665 S Eugenia Pl NW · Atlanta, GA 30318

$259,000

3 bd · 2.0 ba · 1,446 sqft · SingleFamily public records · 123 Days on market

Built 1950 0.32 ac lot $179/sqft · 17% below area Est $338k · 23% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely Reimagined Grove Park Gem with Massive New Addition! Welcome to the new standard of living in historic Grove Park. This isn't just a renovation—it is a complete transformation. 665 S Eugenia Place has been taken down to the studs and masterfully expanded with a brand-new addition, nearly doubling its footprint to a spacious 1,573 square feet while also adding an additinal bedroom and bathrom. Step inside to discover an open-concept layout designed for modern life, featuring a seamless flow between the living, dining, and chef-inspired kitchen areas. The addition brings much-needed square footage, allowing for a true owner's retreat and generous living spaces that are rare for the area. Every inch of this home is new: think sparkling quartz countertops, custom cabinetry, luxury flooring, and designer fixtures throughout. Located in the rapidly revitalizing Westside, you are minutes from the Westside Reservoir Park (Bellwood Quarry), the future BeltLine Westside Trail, and the energy of Midtown and Downtown Atlanta. Don't settle for a basic flip—come see a home that has been rebuilt with care and precision. Eligible buyers may qualify for up to $15,000-$20,000 in down payment assistance through select programs available in the metro Atlanta area, helping make homeownership more attainable Why you'll love it: Effective Age: Like-new construction feel with historic charm. Space: 1,573 sq ft of intelligently designed living space. Location: The heart of the Westside boom!

Key facts

• Owner's retreat
• Massive new addition
• Open-concept layout

Tags

• MASSIVE NEW ADDITION
• OPEN-CONCEPT LAYOUT
• CHEF-INSPIRED KITCHEN
• OWNER'S RETREAT
• GENEROUS LIVING SPACES
• SPARKLING QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (22.1% below list).
• Recommended offer: $202k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); Frederick Douglass High School (math 24%, 1,112 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 5% at this address vs 32% district-wide (-26 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 (+3.3%/yr); 732 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); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 123 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 13y ago; this cycle's ask is 12850% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $145k; list at $259k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,672 (22.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 10.7

CMA / ARV

• ARV (median comp): $337,902
• List price: $259,000
• Delta: -23.35%
• 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
20 S Eugenia Pl NW	0.10mi	3/2.0	1,416 (-2%)	6mo	$280,000	$198	87
688 S Eugenia Pl NW	0.07mi	3/2.0	1,526 (+6%)	7mo	$85,000	$56	82
2022 Detroit Ave NW	0.43mi	3/2.0	1,369 (-5%)	1mo	$235,900	$172	70
1827 North Ave NW	0.50mi	3/1.5	1,520 (+5%)	3mo	$167,000	$110	64
1938 Maywood Pl NW	0.16mi	4/2.0 (+1)	1,596 (+10%)	8mo	$287,000	$180	64
671 Center Hill Ave NW	0.57mi	3/2.0	1,510 (+4%)	5mo	$275,000	$182	62
360 New Jersey Ave	0.58mi	4/3.0 (+1)	1,430 (-1%)	2mo	$238,500	$167	61
2222 Hill St NW	0.69mi	4/2.0 (+1)	1,442 (-0%)	3mo	$260,000	$180	60
2259 Sisk St NW	0.73mi	3/2.5	1,535 (+6%)	4mo	$175,000	$114	50
20 Johnson Rd NW	0.56mi	2/1.0 (-1)	1,283 (-11%)	2mo	$92,600	$72	44
1700 North Ave NW	0.68mi	3/2.0	1,260 (-13%)	8mo	$140,000	$111	40
1708 Detroit Ave NW	0.70mi	4/1.5 (+1)	1,282 (-11%)	6mo	$170,000	$133	36

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-50,331
• Equity at exit: $38,618

10-year hold

• IRR: -12.2%
• Equity multiple: 0.27×
• Total profit: $-53,107
• Equity at exit: $22,394

Cash invested: $72,520 (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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$267 /mo · $3,199/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-140

Break-even live

Break-even rent $2,193

Max offer price $234,353

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-66	+0% $-140	+5% $-213	+10% $-286
Rent	-10% $-299	-5% $-219	+0% $-140	+5% $-60	+10% $20
Rate	-1.0pp $-9	-0.5pp $-74	base $-140	+0.5pp $-207	+1.0pp $-275

