1192 Wedgewood Dr NW · Atlanta, GA 30318

$132,500

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 9 Days on market

Built 1971 7,000 sqft lot Est $238k · 44% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house had a fire so it is being sold as a fixer upper. After the fire the owner replaced the roof and started to stud out the rooms. This is 3 Bedroom, 2 Bathroom, 1,100 square foot house that was originally built in 1971 with brick and cinder block construction. It has good bones.

Key facts

• Stud out the rooms
• Replaced the roof
• Good bones

Tags

• REPLACED THE ROOF
• STUD OUT THE ROOMS
• GOOD BONES

Property features AI

Exterior

• Parking: Driveway with space for 2 vehicles; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: One-level property
• Construction: Brick and other exterior construction materials; Composition roof; Block foundation; Property listed in fixer condition; Above-grade finished area approximately 1,050
• Exterior features: City street frontage; Asphalt road access; Near public transportation; Near schools

Interior

• Kitchen: Kitchen features not specified
• Bedrooms: Three main-level bedrooms
• Flooring: Flooring type not specified
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom: none specified
• Heating & cooling: Heating type not specified; Cooling type not specified
• Interior features: No shared/common walls; Crawl space basement
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Cap rate 12.2% 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: William M.Boyd Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 503 students, 100% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); 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 2% at this address vs 32% district-wide (-29 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 18d 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 $916 of loan paydown is wiped out by about $4k 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 + 3.3% rent growth), your $37k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 11y 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.
• Current owner paid $25k; list at $132k implies a 432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,500

Questions for the listing agent

1. Built in 1971 — 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: 1.48% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $238,350
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2680 Brown St NW	0.37mi	2/2.5 (-1)	1,085 (+3%)	2mo	$246,720	$227	65
1061 5th St NW	0.38mi	3/1.0	980 (-7%)	9mo	$179,900	$184	64
2598 Elliott St NW	0.44mi	3/1.5	960 (-9%)	5mo	$225,000	$234	60
1096 3rd St NW	0.42mi	2/1.0 (-1)	1,148 (+9%)	2mo	$105,000	$91	58
1023 Hightower Rd NW	0.38mi	4/2.0 (+1)	1,175 (+12%)	1mo	$157,500	$134	52
1096 Wedgewood Dr NW	0.18mi	2/1.5 (-1)	932 (-11%)	19mo	$275,000	$295	50
2668 Brown St NW	0.37mi	2/1.5 (-1)	910 (-13%)	7mo	$246,720	$271	48
2900 Eleanor Ter NW	0.70mi	3/2.0	1,194 (+14%)	12mo	$130,000	$109	30

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: 13.6%
• Equity multiple: 1.55×
• Total profit: $20,267
• Equity at exit: $19,756

10-year hold

• IRR: 22.7%
• Equity multiple: 2.97×
• Total profit: $72,906
• Equity at exit: $11,456

Cash invested: $37,100 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$695
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $647

Break-even live

Break-even rent $1,139

Max offer price $132,500

Occupancy floor 62%

Sensitivity live

Price	-10% $722	-5% $684	+0% $647	+5% $609	+10% $572
Rent	-10% $492	-5% $570	+0% $647	+5% $724	+10% $802
Rate	-1.0pp $714	-0.5pp $681	base $647	+0.5pp $613	+1.0pp $578

