1049 Smith St SW · Atlanta, GA 30310

$100,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 29 Days on market

Built 1930 5,000 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A solid opportunity in a growing neighborhood. This 1930s home needs renovation but has strong bones and plenty of upside. Ideal for investors, builders, or buyers looking for a project with long-term potential. Conveniently located near the BeltLine, parks, and transit, it's an excellent opportunity to bring your vision to life.

Key facts

• Growing neighborhood
• Near the beltline
• Near transit

Tags

• GROWING NEIGHBORHOOD
• NEAR THE BELTLINE
• NEAR PARKS
• NEAR TRANSIT

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric listed as other/unspecified; Other utilities
• Home design: One-level home; Resale property
• Construction: Construction materials listed as other/unspecified; Roof listed as other/unspecified
• Exterior features: Front porch; Other exterior structures

Interior

• Kitchen: Kitchen with other/unspecified features; Appliances listed as other/unspecified
• Bedrooms: Three main-level bedrooms
• Flooring: Flooring listed as other/unspecified
• Bathrooms: One full bathroom on the main level; Master bath with other/unspecified features
• Heating & cooling: Heating listed as other/unspecified; Cooling listed as other/unspecified
• Interior features: No common walls; Crawl space
• Laundry & utility: Laundry with other/unspecified features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

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: Herman J. Russell West End Academy (math 12% / reading 12%, grade F, #417 of 470 statewide, top 90%, 399 students, 100% FRL); Booker T. Washington High School (math 24% / reading 24%, grade F, #184 of 424 statewide, top 48%, 831 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 18% at this address vs 32% district-wide (-13 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 (+2.8%/yr); 452 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); 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $100k implies a 413% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.91% ✓
• Cap rate: 16.13%
• Cash-on-cash: 35.13%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $236,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1143 Windsor St SW	0.21mi	3/1.0	1,008 (+12%)	2mo	$99,000	$98	68
997 Ira St SW	0.11mi	3/2.0	1,014 (+13%)	4mo	$109,000	$107	66
490 Rockwell St SW	0.41mi	2/2.0 (-1)	936 (+4%)	2mo	$179,900	$192	63
1090 Ira St SW	0.10mi	2/1.0 (-1)	1,008 (+12%)	8mo	$99,999	$99	63
913 Smith St SW	0.26mi	2/2.5 (-1)	806 (-10%)	0mo	$75,000	$93	60
953 Garibaldi St SW	0.21mi	3/2.0	1,003 (+12%)	8mo	$265,000	$264	60
935 Smith St SW	0.22mi	2/2.0 (-1)	835 (-7%)	14mo	$285,000	$341	58
1002 Ira St SW	0.11mi	2/1.0 (-1)	768 (-14%)	11mo	$163,000	$212	56
1065 Mcdaniel St SW	0.06mi	3/2.0	1,026 (+14%)	18mo	$285,000	$278	54
531 Roy St SW	0.28mi	3/2.0	1,003 (+12%)	12mo	$275,000	$274	53
453 Mary St SW	0.25mi	2/2.0 (-1)	1,000 (+12%)	13mo	$295,000	$295	50
530 Erin Ave SW	0.52mi	3/2.0	1,010 (+13%)	7mo	$299,900	$297	45

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 2.27×
• Total profit: $35,587
• Equity at exit: $14,910

10-year hold

• IRR: 37.6%
• Equity multiple: 4.45×
• Total profit: $96,524
• Equity at exit: $8,646

