1127 Metropolitan Pkwy SW · Atlanta, GA 30310

$349,000

5 bd · 2.0 ba · 1,600 sqft · MultiFamily public records · 358 Days on market

Built 1920 9,748 sqft lot Est $548k · 36% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

large Duplex directly on Metropolitan.building is 1715 sqft Unit 1 has 2 bedrooms and unit 2 has 3 bedrooms. the Duplex is on a large lot and is centrally located. Large storage room in basement. High ceilings, original archways and mouldings, private parking. Both units are currently tenant occupied. building brings in $3K per month. Viewing will only be during due diligence!

Key facts

• Storage room
• Original archways
• Large lot

Tags

• LARGE LOT
• STORAGE ROOM
• HIGH CEILINGS
• ORIGINAL ARCHWAYS
• PRIVATE PARKING

🏷️ Possibly a rental listed for sale. The $349,000 price doesn't fit this home's estimated sale value (~$548,185) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive. Per door: $208/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $3,600/mo this rent would consume 81% of the median local household income ($53k/yr) (locally 1676% 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 $2k of loan paydown is wiped out by about $10k 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 358 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $61k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $268k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (median comp): $548,185
• List price: $349,000
• Delta: -36.34%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-30,840
• Equity at exit: $52,037

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $4,109
• Equity at exit: $30,175

Cash invested: $97,720 (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: 16.2×

Monthly cashflow live

• Estimated rent: $3,600 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$397 /mo · $4,765/yr
• Insurance: −$145
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $416

Break-even live

Break-even rent $3,074

Max offer price $349,000

Occupancy floor 83%

Sensitivity live

Price	-10% $613	-5% $515	+0% $416	+5% $317	+10% $218
Rent	-10% $131	-5% $274	+0% $416	+5% $558	+10% $700
Rate	-1.0pp $592	-0.5pp $505	base $416	+0.5pp $325	+1.0pp $233

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,600
Total (2 units)			$3,600

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	24d	1	0.12mi
564 Hope St SW Unit A Atlanta, GA	4.0	2.0	1188	$2,300	$1.94	24d	1	0.45mi
551 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1597	$2,450	$1.53	24d	1	0.55mi
549 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1215	$2,450	$2.02	24d	1	0.56mi
1017 Sparks St SW Atlanta, GA	4.0	2.5	1950	$2,475	$1.27	24d	1	0.78mi
969 Arden Ave SW Atlanta, GA	4.0	2.0	1380	$1,850	$1.34	24d	1	0.83mi
903 Beecher St SW Atlanta, GA	6.0	4.0	1500	$8,000	$5.33	22d	1	0.85mi
907 Beecher St SW Atlanta, GA	4.0	2.0	1890	$6,500	$3.44	22d	1	0.86mi
1010 Dill Ave SW Atlanta, GA	4.0	3.0	2236	$2,850	$1.27	24d	1	0.86mi
1656 Thornton Pl SW Atlanta, GA	6.0	3.0	1815	$3,300	$1.82	24d	1	1.00mi
1005 Linam Ave SE Atlanta, GA	4.0	3.0	1757	$3,000	$1.71	24d	1	1.26mi
1054 Atlanta, GA	3.0–4.0	2.0	1295	$2,706	$2.09	21d	2	1.28mi
684 Grady Pl SW Atlanta, GA	4.0	2.5	1806	$2,550	$1.41	13d	1	1.35mi
1338 Montreat Ave SW Atlanta, GA	4.0	2.0	1750	$2,260	$1.29	24d	1	1.39mi
45 Boynton Ave SE Atlanta, GA	2.0–4.0	2.5–4.0	1452	$3,267	$2.25	1d	15	1.40mi
1262 Lorenzo Dr SW Atlanta, GA	4.0	2.0	1292	$2,100	$1.63	24d	1	1.42mi
1005 Birch St SW Atlanta, GA	4.0	2.5	1740	$3,000	$1.72	18d	1	1.48mi

