179 Dahlia Ave NW · Atlanta, GA 30314

$159,600

2 bd · 1.0 ba · 818 sqft · SingleFamily public records · 66 Days on market

Built 1949 5,662 sqft lot $195/sqft · 22% below area Est $206k · 22% under ↓ 16% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 1% rule +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 MLS

Very nice home with lots of upgrades. Updated kitchen and bath. Paint and carpet looks great. Close to expressways, downtown, restaurants and MARTA. Nice Fixer-upper. Up-and-coming Neighborhood. Great for Investors.

Key facts

• Close to expressways
• Close to restaurants
• Updated bath

Tags

• UPDATED KITCHEN
• UPDATED BATH
• CLOSE TO EXPRESSWAYS
• CLOSE TO DOWNTOWN
• CLOSE TO RESTAURANTS
• CLOSE TO MARTA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $50 ($605/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 $141k (11.4% below list).
• Recommended offer: $141k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+2.5%/yr); 294 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% 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 66 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $141,358 (11.4% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 0.89% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $205,923
• List price: $159,600
• Delta: -22.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Dahlia Ave NW	0.19mi	3/2.0 (+1)	858 (+5%)	1mo	$66,675	$78	73
2073 Morehouse Dr NW	0.43mi	2/2.0	798 (-2%)	1mo	$195,000	$244	71
225 Joe Louis Dr NW	0.14mi	3/2.0 (+1)	784 (-4%)	14mo	$165,000	$210	66
1 Lamar Ave SW	0.55mi	2/2.0	800 (-2%)	3mo	$185,000	$231	64
467 Park Valley Dr NW	0.59mi	3/1.0 (+1)	840 (+3%)	3mo	$122,000	$145	60
462 Center Hill Ave	0.62mi	2/1.0	768 (-6%)	8mo	$185,000	$241	54
250 Morris Brown Ave	0.53mi	2/1.0	725 (-11%)	5mo	$163,000	$225	52
2061 Detroit Ave NW	0.69mi	3/1.0 (+1)	820 (+0%)	13mo	$125,000	$152	52
2631 Godfrey Dr NW	0.69mi	3/1.0 (+1)	840 (+3%)	12mo	$150,000	$179	48
2043 Chicago Ave NW	0.59mi	3/1.0 (+1)	915 (+12%)	2mo	$120,000	$131	46
2375 Baker Rd NW	0.75mi	2/1.0	725 (-11%)	4mo	$112,500	$155	43
507 NW Baker Cir NW	0.73mi	2/2.0	912 (+12%)	17mo	$255,000	$280	29

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-23,315
• Equity at exit: $23,797

10-year hold

• IRR: -6.7%
• Equity multiple: 0.58×
• Total profit: $-18,875
• Equity at exit: $13,799

Cash invested: $44,688 (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: 294
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$837
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $50

Break-even live

Break-even rent $1,350

Max offer price $159,600

Occupancy floor 91%

Sensitivity live

Price	-10% $141	-5% $96	+0% $50	+5% $5	+10% $-40
Rent	-10% $-61	-5% $-5	+0% $50	+5% $106	+10% $162
Rate	-1.0pp $131	-0.5pp $91	base $50	+0.5pp $9	+1.0pp $-33

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: $39,900
• Closing costs: $4,788
• Reserves months: —
• Total cash needed: —

