482 Maynard Ter SE · Atlanta, GA 30316

$424,900

5 bd · 2.0 ba · 1,887 sqft · SingleFamily public records · 23 Days on market

Built 1948 0.31 ac lot Est $655k · 35% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this East Atlanta Village bungalow, perfectly situated on one of the neighborhood's most charming tree-lined streets. Step outside to a large, private backyard-perfect for entertaining, gardening, or future expansion. Enjoy morning coffee on the inviting front porch or unwind on the rear deck overlooking the fenced yard. Just minutes from East Atlanta Village's vibrant restaurants, shops, and farmers market, and zoned for highly sought-after Burgess-Peterson Academy. Easy access to I-20, the BeltLine, and nearby parks makes this home the perfect blend of convenience and community. Move-in ready and full of charm-this is intown living at its best.

Key facts

• Fenced yard
• Private backyard
• Front porch

Tags

• PRIVATE BACKYARD
• FRONT PORCH
• REAR DECK
• FENCED YARD
• EASY ACCESS TO I-20
• NEARBY PARKS

Property features AI

Finance

• HOA & community: Community features not specifically listed

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric service not specifically listed; Other utilities
• Home design: One-level residence; Resale property
• Construction: Construction materials not specifically listed; Roof described as other
• Exterior features: Front porch; Other exterior features

Interior

• Kitchen: Kitchen with other/unspecified features; Appliances not specifically listed
• Bedrooms: Eight bedrooms on the main level
• Flooring: Flooring type not specifically listed
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom with other/unspecified features
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: No common walls; Unfinished basement
• Laundry & utility: Laundry features not specifically listed

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Burgess-Peterson Elementary School (math 34% / reading 54%, grade F, #336 of 1,228 statewide, top 29%, 504 students, 31% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL); Maynard Jackson High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,474 students, 44% FRL).
• Market conditions: Rents rising (+2.3%/yr); 461 active listings in the ZIP; 7 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; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $4,509/mo this rent would consume 53% of the median local household income ($103k/yr) (locally 1897% 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 $3k of loan paydown is wiped out by about $13k 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 23 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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 $276k; list at $425k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $418,526 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $654,789
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
463 Pasley Ave SE	0.17mi	4/2.0 (-1)	1,890 (+0%)	4mo	$685,000	$362	84
1705 Braeburn Dr SE	0.44mi	4/3.0 (-1)	1,831 (-3%)	2mo	$694,000	$379	64
479 Clifton St SE	0.12mi	4/2.5 (-1)	2,052 (+9%)	13mo	$699,900	$341	62
1351 Milton Pl SE	0.63mi	4/2.0 (-1)	1,987 (+5%)	4mo	$699,000	$352	53
1593 Van Epps St SE	0.28mi	4/3.0 (-1)	2,100 (+11%)	7mo	$700,000	$333	53
620 Flat Shoals Ave SE	0.49mi	4/2.0 (-1)	1,754 (-7%)	9mo	$699,900	$399	52
1721 Clifton Way SE	0.31mi	4/2.0 (-1)	1,704 (-10%)	16mo	$575,000	$337	51
1250 Oak Grove Ave SE	0.72mi	4/3.0 (-1)	2,006 (+6%)	3mo	$690,000	$344	44
1221 Oakfield Dr SE	0.74mi	4/2.0 (-1)	1,795 (-5%)	12mo	$707,000	$394	42
1334 Milton Pl SE	0.65mi	4/3.0 (-1)	1,990 (+6%)	11mo	$690,000	$347	42
240 Lamon Ave SE	0.47mi	4/2.5 (-1)	2,122 (+12%)	12mo	$530,000	$250	41
1977 Nash Ave SE	0.64mi	4/3.5 (-1)	2,016 (+7%)	12mo	$537,700	$267	38

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-9,850
• Equity at exit: $63,354

10-year hold

• IRR: 6.8%
• Equity multiple: 1.49×
• Total profit: $58,651
• Equity at exit: $36,738

Cash invested: $118,972 (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 30316

• Rents YoY: 2.3%
• Active inventory: 461
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,509 high
• Mortgage (P&I): −$2,228
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$177
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$947
• Net cashflow: $976

Break-even live

Break-even rent $3,273

Max offer price $424,900

Occupancy floor 73%

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Leslie St SE Atlanta, GA	6.0	2.0	2100	$1,100	$0.52	24d	1	0.77mi
2017 Memorial Dr SE Atlanta, GA	5.0	2.5	2100	$6,500	$3.10	1d	1	0.86mi
1084 Sanders Ave SE Unit A-B Atlanta, GA	4.0	3.0	2550	$5,500	$2.16	24d	1	0.97mi
205 Whitefoord Ave NE Unit A Atlanta, GA	4.0	3.0	1922	$4,500	$2.34	17d	1	1.31mi
1892 Terry Mill Rd SE Atlanta, GA	4.0	2.0	1925	$2,975	$1.55	43d	1	1.34mi
1146 Wade St NE Atlanta, GA	4.0	2.0	1800	$5,000	$2.78	21d	1	1.37mi
256 Casson St NE Atlanta, GA	4.0	3.0	1846	$4,995	$2.71	24d	1	1.44mi

