2180 Highview Rd SW · Atlanta, GA 30311

$175,900

2 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 4 Days on market

Built 1950 2.23 ac lot Est $246k · 28% under

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Why this score? — see what drove the B 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity in Southwest Atlanta! Situated on approximately 2.23 acres, this charming 2-bedroom, 1-bath brick home is full of character and potential. Features include hardwood floors, vintage tile, solid wood cabinetry, and a large private lot. Incredible opportunity for investors, renovators, or buyers looking to personalize a property with acreage inside the city. Sold as-is. Conveniently located near downtown Atlanta, shopping, dining, and major interstates.

Key facts

• Solid wood cabinetry
• Private lot
• Vintage tile

Tags

• PRIVATE LOT
• HARDWOOD FLOORS
• VINTAGE TILE
• SOLID WOOD CABINETRY
• APPROXIMATELY 2.23 ACRES

Property features AI

Finance

• Other: Above-grade finished living area approximately 1,350; Property listed as fixer; Legal lot note: AN PROPERTY BEHIND HOME IS TOO STEEP 9/16 A1 FROM 11 TO 21

Exterior

• Parking: Detached garage (1-car) - garage faces front; Total of 1 parking space
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Sewer available
• Home design: One level; Stone construction
• Construction: Shingle roof; Other roof material; Block foundation; Other structures on property
• Exterior features: Front porch; Other exterior features

Interior

• Kitchen: Country kitchen
• Bedrooms: Main-level master bedroom
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the main level; Master bathroom with other/unspecified features
• Interior features: Partial basement; No shared/common walls; Fixer condition
• Laundry & utility: Laundry area with other/unspecified features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Cap rate 10.2% 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: Beecher Hills Elementary School (241 students, 100% FRL); Jean Childs Young Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 747 students, 100% FRL); Benjamin E. Mays High School (math 22% / reading 15%, grade F, #254 of 424 statewide, top 61%, 1,337 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 13% at this address vs 32% district-wide (-19 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 soft (-0.2%/yr); 250 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,067/mo this rent would consume 49% of the median local household income ($51k/yr) (locally 2825% 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 $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

• Only 4 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,900

Questions for the listing agent

1. Built in 1950 — 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: 1.18% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $245,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2255 Beecher Rd SW	0.19mi	3/2.0 (+1)	1,286 (-5%)	5mo	$220,000	$171	70
1168 Dolphin Dr SW	0.33mi	2/1.0	1,498 (+11%)	5mo	$117,500	$78	62
1174 Dolphin Dr SW	0.34mi	3/2.0 (+1)	1,212 (-10%)	0mo	$160,000	$132	58
2323 Venetian Dr SW	0.74mi	2/1.0	1,436 (+6%)	2mo	$360,000	$251	53
2210 Bolling Brook Dr SW	0.50mi	3/2.0 (+1)	1,384 (+2%)	14mo	$330,000	$238	52
2015 Cascade Rd SW	0.54mi	3/2.0 (+1)	1,394 (+3%)	11mo	$443,000	$318	51
1340 Downs Dr SW	0.67mi	3/2.0 (+1)	1,328 (-2%)	9mo	$375,000	$282	50
2104 Cascade Rd SW	0.48mi	2/1.0	1,202 (-11%)	13mo	$130,000	$108	48
1962 Pine Oak Dr SW	0.69mi	3/2.0 (+1)	1,314 (-3%)	12mo	$206,000	$157	44
1951 Handley Ave SW	0.69mi	3/3.0 (+1)	1,421 (+5%)	8mo	$375,000	$264	40
888 Beecher Ct SW	0.67mi	3/1.0 (+1)	1,216 (-10%)	10mo	$180,000	$148	39
1935 Handley Ave SW	0.70mi	3/2.5 (+1)	1,535 (+14%)	1mo	$280,000	$182	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,587
• Equity at exit: $26,227

10-year hold

• IRR: 7.5%
• Equity multiple: 1.49×
• Total profit: $24,346
• Equity at exit: $15,209