Listing history 24 events

1. 2026-06-08
   days on market $349,000 Active 358 DOM
2. 2026-06-07
   days on market $349,000 Active 357 DOM
3. 2026-06-04
   days on market $349,000 Active 354 DOM
4. 2026-06-03
   days on market $349,000 Active 353 DOM
5. 2026-06-02
   days on market $349,000 Active 352 DOM
6. 2026-06-01
   days on market $349,000 Active 351 DOM
7. 2026-05-31
   days on market $349,000 Active 350 DOM
8. 2026-03-19
   price $349,000 379-char remark

   Show marketing remark (379 chars)

   large Duplex directly on Metropolitan.building is 1715 sqft Unit 1 has 2 bedrooms and unit 2 has 3 bedrooms. the Duplex is on a large lot and is centrally located. Large storage room in basement. High ceilings, original archways and mouldings, private parking. Both units are currently tenant occupied. building brings in $3K per month. Viewing will only be during due diligence!

9. 2026-01-19
   status Active 379-char remark

   Show marketing remark (379 chars)

   large Duplex directly on Metropolitan.building is 1715 sqft Unit 1 has 2 bedrooms and unit 2 has 3 bedrooms. the Duplex is on a large lot and is centrally located. Large storage room in basement. High ceilings, original archways and mouldings, private parking. Both units are currently tenant occupied. building brings in $3K per month. Viewing will only be during due diligence!

10. 2026-01-12
    status Pending 379-char remark

    Show marketing remark (379 chars)

    large Duplex directly on Metropolitan.building is 1715 sqft Unit 1 has 2 bedrooms and unit 2 has 3 bedrooms. the Duplex is on a large lot and is centrally located. Large storage room in basement. High ceilings, original archways and mouldings, private parking. Both units are currently tenant occupied. building brings in $3K per month. Viewing will only be during due diligence!

11. 2025-12-06
    price $350,000 379-char remark

    Show marketing remark (379 chars)

    large Duplex directly on Metropolitan.building is 1715 sqft Unit 1 has 2 bedrooms and unit 2 has 3 bedrooms. the Duplex is on a large lot and is centrally located. Large storage room in basement. High ceilings, original archways and mouldings, private parking. Both units are currently tenant occupied. building brings in $3K per month. Viewing will only be during due diligence!

12. 2025-10-31
    price $375,000 379-char remark

    Show marketing remark (379 chars)

    large Duplex directly on Metropolitan.building is 1715 sqft Unit 1 has 2 bedrooms and unit 2 has 3 bedrooms. the Duplex is on a large lot and is centrally located. Large storage room in basement. High ceilings, original archways and mouldings, private parking. Both units are currently tenant occupied. building brings in $3K per month. Viewing will only be during due diligence!

13. 2025-09-25
    price $400,000 379-char remark

    Show marketing remark (379 chars)

    large Duplex directly on Metropolitan.building is 1715 sqft Unit 1 has 2 bedrooms and unit 2 has 3 bedrooms. the Duplex is on a large lot and is centrally located. Large storage room in basement. High ceilings, original archways and mouldings, private parking. Both units are currently tenant occupied. building brings in $3K per month. Viewing will only be during due diligence!

14. 2025-06-08
    listed $409,900 Active 379-char remark

    Show marketing remark (379 chars)

    large Duplex directly on Metropolitan.building is 1715 sqft Unit 1 has 2 bedrooms and unit 2 has 3 bedrooms. the Duplex is on a large lot and is centrally located. Large storage room in basement. High ceilings, original archways and mouldings, private parking. Both units are currently tenant occupied. building brings in $3K per month. Viewing will only be during due diligence!

15. 2024-02-20
    soldstatus $268,000
16. 2024-02-12
    soldstatus $268,000 Closed 334-char remark

    Show marketing remark (334 chars)

    Rare duplex directly on Metropolitan. Very well cared for...in nice shape. High ceilings, original archways and mouldings, private parking. Currently tenant occupied on month to month. Tenants would like to stay; but can vacate with 30 day notice. Viewing will only be during due diligence. Seller will not entertain lowball offers!

17. 2024-02-12
    soldstatus $268,000 Sold

    Show marketing remark (334 chars)

    Rare duplex directly on Metropolitan. Very well cared for...in nice shape. High ceilings, original archways and mouldings, private parking. Currently tenant occupied on month to month. Tenants would like to stay; but can vacate with 30 day notice. Viewing will only be during due diligence. Seller will not entertain lowball offers!