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	26d	1	0.09mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	4d	1	0.14mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	5d	1	0.22mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	26d	1	0.31mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	26d	1	0.42mi
562 Gary Rd NW Atlanta, GA	4.0	2.0	1700	$2,400	$1.41	26d	1	0.46mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	26d	1	0.46mi
687 S Evelyn Pl NW Atlanta, GA	3.0	2.5	1200	$1,943	$1.62	0d	1	0.49mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	18d	1	0.59mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	26d	1	0.62mi
971 Colquitt Pl NW Unit A Atlanta, GA	4.0	3.0	1750	$800	$0.46	26d	1	0.63mi
725 Matilda Pl NW Atlanta, GA	2.0	1.0	1225	$1,450	$1.18	26d	1	0.66mi
1026 Sims Ave NW Unit B Atlanta, GA	4.0	3.0	1492	$2,842	$1.90	26d	1	0.66mi
308 Anderson Ave NW Unit A Atlanta, GA	4.0	3.0	1250	$2,200	$1.76	26d	1	0.67mi
1916 Joseph E. Boone Blvd NW Unit B Atlanta, GA	2.0	1.0	1000	$1,195	$1.20	26d	1	0.67mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	22d	1	0.67mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	26d	1	0.69mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	26d	1	0.72mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	26d	1	0.73mi
960 N Grand Ave NW Atlanta, GA	3.0	2.5	1510	$1,950	$1.29	26d	1	0.73mi
557 W Lake Ave NW Atlanta, GA	1.0–3.0	1.0–2.0	1190	$1,556	$1.31	6d	9	0.74mi
751 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	26d	1	0.75mi
753 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	26d	1	0.75mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	19d	1	0.76mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	26d	1	0.78mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	9d	1	0.78mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	26d	1	0.80mi
390 W Lake Ave NW Apt A1 Atlanta, GA	3.0	1.5	1256	$1,299	$1.03	26d	1	0.81mi
390 W Lake Ave NW Unit A10 Atlanta, GA	3.0	1.5	1256	$1,275	$1.02	26d	1	0.81mi
390 W Lake Ave NW Unit B9 Atlanta, GA	2.0	1.5	1256	$1,275	$1.02	26d	1	0.81mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	26d	1	0.86mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	26d	1	0.86mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	26d	1	0.87mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	26d	1	0.88mi
636 Francis Pl NW Unit A Atlanta, GA	2.0	2.0	1380	$1,800	$1.30	26d	1	0.91mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	26d	1	0.91mi
1955 East Ave NW Unit A Atlanta, GA	4.0	3.0	1800	$1,990	$1.11	16d	1	0.92mi
1595 Carlisle St NW Unit 1 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	26d	1	0.93mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	26d	1	0.94mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	26d	1	0.98mi

Listing history 50 events

1. 2026-04-23
   price $259,000 1538-char remark

   Show marketing remark (1538 chars)

   Completely Reimagined Grove Park Gem with Massive New Addition! Welcome to the new standard of living in historic Grove Park. This isn't just a renovation—it is a complete transformation. 665 S Eugenia Place has been taken down to the studs and masterfully expanded with a brand-new addition, nearly doubling its footprint to a spacious 1,573 square feet while also adding an additinal bedroom and bathrom. Step inside to discover an open-concept layout designed for modern life, featuring a seamless flow between the living, dining, and chef-inspired kitchen areas. The addition brings much-needed square footage, allowing for a true owner's retreat and generous living spaces that are rare for the area. Every inch of this home is new: think sparkling quartz countertops, custom cabinetry, luxury flooring, and designer fixtures throughout. Located in the rapidly revitalizing Westside, you are minutes from the Westside Reservoir Park (Bellwood Quarry), the future BeltLine Westside Trail, and the energy of Midtown and Downtown Atlanta. Don't settle for a basic flip—come see a home that has been rebuilt with care and precision. Eligible buyers may qualify for up to $15,000-$20,000 in down payment assistance through select programs available in the metro Atlanta area, helping make homeownership more attainable Why you'll love it: Effective Age: Like-new construction feel with historic charm. Space: 1,573 sq ft of intelligently designed living space. Location: The heart of the Westside boom!