Listing history 25 events

1. 2026-06-07
   statusdays on market $424,900 Pending 23 DOM
2. 2026-06-04
   days on market $424,900 Active 22 DOM
3. 2026-06-03
   days on market $424,900 Active 21 DOM
4. 2026-06-02
   days on market $424,900 Active 20 DOM
5. 2026-06-01
   days on market $424,900 Active 19 DOM
6. 2026-05-31
   days on market $424,900 Active 18 DOM
7. 2026-05-12
   listed $424,900 New 665-char remark

   Show marketing remark (665 chars)

   Welcome to this East Atlanta Village bungalow, perfectly situated on one of the neighborhood's most charming tree-lined streets. Step outside to a large, private backyard-perfect for entertaining, gardening, or future expansion. Enjoy morning coffee on the inviting front porch or unwind on the rear deck overlooking the fenced yard. Just minutes from East Atlanta Village's vibrant restaurants, shops, and farmers market, and zoned for highly sought-after Burgess-Peterson Academy. Easy access to I-20, the BeltLine, and nearby parks makes this home the perfect blend of convenience and community. Move-in ready and full of charm-this is intown living at its best.

8. 2026-05-12
   listed $424,900 Active 689-char remark

   Show marketing remark (665 chars)

   Welcome to this East Atlanta Village bungalow, perfectly situated on one of the neighborhood's most charming tree-lined streets. Step outside to a large, private backyard-perfect for entertaining, gardening, or future expansion. Enjoy morning coffee on the inviting front porch or unwind on the rear deck overlooking the fenced yard. Just minutes from East Atlanta Village's vibrant restaurants, shops, and farmers market, and zoned for highly sought-after Burgess-Peterson Academy. Easy access to I-20, the BeltLine, and nearby parks makes this home the perfect blend of convenience and community. Move-in ready and full of charm-this is intown living at its best.

9. 2025-04-23
   historical
10. 2025-04-23
    historical
11. 2025-03-14
    listed $450,000 New
12. 2025-03-14
    listed $450,000 Active
13. 2022-12-28
    soldstatus $276,500
14. 2022-12-22
    soldstatus $180,000 Closed
15. 2022-12-22
    soldstatus $180,000 Sold
16. 2022-12-06
    status Under Contract
17. 2022-12-06
    status Pending
18. 2022-11-03
    price $299,900
19. 2022-11-03
    price $299,900
20. 2022-10-31
    status Back On Market
21. 2022-10-31
    status Active
22. 2022-10-27
    status Under Contract
23. 2022-10-27
    status Pending
24. 2022-10-06
    listed $350,000 Active
25. 2022-10-06
    listed $350,000 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: $1,371 · $114/mo
• Projected year-2 tax: $3,909 · $326/mo
• Expected delta: +$2,538/yr (+$211/mo · 185.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $54,108
• − Mortgage interest: −$23,801
• − Property taxes: −$1,371
• − Insurance: −$2,922
• − Repairs & maintenance: −$4,329
• − Management: −$4,329
• − Depreciation: −$12,361
• Taxable income: $4,996
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $10,514/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): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

+21.4% since first listed

21 events — show timeline

• 2026-06-05 Pending — GAMLS
• 2026-06-05 Pending — FMLS
• 2026-05-12 Listed $424,900 FMLS
• 2026-05-12 Listed $424,900 GAMLS
• 2025-04-23 Listing Removed — FMLS
• 2025-04-23 Listing Removed — GAMLS
• 2025-03-14 Listed $450,000 FMLS
• 2025-03-14 Listed $450,000 GAMLS
• 2022-12-28 Sold (Public Records) $276,500 Public Records
• 2022-12-22 Sold (MLS) $180,000 FMLS
• 2022-12-22 Sold (MLS) $180,000 GAMLS
• 2022-12-06 Pending — GAMLS
• 2022-12-06 Pending — FMLS
• 2022-11-03 Price Changed $299,900 GAMLS
• 2022-11-03 Price Changed $299,900 FMLS
• 2022-10-31 Relisted — GAMLS
• 2022-10-31 Relisted — FMLS
• 2022-10-27 Pending — GAMLS
• 2022-10-27 Pending — FMLS
• 2022-10-06 Listed $350,000 FMLS
• 2022-10-06 Listed $350,000 GAMLS

Property tax history

+0.5%/yr

Latest (2025): $1,371 · +12.8% YoY. Source: county tax records.