Cash invested: $28,000 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $820

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 52%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	12d	1	0.25mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	0.26mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.32mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	0.37mi
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	16d	1	0.42mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	18d	1	0.49mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,410	$1.99	1d	6	0.64mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	16d	1	0.66mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	1d	23	0.68mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	7d	6	0.77mi
865 Hank Aaron Dr SE Unit 103 Atlanta, GA	2.0	1.0	650	$1,250	$1.92	24d	1	0.81mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,688	$1.84	24d	1	0.81mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	24d	8	0.82mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	24d	7	0.85mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	0.88mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,728	$1.87	2d	6	0.90mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	24d	1	0.92mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	24d	1	0.92mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	24d	1	0.97mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	1d	29	0.97mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	847	$2,219	$2.62	2d	24	1.00mi
717 Lee St SW Atlanta, GA	1.0–2.0	1.0	768	$1,416	$1.84	2d	5	1.02mi
1534 Beatie Ave SW Atlanta, GA	3.0	2.0	1050	$2,050	$1.95	24d	1	1.03mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$3,070	$2.70	2d	23	1.12mi
396 Rawson St SW Unit 12 Atlanta, GA	2.0	1.0	675	$2,100	$3.11	4d	1	1.16mi
818 Peeples St SW Atlanta, GA	2.0	1.0	936	$1,500	$1.60	24d	1	1.20mi
222 Tuskegee St SE Atlanta, GA	2.0–3.0	1.0–2.0	1202	$1,525	$1.27	24d	6	1.20mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	24d	1	1.21mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	16d	1	1.21mi
207 South Ave SE Atlanta, GA	2.0	1.0	750	$1,977	$2.64	24d	1	1.22mi
1777 Bond Dr SW Atlanta, GA	4.0	1.5	1043	$1,999	$1.92	24d	1	1.25mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	24d	1	1.27mi
973 Lawton St SW Atlanta, GA	3.0	1.0	912	$1,575	$1.73	7d	1	1.31mi
1734 Cahoon St SW Atlanta, GA	3.0	1.0	950	$1,800	$1.89	24d	1	1.33mi
346 Peters St SW #102 Atlanta, GA	2.0	1.0	1080	$3,150	$2.92	18d	1	1.33mi
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,349	$1.42	22d	1	1.36mi
1084 Cordova St SW Atlanta, GA	2.0	1.0	750	$1,295	$1.73	18d	1	1.43mi
1780 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	24d	1	1.43mi
1782 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	24d	1	1.44mi
600 Greensferry Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	949	$1,590	$1.68	7d	16	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $100,000 Active 29 DOM
2. 2026-06-17
   days on market $100,000 Active 28 DOM
3. 2026-06-16
   days on market $100,000 Active 27 DOM
4. 2026-06-15
   days on market $100,000 Active 26 DOM
5. 2026-06-13
   days on market $100,000 Active 24 DOM
6. 2026-06-13
   pricedays on market $100,000 Active 23 DOM
7. 2026-06-09
   days on market $119,000 Active 20 DOM
8. 2026-06-08
   days on market $119,000 Active 19 DOM
9. 2026-06-07
   days on market $119,000 Active 18 DOM
10. 2026-06-04
    days on market $119,000 Active 15 DOM
11. 2026-06-03
    days on market $119,000 Active 14 DOM
12. 2026-06-02
    days on market $119,000 Active 13 DOM
13. 2026-06-01
    days on market $119,000 Active 12 DOM
14. 2026-05-31
    days on market $119,000 Active 11 DOM
15. 2026-05-19
    listed $119,000 Active

    Show marketing remark (331 chars)

    A solid opportunity in a growing neighborhood. This 1930s home needs renovation but has strong bones and plenty of upside. Ideal for investors, builders, or buyers looking for a project with long-term potential. Conveniently located near the BeltLine, parks, and transit, it's an excellent opportunity to bring your vision to life.

16. 2026-05-19
    listed $119,000 New 331-char remark

    Show marketing remark (331 chars)

    A solid opportunity in a growing neighborhood. This 1930s home needs renovation but has strong bones and plenty of upside. Ideal for investors, builders, or buyers looking for a project with long-term potential. Conveniently located near the BeltLine, parks, and transit, it's an excellent opportunity to bring your vision to life.

17. 1991-03-13
    soldstatus $19,500
18. 1980-07-18
    soldstatus $9,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,948
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$2,909
• Taxable income: $8,766
• Est. tax owed @ 24.0%: −$2,104
• After-tax cash flow: $7,732/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): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

+1152.6% since first listed

4 events — show timeline

• 2026-05-19 Listed $119,000 GAMLS
• 2026-05-19 Listed $119,000 FMLS
• 1991-03-13 Sold (Public Records) $19,500 Public Records
• 1980-07-18 Sold (Public Records) $9,500 Public Records

Property tax history

-1.6%/yr

Latest (2025): $15 · -52.9% YoY. Source: county tax records.