2. 2026-04-17
   price $265,000 1538-char remark

   Show marketing remark (1538 chars)

   Completely Reimagined Grove Park Gem with Massive New Addition! Welcome to the new standard of living in historic Grove Park. This isn't just a renovation—it is a complete transformation. 665 S Eugenia Place has been taken down to the studs and masterfully expanded with a brand-new addition, nearly doubling its footprint to a spacious 1,573 square feet while also adding an additinal bedroom and bathrom. Step inside to discover an open-concept layout designed for modern life, featuring a seamless flow between the living, dining, and chef-inspired kitchen areas. The addition brings much-needed square footage, allowing for a true owner's retreat and generous living spaces that are rare for the area. Every inch of this home is new: think sparkling quartz countertops, custom cabinetry, luxury flooring, and designer fixtures throughout. Located in the rapidly revitalizing Westside, you are minutes from the Westside Reservoir Park (Bellwood Quarry), the future BeltLine Westside Trail, and the energy of Midtown and Downtown Atlanta. Don't settle for a basic flip—come see a home that has been rebuilt with care and precision. Eligible buyers may qualify for up to $15,000-$20,000 in down payment assistance through select programs available in the metro Atlanta area, helping make homeownership more attainable Why you'll love it: Effective Age: Like-new construction feel with historic charm. Space: 1,573 sq ft of intelligently designed living space. Location: The heart of the Westside boom!

3. 2026-04-09
   price $270,000 1538-char remark

   Show marketing remark (1538 chars)

   Completely Reimagined Grove Park Gem with Massive New Addition! Welcome to the new standard of living in historic Grove Park. This isn't just a renovation—it is a complete transformation. 665 S Eugenia Place has been taken down to the studs and masterfully expanded with a brand-new addition, nearly doubling its footprint to a spacious 1,573 square feet while also adding an additinal bedroom and bathrom. Step inside to discover an open-concept layout designed for modern life, featuring a seamless flow between the living, dining, and chef-inspired kitchen areas. The addition brings much-needed square footage, allowing for a true owner's retreat and generous living spaces that are rare for the area. Every inch of this home is new: think sparkling quartz countertops, custom cabinetry, luxury flooring, and designer fixtures throughout. Located in the rapidly revitalizing Westside, you are minutes from the Westside Reservoir Park (Bellwood Quarry), the future BeltLine Westside Trail, and the energy of Midtown and Downtown Atlanta. Don't settle for a basic flip—come see a home that has been rebuilt with care and precision. Eligible buyers may qualify for up to $15,000-$20,000 in down payment assistance through select programs available in the metro Atlanta area, helping make homeownership more attainable Why you'll love it: Effective Age: Like-new construction feel with historic charm. Space: 1,573 sq ft of intelligently designed living space. Location: The heart of the Westside boom!

4. 2026-03-30
   price $275,000 1538-char remark

   Show marketing remark (1538 chars)

   Completely Reimagined Grove Park Gem with Massive New Addition! Welcome to the new standard of living in historic Grove Park. This isn't just a renovation—it is a complete transformation. 665 S Eugenia Place has been taken down to the studs and masterfully expanded with a brand-new addition, nearly doubling its footprint to a spacious 1,573 square feet while also adding an additinal bedroom and bathrom. Step inside to discover an open-concept layout designed for modern life, featuring a seamless flow between the living, dining, and chef-inspired kitchen areas. The addition brings much-needed square footage, allowing for a true owner's retreat and generous living spaces that are rare for the area. Every inch of this home is new: think sparkling quartz countertops, custom cabinetry, luxury flooring, and designer fixtures throughout. Located in the rapidly revitalizing Westside, you are minutes from the Westside Reservoir Park (Bellwood Quarry), the future BeltLine Westside Trail, and the energy of Midtown and Downtown Atlanta. Don't settle for a basic flip—come see a home that has been rebuilt with care and precision. Eligible buyers may qualify for up to $15,000-$20,000 in down payment assistance through select programs available in the metro Atlanta area, helping make homeownership more attainable Why you'll love it: Effective Age: Like-new construction feel with historic charm. Space: 1,573 sq ft of intelligently designed living space. Location: The heart of the Westside boom!

