934 Smith St SW · Atlanta, GA 30310

$105,000

2 bd · 2.0 ba · 772 sqft · SingleFamily public records · 146 Days on market

Built 1920 3,001 sqft lot $136/sqft · 60% below area ↓ 32% since listing

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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

INVESTOR ALERT! SOLD AS/IS. No FHA/VA. Total renovation needed.

Key facts

• 3,001 sq ft lot
• Parking
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 (+2.8%/yr); 452 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 37% of the median local income ($53k/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 $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.55% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.61%
• DSCR: 1.92
• GRM: 5.4

CMA / ARV

• ARV (median comp): $262,780
• List price: $105,000
• Delta: -60.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Smith St SW	0.04mi	2/2.5	806 (+4%)	0mo	$75,000	$93	88
1002 Ira St SW	0.14mi	2/1.0	768 (-0%)	11mo	$163,000	$212	79
260 Ormond St SW	0.29mi	2/2.0	728 (-6%)	2mo	$243,900	$335	75
935 Smith St SW	0.02mi	2/2.0	835 (+8%)	14mo	$285,000	$341	74
397 Mary St SW	0.02mi	1/1.0 (-1)	704 (-9%)	10mo	$165,000	$234	67
1050 Garibaldi St SW	0.24mi	1/1.0 (-1)	704 (-9%)	4mo	$105,000	$149	62
1140 Ira St SW	0.39mi	2/1.0	736 (-5%)	16mo	$155,000	$211	56
1152 West Ave SW	0.51mi	2/1.0	700 (-9%)	6mo	$75,000	$107	52

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: 12.7%
• Equity multiple: 1.50×
• Total profit: $14,834
• Equity at exit: $15,656

10-year hold

• IRR: 21.4%
• Equity multiple: 2.80×
• Total profit: $53,038
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$551
• Tax from tax record: −$186 /mo · $2,234/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $505

Break-even live

Break-even rent $988

Max offer price $105,000

Occupancy floor 64%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	17d	1	0.22mi
1148 Booker Ave SW Atlanta, GA	1.0	1.0	1012	$900	$0.89	17d	1	0.43mi
1178 Garibaldi St SW Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	0.44mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	17d	1	0.45mi
710 McDaniel St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,100	$1.83	24d	1	0.45mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	0.45mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.45mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	12d	1	0.46mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	0.47mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,165	$1.79	2d	6	0.48mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	651	$1,400	$2.15	15d	1	0.63mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	0.63mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	18d	1	0.69mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	24d	8	0.70mi
806 Murphy Ave SW Atlanta, GA	1.0	1.0	731	$1,254	$1.72	7d	3	0.70mi
865 Hank Aaron Dr SE Unit 103 Atlanta, GA	2.0	1.0	650	$1,250	$1.92	24d	1	0.74mi
574 Cooper St SW Atlanta, GA	1.0	1.0	800	$900	$1.12	20d	1	0.74mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,460	$1.59	24d	1	0.75mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	24d	1	0.77mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	7d	6	0.80mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	1d	23	0.81mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	847	$2,219	$2.62	2d	24	0.89mi
565 Northside Dr SW Atlanta, GA	1.0	1.0	675	$1,700	$2.52	3d	6	0.89mi
717 Lee St SW Atlanta, GA	1.0–2.0	1.0	768	$1,416	$1.84	2d	5	0.91mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	0.92mi
420 Rawson St SW Atlanta, GA	1.0	1.0	700	$950	$1.36	24d	1	0.93mi
502 Pryor St SW #317 Atlanta, GA	1.0	1.0	750	$1,350	$1.80	24d	1	0.94mi
396 Rawson St SW Unit 12 Atlanta, GA	2.0	1.0	675	$2,100	$3.11	4d	1	0.95mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$2,326	$2.04	2d	23	0.98mi
510 Whitehall St SW Unit 103 Atlanta, GA	1.0	1.0	748	$1,645	$2.20	7d	1	1.00mi
801 Joseph E Lowery Blvd SW #2 Atlanta, GA	1.0	1.0	560	$1,450	$2.59	24d	1	1.02mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	24d	1	1.03mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	24d	1	1.04mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	24d	7	1.05mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	2d	29	1.06mi
1293 Marcy St SE Unit 8 Atlanta, GA	1.0	1.0	600	$950	$1.58	24d	1	1.06mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,604	$1.73	3d	6	1.07mi
1295 Marcy St SE Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	1.07mi
1293-1295 Marcy St SE Unit 7 Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	1.07mi
346 Peters St SW #102 Atlanta, GA	2.0	1.0	1080	$3,150	$2.92	18d	1	1.13mi