Cash invested: $49,252 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 250
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$922
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $569

Break-even live

Break-even rent $1,348

Max offer price $175,900

Occupancy floor 68%

Sensitivity live

Price	-10% $668	-5% $618	+0% $569	+5% $519	+10% $469
Rent	-10% $405	-5% $487	+0% $569	+5% $650	+10% $732
Rate	-1.0pp $657	-0.5pp $613	base $569	+0.5pp $523	+1.0pp $477

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2190 Highview Rd SW Atlanta, GA	3.0	2.5	1305	$2,500	$1.92	3d	1	0.02mi
2324 Highview Rd SW Unit A Atlanta, GA	2.0	1.5	1200	$2,000	$1.67	25d	1	0.25mi
2225 Beecher Cir SW Atlanta, GA	1.0	1.5	1826	$865	$0.47	9d	1	0.45mi
2135 Bollingbrook Dr SW Atlanta, GA	1.0	1.0	1200	$500	$0.42	25d	1	0.53mi
2367 Cascade Rd Unit G27 Atlanta, GA	2.0	1.0	1815	$1,300	$0.72	25d	1	0.53mi
2410 Benjamin E Mays Dr SW Atlanta, GA	2.0	1.0	1040	$1,150	$1.11	22d	1	0.54mi
2287 Boulevard Granada SW Atlanta, GA	3.0	2.0	1496	$2,050	$1.37	23d	1	0.59mi
995 Fleetwood Cir SW Atlanta, GA	3.0	2.0	1611	$2,400	$1.49	25d	1	0.62mi
1951 Handley Ave SW Atlanta, GA	3.0	3.0	1589	$3,200	$2.01	25d	1	0.70mi
1876 Sandtown Rd SW Atlanta, GA	3.0	2.0	1230	$2,500	$2.03	25d	1	0.90mi
1735 Alvarado Ter SW Atlanta, GA	3.0	2.0	1235	$1,595	$1.29	23d	1	1.01mi
1731 N Olympian Way SW Atlanta, GA	2.0	1.0	1028	$1,846	$1.80	0d	1	1.08mi
2079 Honeysuckle Ln SW Atlanta, GA	3.0	2.0	1500	$1,900	$1.27	25d	1	1.14mi
1586 Ocala Ave SW Atlanta, GA	1.0	1.0	1400	$600	$0.43	25d	1	1.14mi
1300 Wichita Dr SW Atlanta, GA	3.0	2.0	1077	$2,200	$2.04	25d	1	1.20mi
1346 Wichita Dr SW Atlanta, GA	3.0	2.0	1183	$2,125	$1.80	9d	1	1.21mi
1313 Aniwaka Ave SW Atlanta, GA	3.0	2.0	1530	$2,145	$1.40	3d	1	1.22mi
364 Brooks Ave SW Atlanta, GA	3.0	2.0	1134	$1,495	$1.32	9d	1	1.23mi
1578 Linda Way SW Atlanta, GA	3.0	2.0	1343	$2,030	$1.51	15d	1	1.27mi
1587 Olympian Cir SW Unit B Atlanta, GA	2.0	1.0	1086	$1,300	$1.20	25d	1	1.28mi
1537 Orlando St SW Atlanta, GA	2.0	1.0	1068	$1,700	$1.59	25d	1	1.31mi
324 Brooks Ave SW Unit B Atlanta, GA	2.0	1.0	1176	$1,050	$0.89	25d	1	1.31mi
324 Brooks Ave SW Unit A Atlanta, GA	2.0	1.0	1176	$1,000	$0.85	25d	1	1.31mi
1717 Centra Villa Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1033	$1,400	$1.35	25d	1	1.32mi
1080 Westmont Rd SW Atlanta, GA	3.0	2.0	1022	$2,500	$2.45	16d	1	1.32mi
316 Henry Aaron Ave SW Atlanta, GA	3.0	2.0	1740	$1,580	$0.91	25d	1	1.33mi
1255 Westmont Rd SW Atlanta, GA	3.0	2.0	1500	$1,695	$1.13	25d	1	1.37mi
763 Cascade Ave SW Atlanta, GA	2.0	1.0	900	$1,249	$1.39	3d	5	1.37mi
966 Gaston St SW Atlanta, GA	3.0	2.5	1331	$2,250	$1.69	25d	1	1.37mi
1246 Westmont Rd SW Atlanta, GA	3.0	1.0	1200	$1,500	$1.25	4d	1	1.39mi
1295 Westmont Rd SW Atlanta, GA	2.0	1.0	910	$1,500	$1.65	25d	1	1.39mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	25d	1	1.41mi
1619 Stokes Ave SW Atlanta, GA	3.0	2.0	1332	$2,400	$1.80	4d	1	1.43mi
1474 Beecher St SW Atlanta, GA	3.0	2.0	1332	$3,200	$2.40	25d	1	1.43mi
1473 Beecher St SW Atlanta, GA	3.0	2.0	1547	$2,600	$1.68	25d	1	1.44mi
1735 Willis Mill Rd SW Atlanta, GA	3.0	2.0	1461	$2,173	$1.49	18d	1	1.44mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	19d	1	1.45mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	25d	1	1.45mi
1404 Lockwood Dr SW Atlanta, GA	2.0	2.0	980	$1,700	$1.73	9d	1	1.45mi
1408 Lockwood Dr SW Atlanta, GA	3.0	2.0	1300	$1,950	$1.50	25d	1	1.46mi