Rent comps 39 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	25d	1	0.09mi
2175 Pansy St NW Atlanta, GA	2.0	1.0	624	$1,403	$2.25	25d	1	0.17mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	25d	1	0.20mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,356	$1.21	0d	17	0.48mi
2557 Hightower Ct NW Atlanta, GA	1.0	1.0	1000	$650	$0.65	25d	1	0.56mi
166 Anderson Ave NW Unit B18 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	4d	1	0.61mi
166 Anderson Ave NW Apt B6 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	0d	1	0.61mi
166 Anderson Ave NW Unit B17 Atlanta, GA	2.0	1.0	760	$1,150	$1.51	25d	1	0.61mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	5d	1	0.61mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	15d	1	0.61mi
166 Anderson Ave NW Unit B12 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	9d	1	0.62mi
166 Anderson Ave NW Apt B4 Atlanta, GA	2.0	1.0	760	$1,095	$1.44	13d	1	0.63mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	25d	1	0.64mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	0.70mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	25d	1	0.75mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	25d	1	0.77mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	22d	1	0.77mi
340 Dixie Hills Cir NW Unit A1 Atlanta, GA	1.0	1.0	695	$899	$1.29	25d	1	0.80mi
340 Dixie Hills Cir NW Unit C1 Atlanta, GA	2.0	1.0	775	$1,099	$1.42	25d	1	0.81mi
295 Penelope Dr NW Atlanta, GA	1.0–2.0	1.0	751	$1,542	$2.05	23d	1	0.85mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,574	$1.51	0d	25	0.86mi
518 Pelton Pl NW Atlanta, GA	1.0	1.0	1036	$750	$0.72	25d	1	0.87mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	25d	1	0.91mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	25d	1	0.93mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	25d	1	0.97mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	25d	1	1.01mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	6d	1	1.01mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	6d	1	1.06mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	18d	1	1.15mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	25d	1	1.23mi
215 W Lake Dr NW Atlanta, GA	1.0	1.0	650	$1,075	$1.65	9d	1	1.27mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	25d	1	1.27mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	25d	1	1.36mi
371 Lanier St NW #1 Atlanta, GA	2.0	1.0	700	$1,250	$1.79	9d	1	1.37mi
280 Holly Rd NW Unit B Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	25d	1	1.41mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$775	$0.69	25d	1	1.42mi
39 Holly Rd NW Atlanta, GA	1.0	1.0	1120	$970	$0.87	9d	1	1.42mi
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,344	$1.13	5d	9	1.43mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $159,600 Active 66 DOM
2. 2026-06-18
   days on market $159,600 Active 63 DOM
3. 2026-06-17
   days on market $159,600 Active 62 DOM
4. 2026-06-16
   days on market $159,600 Active 61 DOM
5. 2026-06-15
   days on market $159,600 Active 60 DOM
6. 2026-06-13
   days on market $159,600 Active 58 DOM
7. 2026-06-13
   days on market $159,600 Active 57 DOM
8. 2026-06-09
   days on market $159,600 Active 54 DOM
9. 2026-06-08
   days on market $159,600 Active 53 DOM
10. 2026-06-07
    days on market $159,600 Active 52 DOM
11. 2026-06-04
    days on market $159,600 Active 49 DOM
12. 2026-06-03
    days on market $159,600 Active 48 DOM
13. 2026-06-02
    days on market $159,600 Active 47 DOM
14. 2026-06-01
    days on market $159,600 Active 46 DOM
15. 2026-05-31
    days on market $159,600 Active 45 DOM
16. 2026-04-10
    listed $159,600 New 216-char remark

    Show marketing remark (224 chars)

    Very nice home with lots of upgrades. Updated kitchen and bath. Paint and carpet looks great. Close to expressways, downtown, restaurants and MARTA. Nice Fixer-upper. Up-and-coming Neighborhood. Great property for Investors!

17. 2026-04-10
    listed $159,600 Active 224-char remark

    Show marketing remark (224 chars)

    Very nice home with lots of upgrades. Updated kitchen and bath. Paint and carpet looks great. Close to expressways, downtown, restaurants and MARTA. Nice Fixer-upper. Up-and-coming Neighborhood. Great property for Investors!

18. 2024-02-21
    historical
19. 2023-08-04
    listed $189,900 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: $1,954 · $163/mo
• Projected year-2 tax: $1,954 · $163/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,963
• − Mortgage interest: −$8,940
• − Property taxes: −$1,954
• − Insurance: −$798
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$4,643
• Taxable loss: −$2,086
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $1,106/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

-16.0% since first listed

4 events — show timeline

• 2026-04-10 Listed $159,600 FMLS
• 2026-04-10 Listed $159,600 GAMLS
• 2024-02-21 Listing Removed — GAMLS
• 2023-08-04 Listed $189,900 GAMLS

Property tax history

+30.5%/yr

Latest (2025): $1,954 · -0.8% YoY. Source: county tax records.