5. 2026-03-12
   price $280,000 1538-char remark

   Show marketing remark (1538 chars)

   Completely Reimagined Grove Park Gem with Massive New Addition! Welcome to the new standard of living in historic Grove Park. This isn't just a renovation—it is a complete transformation. 665 S Eugenia Place has been taken down to the studs and masterfully expanded with a brand-new addition, nearly doubling its footprint to a spacious 1,573 square feet while also adding an additinal bedroom and bathrom. Step inside to discover an open-concept layout designed for modern life, featuring a seamless flow between the living, dining, and chef-inspired kitchen areas. The addition brings much-needed square footage, allowing for a true owner's retreat and generous living spaces that are rare for the area. Every inch of this home is new: think sparkling quartz countertops, custom cabinetry, luxury flooring, and designer fixtures throughout. Located in the rapidly revitalizing Westside, you are minutes from the Westside Reservoir Park (Bellwood Quarry), the future BeltLine Westside Trail, and the energy of Midtown and Downtown Atlanta. Don't settle for a basic flip—come see a home that has been rebuilt with care and precision. Eligible buyers may qualify for up to $15,000-$20,000 in down payment assistance through select programs available in the metro Atlanta area, helping make homeownership more attainable Why you'll love it: Effective Age: Like-new construction feel with historic charm. Space: 1,573 sq ft of intelligently designed living space. Location: The heart of the Westside boom!

6. 2026-03-09
   historical $2,000
7. 2026-03-03
   listed $2,000
8. 2026-03-03
   historical $2,000
9. 2026-02-26
   price $285,000 1538-char remark

   Show marketing remark (1538 chars)

   Completely Reimagined Grove Park Gem with Massive New Addition! Welcome to the new standard of living in historic Grove Park. This isn't just a renovation—it is a complete transformation. 665 S Eugenia Place has been taken down to the studs and masterfully expanded with a brand-new addition, nearly doubling its footprint to a spacious 1,573 square feet while also adding an additinal bedroom and bathrom. Step inside to discover an open-concept layout designed for modern life, featuring a seamless flow between the living, dining, and chef-inspired kitchen areas. The addition brings much-needed square footage, allowing for a true owner's retreat and generous living spaces that are rare for the area. Every inch of this home is new: think sparkling quartz countertops, custom cabinetry, luxury flooring, and designer fixtures throughout. Located in the rapidly revitalizing Westside, you are minutes from the Westside Reservoir Park (Bellwood Quarry), the future BeltLine Westside Trail, and the energy of Midtown and Downtown Atlanta. Don't settle for a basic flip—come see a home that has been rebuilt with care and precision. Eligible buyers may qualify for up to $15,000-$20,000 in down payment assistance through select programs available in the metro Atlanta area, helping make homeownership more attainable Why you'll love it: Effective Age: Like-new construction feel with historic charm. Space: 1,573 sq ft of intelligently designed living space. Location: The heart of the Westside boom!

10. 2026-02-18
    price $290,000 1538-char remark

    Show marketing remark (1538 chars)

    Completely Reimagined Grove Park Gem with Massive New Addition! Welcome to the new standard of living in historic Grove Park. This isn't just a renovation—it is a complete transformation. 665 S Eugenia Place has been taken down to the studs and masterfully expanded with a brand-new addition, nearly doubling its footprint to a spacious 1,573 square feet while also adding an additinal bedroom and bathrom. Step inside to discover an open-concept layout designed for modern life, featuring a seamless flow between the living, dining, and chef-inspired kitchen areas. The addition brings much-needed square footage, allowing for a true owner's retreat and generous living spaces that are rare for the area. Every inch of this home is new: think sparkling quartz countertops, custom cabinetry, luxury flooring, and designer fixtures throughout. Located in the rapidly revitalizing Westside, you are minutes from the Westside Reservoir Park (Bellwood Quarry), the future BeltLine Westside Trail, and the energy of Midtown and Downtown Atlanta. Don't settle for a basic flip—come see a home that has been rebuilt with care and precision. Eligible buyers may qualify for up to $15,000-$20,000 in down payment assistance through select programs available in the metro Atlanta area, helping make homeownership more attainable Why you'll love it: Effective Age: Like-new construction feel with historic charm. Space: 1,573 sq ft of intelligently designed living space. Location: The heart of the Westside boom!