Listing history 4 events

1. 2026-05-12
   status Under Contract 471-char remark

   Show marketing remark (471 chars)

   Rare opportunity in Southwest Atlanta! Situated on approximately 2.23 acres, this charming 2-bedroom, 1-bath brick home is full of character and potential. Features include hardwood floors, vintage tile, solid wood cabinetry, and a large private lot. Incredible opportunity for investors, renovators, or buyers looking to personalize a property with acreage inside the city. Sold as-is. Conveniently located near downtown Atlanta, shopping, dining, and major interstates.

2. 2026-05-12
   status Pending

   Show marketing remark (471 chars)

   Rare opportunity in Southwest Atlanta! Situated on approximately 2.23 acres, this charming 2-bedroom, 1-bath brick home is full of character and potential. Features include hardwood floors, vintage tile, solid wood cabinetry, and a large private lot. Incredible opportunity for investors, renovators, or buyers looking to personalize a property with acreage inside the city. Sold as-is. Conveniently located near downtown Atlanta, shopping, dining, and major interstates.

3. 2026-05-08
   listed $175,900 New 471-char remark

   Show marketing remark (471 chars)

   Rare opportunity in Southwest Atlanta! Situated on approximately 2.23 acres, this charming 2-bedroom, 1-bath brick home is full of character and potential. Features include hardwood floors, vintage tile, solid wood cabinetry, and a large private lot. Incredible opportunity for investors, renovators, or buyers looking to personalize a property with acreage inside the city. Sold as-is. Conveniently located near downtown Atlanta, shopping, dining, and major interstates.

4. 2026-05-08
   listed $175,900 Active

   Show marketing remark (471 chars)

   Rare opportunity in Southwest Atlanta! Situated on approximately 2.23 acres, this charming 2-bedroom, 1-bath brick home is full of character and potential. Features include hardwood floors, vintage tile, solid wood cabinetry, and a large private lot. Incredible opportunity for investors, renovators, or buyers looking to personalize a property with acreage inside the city. Sold as-is. Conveniently located near downtown Atlanta, shopping, dining, and major interstates.

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$792/yr (+$66/mo · 95.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,807
• − Mortgage interest: −$9,853
• − Property taxes: −$826
• − Insurance: −$880
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$5,117
• Taxable income: $4,162
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $5,824/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

• 2026-05-12 Pending — GAMLS
• 2026-05-12 Pending — FMLS
• 2026-05-08 Listed $175,900 FMLS
• 2026-05-08 Listed $175,900 GAMLS

Property tax history

+17.9%/yr

Latest (2024): $826 · +80.7% YoY. Source: county tax records.