Listing history 31 events

1. 2026-06-18
   days on market $105,000 Active 146 DOM
2. 2026-06-17
   days on market $105,000 Active 145 DOM
3. 2026-06-16
   days on market $105,000 Active 144 DOM
4. 2026-06-15
   days on market $105,000 Active 143 DOM
5. 2026-06-13
   days on market $105,000 Active 141 DOM
6. 2026-06-13
   days on market $105,000 Active 140 DOM
7. 2026-06-09
   days on market $105,000 Active 137 DOM
8. 2026-06-08
   days on market $105,000 Active 136 DOM
9. 2026-06-07
   days on market $105,000 Active 135 DOM
10. 2026-06-04
    days on market $105,000 Active 132 DOM
11. 2026-06-03
    days on market $105,000 Active 131 DOM
12. 2026-06-02
    days on market $105,000 Active 130 DOM
13. 2026-06-01
    days on market $105,000 Active 129 DOM
14. 2026-05-31
    days on market $105,000 Active 128 DOM
15. 2026-05-14
    price $105,000 63-char remark

    Show marketing remark (63 chars)

    INVESTOR ALERT! SOLD AS/IS. No FHA/VA. Total renovation needed.

16. 2026-05-14
    price $105,000 63-char remark

    Show marketing remark (63 chars)

    INVESTOR ALERT! SOLD AS/IS. No FHA/VA. Total renovation needed.

17. 2026-04-29
    price $110,000 63-char remark

    Show marketing remark (63 chars)

    INVESTOR ALERT! SOLD AS/IS. No FHA/VA. Total renovation needed.

18. 2026-04-29
    price $110,000 63-char remark

    Show marketing remark (63 chars)

    INVESTOR ALERT! SOLD AS/IS. No FHA/VA. Total renovation needed.

19. 2026-04-20
    price $115,000 63-char remark

    Show marketing remark (63 chars)

    INVESTOR ALERT! SOLD AS/IS. No FHA/VA. Total renovation needed.

20. 2026-03-04
    price $115,000 63-char remark

    Show marketing remark (63 chars)

    INVESTOR ALERT! SOLD AS/IS. No FHA/VA. Total renovation needed.

21. 2026-01-23
    listed $130,000 New 63-char remark

    Show marketing remark (63 chars)

    INVESTOR ALERT! SOLD AS/IS. No FHA/VA. Total renovation needed.

22. 2026-01-23
    listed $130,000 Active 63-char remark

    Show marketing remark (63 chars)

    INVESTOR ALERT! SOLD AS/IS. No FHA/VA. Total renovation needed.

23. 2024-07-09
    soldstatus $123,000
24. 2024-07-08
    soldstatus $123,000 Closed
25. 2024-07-08
    soldstatus $123,000 Sold
26. 2024-07-05
    status Under Contract
27. 2024-07-05
    status Pending
28. 2024-05-15
    price $123,000
29. 2024-05-15
    price $123,000
30. 2024-04-23
    listed $155,000 Active
31. 2024-04-23
    listed $155,000 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: $2,234 · $186/mo
• Projected year-2 tax: $2,234 · $186/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $19,527
• − Mortgage interest: −$5,882
• − Property taxes: −$2,234
• − Insurance: −$525
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$3,055
• Taxable income: $4,708
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $4,930/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

-32.3% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $105,000 GAMLS
• 2026-05-14 Price Changed $105,000 FMLS
• 2026-04-29 Price Changed $110,000 GAMLS
• 2026-04-29 Price Changed $110,000 FMLS
• 2026-04-20 Price Changed $115,000 GAMLS
• 2026-03-04 Price Changed $115,000 FMLS
• 2026-01-23 Listed $130,000 FMLS
• 2026-01-23 Listed $130,000 GAMLS
• 2024-07-09 Sold (Public Records) $123,000 Public Records
• 2024-07-08 Sold (MLS) $123,000 GAMLS
• 2024-07-08 Sold (MLS) $123,000 FMLS
• 2024-07-05 Pending — GAMLS
• 2024-07-05 Pending — FMLS
• 2024-05-15 Price Changed $123,000 GAMLS
• 2024-05-15 Price Changed $123,000 FMLS
• 2024-04-23 Listed $155,000 GAMLS
• 2024-04-23 Listed $155,000 FMLS

Property tax history

+6.7%/yr

Latest (2025): $2,234 · +35.3% YoY. Source: county tax records.