11. 2026-02-10
    listed $2,200
12. 2026-01-30
    price $300,000 1538-char remark

    Show marketing remark (1538 chars)

    Completely Reimagined Grove Park Gem with Massive New Addition! Welcome to the new standard of living in historic Grove Park. This isn't just a renovation—it is a complete transformation. 665 S Eugenia Place has been taken down to the studs and masterfully expanded with a brand-new addition, nearly doubling its footprint to a spacious 1,573 square feet while also adding an additinal bedroom and bathrom. Step inside to discover an open-concept layout designed for modern life, featuring a seamless flow between the living, dining, and chef-inspired kitchen areas. The addition brings much-needed square footage, allowing for a true owner's retreat and generous living spaces that are rare for the area. Every inch of this home is new: think sparkling quartz countertops, custom cabinetry, luxury flooring, and designer fixtures throughout. Located in the rapidly revitalizing Westside, you are minutes from the Westside Reservoir Park (Bellwood Quarry), the future BeltLine Westside Trail, and the energy of Midtown and Downtown Atlanta. Don't settle for a basic flip—come see a home that has been rebuilt with care and precision. Eligible buyers may qualify for up to $15,000-$20,000 in down payment assistance through select programs available in the metro Atlanta area, helping make homeownership more attainable Why you'll love it: Effective Age: Like-new construction feel with historic charm. Space: 1,573 sq ft of intelligently designed living space. Location: The heart of the Westside boom!

13. 2026-01-23
    listed $315,000 Active 1538-char remark

    Show marketing remark (1538 chars)

    Completely Reimagined Grove Park Gem with Massive New Addition! Welcome to the new standard of living in historic Grove Park. This isn't just a renovation—it is a complete transformation. 665 S Eugenia Place has been taken down to the studs and masterfully expanded with a brand-new addition, nearly doubling its footprint to a spacious 1,573 square feet while also adding an additinal bedroom and bathrom. Step inside to discover an open-concept layout designed for modern life, featuring a seamless flow between the living, dining, and chef-inspired kitchen areas. The addition brings much-needed square footage, allowing for a true owner's retreat and generous living spaces that are rare for the area. Every inch of this home is new: think sparkling quartz countertops, custom cabinetry, luxury flooring, and designer fixtures throughout. Located in the rapidly revitalizing Westside, you are minutes from the Westside Reservoir Park (Bellwood Quarry), the future BeltLine Westside Trail, and the energy of Midtown and Downtown Atlanta. Don't settle for a basic flip—come see a home that has been rebuilt with care and precision. Eligible buyers may qualify for up to $15,000-$20,000 in down payment assistance through select programs available in the metro Atlanta area, helping make homeownership more attainable Why you'll love it: Effective Age: Like-new construction feel with historic charm. Space: 1,573 sq ft of intelligently designed living space. Location: The heart of the Westside boom!

14. 2025-12-03
    historical
15. 2025-11-17
    price $299,000
16. 2025-11-01
    historical $2,700
17. 2025-10-31
    historical
18. 2025-10-31
    historical
19. 2025-10-26
    price $310,000
20. 2025-10-26
    price $310,000
21. 2025-10-14
    price $319,000
22. 2025-10-14
    price $319,000
23. 2025-09-27
    price $320,000
24. 2025-09-27
    listed $2,700
25. 2025-09-27
    historical $2,700
26. 2025-09-11
    price $340,000
27. 2025-09-11
    price $340,000
28. 2025-08-19
    listed $2,700
29. 2025-08-18
    listed $310,000 New
30. 2025-08-18
    listed $360,000 Active
31. 2025-08-18
    listed $360,000 New
32. 2025-08-16
    historical $2,800
33. 2025-08-15
    historical
34. 2025-08-15
    historical
35. 2025-08-06
    listed $2,800
36. 2025-08-06
    historical $2,800
37. 2025-08-01
    listed $2,800
38. 2025-07-31
    listed $360,000 New
39. 2025-07-31
    listed $360,000 Active
40. 2025-07-24
    historical
41. 2025-07-24
    historical
42. 2025-07-02
    price $355,000
43. 2025-07-02
    price $355,000
44. 2025-06-21
    price $375,000
45. 2025-06-21
    price $375,000
46. 2025-04-22
    price $390,000
47. 2025-04-22
    price $390,000
48. 2025-03-29
    listed $405,000 New
49. 2025-03-29
    listed $405,000 Active
50. 2025-02-18
    historical

ⓘ 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: $3,199 · $267/mo
• Projected year-2 tax: $3,199 · $267/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 · 17 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: $24,201
• − Mortgage interest: −$14,508
• − Property taxes: −$3,199
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$7,535
• Taxable loss: −$6,208
• Est. tax savings @ 24.0%: +$1,490
• After-tax cash flow: $-184/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