18. 2023-12-28
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Rare duplex directly on Metropolitan. Very well cared for...in nice shape. High ceilings, original archways and mouldings, private parking. Currently tenant occupied on month to month. Tenants would like to stay; but can vacate with 30 day notice. Viewing will only be during due diligence. Seller will not entertain lowball offers!

19. 2023-12-21
    status Under Contract

    Show marketing remark (334 chars)

    Rare duplex directly on Metropolitan. Very well cared for...in nice shape. High ceilings, original archways and mouldings, private parking. Currently tenant occupied on month to month. Tenants would like to stay; but can vacate with 30 day notice. Viewing will only be during due diligence. Seller will not entertain lowball offers!

20. 2023-12-21
    historical Active Under Contract 334-char remark

    Show marketing remark (334 chars)

    Rare duplex directly on Metropolitan. Very well cared for...in nice shape. High ceilings, original archways and mouldings, private parking. Currently tenant occupied on month to month. Tenants would like to stay; but can vacate with 30 day notice. Viewing will only be during due diligence. Seller will not entertain lowball offers!

21. 2023-12-18
    price $289,500

    Show marketing remark (334 chars)

    Rare duplex directly on Metropolitan. Very well cared for...in nice shape. High ceilings, original archways and mouldings, private parking. Currently tenant occupied on month to month. Tenants would like to stay; but can vacate with 30 day notice. Viewing will only be during due diligence. Seller will not entertain lowball offers!

22. 2023-12-18
    price $289,500 334-char remark

    Show marketing remark (334 chars)

    Rare duplex directly on Metropolitan. Very well cared for...in nice shape. High ceilings, original archways and mouldings, private parking. Currently tenant occupied on month to month. Tenants would like to stay; but can vacate with 30 day notice. Viewing will only be during due diligence. Seller will not entertain lowball offers!

23. 2023-12-01
    listed $289,900 Active 334-char remark

    Show marketing remark (334 chars)

    Rare duplex directly on Metropolitan. Very well cared for...in nice shape. High ceilings, original archways and mouldings, private parking. Currently tenant occupied on month to month. Tenants would like to stay; but can vacate with 30 day notice. Viewing will only be during due diligence. Seller will not entertain lowball offers!

24. 2023-12-01
    listed $289,900 New

    Show marketing remark (334 chars)

    Rare duplex directly on Metropolitan. Very well cared for...in nice shape. High ceilings, original archways and mouldings, private parking. Currently tenant occupied on month to month. Tenants would like to stay; but can vacate with 30 day notice. Viewing will only be during due diligence. Seller will not entertain lowball offers!

ⓘ 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: $4,765 · $397/mo
• Projected year-2 tax: $4,765 · $397/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 9/10 Extreme FEMA zone X (unshaded) · 98% 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 6/10 Major 27% 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: $43,200
• − Mortgage interest: −$19,549
• − Property taxes: −$4,765
• − Insurance: −$2,412
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$10,153
• Taxable loss: −$591
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $5,131/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

+20.4% since first listed

17 events — show timeline

• 2026-03-19 Price Changed $349,000 FMLS
• 2026-01-19 Relisted — FMLS
• 2026-01-12 Pending — FMLS
• 2025-12-06 Price Changed $350,000 FMLS
• 2025-10-31 Price Changed $375,000 FMLS
• 2025-09-25 Price Changed $400,000 FMLS
• 2025-06-08 Listed $409,900 FMLS
• 2024-02-20 Sold (Public Records) $268,000 Public Records
• 2024-02-12 Sold (MLS) $268,000 GAMLS
• 2024-02-12 Sold (MLS) $268,000 FMLS
• 2023-12-28 Pending — FMLS
• 2023-12-21 Pending — GAMLS
• 2023-12-21 Contingent — FMLS
• 2023-12-18 Price Changed $289,500 GAMLS
• 2023-12-18 Price Changed $289,500 FMLS
• 2023-12-01 Listed $289,900 GAMLS
• 2023-12-01 Listed $289,900 FMLS

Property tax history

+7.7%/yr

Latest (2025): $4,765 · +11.5% YoY. Source: county tax records.