116 Dahlia Ave NW · Atlanta, GA 30314

$161,175

3 bd · 2.0 ba · 858 sqft · SingleFamily public records · 65 Days on market

Built 1958 5,662 sqft lot Est $154k · at est.

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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).

• Cash flow +12.9/30.0
• ARV discount +5.3/15.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• 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

• 5,662 sq ft lot
• Built 1958
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $-11 ($-127/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (3.2% below list).
• Recommended offer: $152k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: 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.
• Market conditions: Rents rising (+2.5%/yr); 293 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 45% of the median local income ($42k/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 $5k 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 65 days — a 6% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y ago; this cycle's ask is 169% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,504 (6.0% 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 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $153,582
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Dahlia Ave NW	0.00mi	3/2.0	858 (0%)	1mo	$66,675	$78	99
1 Lamar Ave SW	0.39mi	2/2.0 (-1)	800 (-7%)	3mo	$185,000	$231	63
225 Joe Louis Dr NW	0.30mi	3/2.0	784 (-9%)	14mo	$165,000	$210	60
2073 Morehouse Dr NW	0.55mi	2/2.0 (-1)	798 (-7%)	1mo	$195,000	$244	57
191 Florida Ave SW	0.43mi	3/1.0	950 (+11%)	3mo	$135,000	$142	56
210 Joe Louis Dr NW	0.26mi	3/2.0	972 (+13%)	14mo	$212,000	$218	54
311 Henry Aaron Ave	0.69mi	2/1.0 (-1)	841 (-2%)	5mo	$75,000	$89	51
2161 Penelope St NW	0.38mi	3/2.0	960 (+12%)	15mo	$237,500	$247	50
2631 Godfrey Dr NW	0.70mi	3/1.0	840 (-2%)	12mo	$150,000	$179	50
2043 Chicago Ave NW	0.74mi	3/1.0	915 (+7%)	2mo	$120,000	$131	49
2200 Larchwood Rd SW	0.65mi	2/2.0 (-1)	984 (+15%)	3mo	$146,000	$148	38
350 New Jersey Ave NW	0.68mi	2/1.0 (-1)	943 (+10%)	10mo	$60,000	$64	34

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-27,422
• Equity at exit: $24,032

10-year hold

• IRR: -10.1%
• Equity multiple: 0.39×
• Total profit: $-27,312
• Equity at exit: $13,935

Cash invested: $45,129 (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: 293
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$845
• Tax from tax record: −$331 /mo · $3,976/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-11

Break-even live

Break-even rent $1,574

Max offer price $159,307

Occupancy floor 96%

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: $40,294
• Closing costs: $4,835
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	24d	1	0.19mi
2175 Pansy St NW Atlanta, GA	2.0	1.0	624	$1,403	$2.25	24d	1	0.23mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	1d	19	0.34mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	0.38mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	3d	1	0.41mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	13d	1	0.41mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	24d	1	0.54mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	2d	1	0.64mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	24d	1	0.64mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	7d	1	0.65mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	11d	1	0.65mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	1d	26	0.76mi
295 Penelope Dr NW Atlanta, GA	1.0–2.0	1.0	751	$1,542	$2.05	21d	1	0.81mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	24d	1	0.85mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	24d	1	0.85mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	21d	1	0.87mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	20d	1	0.88mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	24d	1	0.88mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	24d	1	0.92mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	4d	1	0.92mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	24d	1	0.93mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	24d	1	1.10mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	24d	1	1.11mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	16d	1	1.16mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	5d	1	1.24mi
1699 Derry Ave SW Atlanta, GA	2.0	1.0	825	$1,800	$2.18	24d	1	1.37mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	24d	1	1.39mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	24d	1	1.42mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	24d	1	1.45mi
371 Lanier St NW #1 Atlanta, GA	2.0	1.0	700	$1,250	$1.79	7d	1	1.45mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	24d	1	1.47mi