+475.6% since first listed

76 events — show timeline

• 2026-04-23 Price Changed $259,000 FMLS
• 2026-04-17 Price Changed $265,000 FMLS
• 2026-04-09 Price Changed $270,000 FMLS
• 2026-03-30 Price Changed $275,000 FMLS
• 2026-03-12 Price Changed $280,000 FMLS
• 2026-03-09 Rental Removed $2,000 FMLS
• 2026-03-03 Listed for Rent $2,000 FMLS
• 2026-03-03 Rental Removed $2,000 RentEngineListings
• 2026-02-26 Price Changed $285,000 FMLS
• 2026-02-18 Price Changed $290,000 FMLS
• 2026-02-10 Listed for Rent $2,200 RentEngineListings
• 2026-01-30 Price Changed $300,000 FMLS
• 2026-01-23 Listed $315,000 FMLS
• 2025-12-03 Listing Removed — GAMLS
• 2025-11-17 Price Changed $299,000 GAMLS
• 2025-11-01 Rental Removed $2,700 GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-10-26 Price Changed $310,000 GAMLS
• 2025-10-26 Price Changed $310,000 FMLS
• 2025-10-14 Price Changed $319,000 GAMLS
• 2025-10-14 Price Changed $319,000 FMLS
• 2025-09-27 Price Changed $320,000 FMLS
• 2025-09-27 Listed for Rent $2,700 GAMLS
• 2025-09-27 Rental Removed $2,700 FMLS
• 2025-09-11 Price Changed $340,000 GAMLS
• 2025-09-11 Price Changed $340,000 FMLS
• 2025-08-19 Listed for Rent $2,700 FMLS
• 2025-08-18 Listed $360,000 GAMLS
• 2025-08-18 Listed $360,000 FMLS
• 2025-08-18 Listed $310,000 GAMLS
• 2025-08-16 Rental Removed $2,800 GAMLS
• 2025-08-15 Listing Removed — FMLS
• 2025-08-15 Listing Removed — GAMLS
• 2025-08-06 Listed for Rent $2,800 GAMLS
• 2025-08-06 Rental Removed $2,800 FMLS
• 2025-08-01 Listed for Rent $2,800 FMLS
• 2025-07-31 Listed $360,000 FMLS
• 2025-07-31 Listed $360,000 GAMLS
• 2025-07-24 Listing Removed — FMLS
• 2025-07-24 Listing Removed — GAMLS
• 2025-07-02 Price Changed $355,000 FMLS
• 2025-07-02 Price Changed $355,000 GAMLS
• 2025-06-21 Price Changed $375,000 FMLS
• 2025-06-21 Price Changed $375,000 GAMLS
• 2025-04-22 Price Changed $390,000 GAMLS
• 2025-04-22 Price Changed $390,000 FMLS
• 2025-03-29 Listed $405,000 FMLS
• 2025-03-29 Listed $405,000 GAMLS
• 2025-02-18 Listing Removed — GAMLS
• 2025-02-17 Listing Removed — FMLS
• 2024-12-06 Listed $415,000 FMLS
• 2024-12-03 Coming Soon — FMLS
• 2024-12-02 Listed $415,000 GAMLS
• 2023-04-15 Listing Removed — GAMLS
• 2023-03-27 Price Changed $254,900 GAMLS
• 2023-03-16 Listed $264,900 GAMLS
• 2022-09-05 Sold (MLS) $145,000 GAMLS
• 2022-06-28 Sold (Public Records) $155,000 Public Records
• 2022-06-24 Pending — FMLS
• 2022-06-14 Sold (Public Records) $145,000 Public Records
• 2022-06-13 Sold (MLS) $145,000 FMLS
• 2022-05-03 Pending — FMLS
• 2022-05-02 Contingent — FMLS
• 2022-03-10 Listed $164,900 FMLS
• 2022-03-10 Listed $164,900 GAMLS
• 2022-03-10 Listed $164,900 GAMLS
• 2013-10-01 Listing Removed — GAMLS
• 2013-10-01 Listing Removed — FMLS
• 2013-09-30 Sold (MLS) $7,900 GAMLS
• 2013-09-30 Sold (MLS) $7,900 FMLS
• 2013-09-13 Pending — GAMLS
• 2013-09-13 Pending — FMLS
• 2013-09-07 Listed $7,900 GAMLS
• 2013-09-07 Listed $7,900 FMLS
• 2004-05-04 Sold (Public Records) $45,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,199 · +2.4% YoY. Source: county tax records.