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	15d	1	0.08mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	0.39mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	0d	34	0.39mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	11d	1	0.44mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	3d	1	0.49mi
1400 Northwest Dr NW Unit A Atlanta, GA	3.0	2.0	1228	$2,600	$2.12	25d	1	0.62mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	4d	1	0.76mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	0d	1	0.76mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	0d	1	0.76mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	4d	1	0.76mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	25d	1	0.77mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	25d	1	0.81mi
1647 Bridgeport Dr NW Atlanta, GA	4.0	2.0	1250	$2,100	$1.68	5d	1	0.83mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	25d	1	0.84mi
2862 Argyle Dr NW Atlanta, GA	3.0	1.0	816	$1,700	$2.08	6d	1	0.84mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	4d	1	0.85mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	25d	1	0.86mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	25d	1	0.91mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	0.96mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	25d	1	1.02mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	25d	1	1.04mi
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	8d	15	1.05mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	19d	1	1.07mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	25d	1	1.09mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	25d	1	1.12mi
1725 Church St NW Atlanta, GA	4.0	2.0	1274	$2,013	$1.58	0d	1	1.12mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	25d	1	1.14mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	25d	1	1.14mi
1648 Mary George Ave NW Atlanta, GA	3.0	2.0	1056	$1,950	$1.85	11d	1	1.16mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	25d	1	1.16mi
1071 Bolton Rd NW Atlanta, GA	3.0	2.0–2.5	1358	$2,388	$1.76	6d	2	1.17mi
1040 Summerfield Way Atlanta, GA	3.0	2.5	1378	$2,000	$1.45	0d	1	1.22mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	17d	1	1.23mi
2430 Perry Blvd NW Atlanta, GA	2.0	1.0	800	$1,500	$1.88	25d	1	1.24mi
1015 Hayden St Atlanta, GA	3.0	2.5	1339	$2,400	$1.79	0d	1	1.27mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	3d	12	1.27mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	8d	1	1.33mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	25d	1	1.36mi
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	25d	1	1.39mi
1026 Sims Ave NW Unit B Atlanta, GA	4.0	3.0	1492	$2,842	$1.90	25d	1	1.39mi

Listing history 7 events

1. 2026-06-21
   days on market $132,500 Active 9 DOM
2. 2026-06-18
   days on market $132,500 Active 6 DOM
3. 2026-06-17
   days on market $132,500 Active 5 DOM
4. 2026-06-16
   days on market $132,500 Active 4 DOM
5. 2026-06-15
   days on market $132,500 Active 3 DOM
6. 2026-06-13
   remarks 287-char remark
7. 2026-06-13
   listed $132,500 Active 1 DOM

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $1,800 · $150/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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $23,499
• − Mortgage interest: −$7,422
• − Property taxes: −$1,800
• − Insurance: −$662
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$3,855
• Taxable income: $6,000
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $6,323/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

+113.7% since first listed

27 events — show timeline

• 2026-06-12 Listed $132,500 FMLS
• 2026-06-12 Listed $132,500 GAMLS
• 2018-01-11 Listing Removed — GAMLS
• 2017-10-16 Relisted — GAMLS
• 2017-10-11 Pending — GAMLS
• 2017-09-05 Relisted — GAMLS
• 2017-08-07 Pending — GAMLS
• 2017-07-14 Listed $79,900 GAMLS
• 2017-05-26 Listing Removed — GAMLS
• 2017-05-23 Relisted — GAMLS
• 2017-05-10 Pending — GAMLS
• 2017-05-01 Listing Removed — GAMLS
• 2017-04-28 Relisted — GAMLS
• 2017-03-17 Pending — GAMLS
• 2017-01-06 Relisted — GAMLS
• 2016-12-20 Pending — GAMLS
• 2016-11-01 Listed $75,000 GAMLS
• 2016-10-25 Listing Removed — GAMLS
• 2016-07-14 Price Changed $71,900 GAMLS
• 2016-04-27 Listed $69,900 GAMLS
• 2015-11-03 Sold (MLS) $24,900 GAMLS
• 2015-08-25 Pending — GAMLS
• 2015-08-14 Price Changed $24,900 GAMLS
• 2015-08-01 Price Changed $29,900 GAMLS
• 2015-07-16 Listed $34,900 GAMLS
• 2006-09-18 Sold (Public Records) $148,000 Public Records
• 2005-10-24 Sold (Public Records) $62,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,800 · +33.9% YoY. Source: county tax records.