Listing history 46 events

1. 2026-04-15
   status Under Contract
2. 2026-02-21
   price $161,175
3. 2026-02-10
   price $266,761
4. 2026-02-09
   listed $60,000 New
5. 2026-02-07
   historical
6. 2026-02-06
   listed $266,274
7. 2025-10-27
   historical
8. 2025-10-14
   listed $1 New
9. 2022-03-18
   historical
10. 2022-03-15
    soldstatus $280,000 Closed
11. 2022-03-15
    soldstatus $280,000 Sold
12. 2022-03-15
    soldstatus $280,000
13. 2022-03-14
    status Pending
14. 2022-03-14
    status Under Contract
15. 2022-03-12
    status Active
16. 2022-03-09
    historical
17. 2022-03-09
    status Active
18. 2022-02-03
    status Pending
19. 2022-02-03
    status Under Contract
20. 2022-01-28
    price $285,000
21. 2022-01-28
    price $285,000
22. 2022-01-28
    price $294,400
23. 2022-01-27
    price $294,400
24. 2022-01-27
    price $294,500
25. 2022-01-26
    price $294,500
26. 2022-01-12
    listed $295,000 Active
27. 2022-01-12
    listed $295,000 New
28. 2021-09-01
    soldstatus $85,000
29. 2016-11-10
    soldstatus $28,000 Sold
30. 2016-11-10
    soldstatus $28,000 Sold
31. 2016-10-25
    status Under Contract
32. 2016-10-25
    historical Pending
33. 2016-09-04
    listed $34,000 New
34. 2016-09-04
    listed $34,000 Active
35. 2014-11-25
    historical
36. 2014-11-24
    soldstatus $10,000 Sold
37. 2014-11-24
    soldstatus $10,000 Sold
38. 2014-11-12
    status Under Contract
39. 2014-11-12
    status Pending
40. 2014-07-07
    listed $10,000 New
41. 2014-07-07
    listed $10,000 Active
42. 2006-11-13
    soldstatus $64,100
43. 2006-11-13
    soldstatus $87,000
44. 2004-10-21
    soldstatus $131,000
45. 2004-07-26
    soldstatus $81,600
46. 1998-11-06
    soldstatus $68,000

ⓘ 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: $3,976 · $331/mo
• Projected year-2 tax: $3,976 · $331/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $18,732
• − Mortgage interest: −$9,028
• − Property taxes: −$3,976
• − Insurance: −$806
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,689
• Taxable loss: −$2,765
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $537/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

+137.0% since first listed

46 events — show timeline

• 2026-04-15 Pending — GAMLS
• 2026-02-21 Price Changed $161,175 GAMLS
• 2026-02-10 Price Changed $266,761 GAMLS
• 2026-02-09 Listed $60,000 GAMLS
• 2026-02-07 Listing Removed — GAMLS
• 2026-02-06 Listed $266,274 GAMLS
• 2025-10-27 Listing Removed — GAMLS
• 2025-10-14 Listed $1 GAMLS
• 2022-03-18 Listing Removed — FMLS
• 2022-03-15 Sold (Public Records) $280,000 Public Records
• 2022-03-15 Sold (MLS) $280,000 GAMLS
• 2022-03-15 Sold (MLS) $280,000 FMLS
• 2022-03-14 Pending — FMLS
• 2022-03-14 Pending — GAMLS
• 2022-03-12 Relisted — GAMLS
• 2022-03-09 Listing Removed — GAMLS
• 2022-03-09 Relisted — FMLS
• 2022-02-03 Pending — FMLS
• 2022-02-03 Pending — GAMLS
• 2022-01-28 Price Changed $285,000 FMLS
• 2022-01-28 Price Changed $285,000 GAMLS
• 2022-01-28 Price Changed $294,400 FMLS
• 2022-01-27 Price Changed $294,400 GAMLS
• 2022-01-27 Price Changed $294,500 FMLS
• 2022-01-26 Price Changed $294,500 GAMLS
• 2022-01-12 Listed $295,000 GAMLS
• 2022-01-12 Listed $295,000 FMLS
• 2021-09-01 Sold (Public Records) $85,000 Public Records
• 2016-11-10 Sold (MLS) $28,000 GAMLS
• 2016-11-10 Sold (MLS) $28,000 FMLS
• 2016-10-25 Pending — GAMLS
• 2016-10-25 Contingent — FMLS
• 2016-09-04 Listed $34,000 GAMLS
• 2016-09-04 Listed $34,000 FMLS
• 2014-11-25 Listing Removed — FMLS
• 2014-11-24 Sold (MLS) $10,000 GAMLS
• 2014-11-24 Sold (MLS) $10,000 FMLS
• 2014-11-12 Pending — GAMLS
• 2014-11-12 Pending — FMLS
• 2014-07-07 Listed $10,000 GAMLS
• 2014-07-07 Listed $10,000 FMLS
• 2006-11-13 Sold (Public Records) $87,000 Public Records
• 2006-11-13 Sold (Public Records) $64,100 Public Records
• 2004-10-21 Sold (Public Records) $131,000 Public Records
• 2004-07-26 Sold (Public Records) $81,600 Public Records
• 1998-11-06 Sold (Public Records) $68,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,976 · +11.2% YoY. Source: county tax records.