. 2026-06-02
    days on market $150,000 Active 61 DOM
13. 2026-06-01
    days on market $150,000 Active 60 DOM
14. 2026-05-31
    days on market $150,000 Active 59 DOM
15. 2026-04-02
    listed $150,000 Active 511-char remark

    Show marketing remark (511 chars)

    Excellent investment or redevelopment opportunity in the rapidly appreciating 30318 area. Property sits on a spacious, private lot surrounded by mature trees, offering strong potential for renovation or new construction. Nearby comparable sales are reaching the high $400s to $500s, highlighting the upside in this location. Convenient to major highways, Westside developments, and downtown Atlanta. Property sold as-is with no disclosures. Bring your builder or vision and capitalize on the growth in this area

16. 2026-03-31
    historical $150,000 511-char remark

    Show marketing remark (511 chars)

    Excellent investment or redevelopment opportunity in the rapidly appreciating 30318 area. Property sits on a spacious, private lot surrounded by mature trees, offering strong potential for renovation or new construction. Nearby comparable sales are reaching the high $400s to $500s, highlighting the upside in this location. Convenient to major highways, Westside developments, and downtown Atlanta. Property sold as-is with no disclosures. Bring your builder or vision and capitalize on the growth in this area

17. 2026-03-30
    listed $150,000 New 511-char remark

    Show marketing remark (511 chars)

    Excellent investment or redevelopment opportunity in the rapidly appreciating 30318 area. Property sits on a spacious, private lot surrounded by mature trees, offering strong potential for renovation or new construction. Nearby comparable sales are reaching the high $400s to $500s, highlighting the upside in this location. Convenient to major highways, Westside developments, and downtown Atlanta. Property sold as-is with no disclosures. Bring your builder or vision and capitalize on the growth in this area

18. 2024-10-07
    soldstatus $65,000
19. 2024-10-04
    soldstatus $65,000 Closed
20. 2024-09-19
    historical Active Under Contract
21. 2024-08-26
    price $95,000
22. 2024-08-26
    status Active
23. 2024-08-03
    historical Active Under Contract
24. 2024-06-30
    price $85,000
25. 2024-05-18
    price $98,500
26. 2024-04-17
    listed $120,000 Active
27. 2021-08-30
    historical
28. 2021-08-21
    listed $140,000 New
29. 2019-08-16
    soldstatus $38,000 Closed
30. 2019-08-16
    soldstatus $38,000 Sold
31. 2019-08-03
    status Pending
32. 2019-08-03
    status Under Contract
33. 2019-08-01
    status Active
34. 2019-08-01
    status Back on Market
35. 2019-07-29
    status Pending
36. 2019-07-29
    status Under Contract
37. 2019-07-18
    price $45,000
38. 2019-07-18
    price $45,000
39. 2019-07-09
    listed $50,000 Active
40. 2019-07-09
    listed $50,000 New

ⓘ 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: $1,555 · $130/mo
• Projected year-2 tax: $1,555 · $130/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 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: $17,434
• − Mortgage interest: −$8,402
• − Property taxes: −$1,555
• − Insurance: −$750
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$4,364
• Taxable loss: −$426
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $2,131/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

+200.0% since first listed

26 events — show timeline

• 2026-04-02 Listed $150,000 FMLS
• 2026-03-31 Coming Soon $150,000 FMLS
• 2026-03-30 Listed $150,000 GAMLS
• 2024-10-07 Sold (Public Records) $65,000 Public Records
• 2024-10-04 Sold (MLS) $65,000 FMLS
• 2024-09-19 Contingent — FMLS
• 2024-08-26 Price Changed $95,000 FMLS
• 2024-08-26 Relisted — FMLS
• 2024-08-03 Contingent — FMLS
• 2024-06-30 Price Changed $85,000 FMLS
• 2024-05-18 Price Changed $98,500 FMLS
• 2024-04-17 Listed $120,000 FMLS
• 2021-08-30 Listing Removed — GAMLS
• 2021-08-21 Listed $140,000 GAMLS
• 2019-08-16 Sold (MLS) $38,000 GAMLS
• 2019-08-16 Sold (MLS) $38,000 FMLS
• 2019-08-03 Pending — FMLS
• 2019-08-03 Pending — GAMLS
• 2019-08-01 Relisted — FMLS
• 2019-08-01 Relisted — GAMLS
• 2019-07-29 Pending — FMLS
• 2019-07-29 Pending — GAMLS
• 2019-07-18 Price Changed $45,000 GAMLS
• 2019-07-18 Price Changed $45,000 FMLS
• 2019-07-09 Listed $50,000 GAMLS
• 2019-07-09 Listed $50,000 FMLS

Property tax history

+9.9%/yr

Latest (2025): $1,555 · +39.0% YoY. Source: county tax records.