935 Hall St NW · Atlanta, GA 30318

$185,000

4 bd · 3.5 ba · 1,628 sqft · SingleFamily public records · 15 Days on market

Built 2006 6,551 sqft lot $114/sqft · 49% below area Est $361k · 49% 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 +21.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +6.8/10.0
• 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

4 bed, 3.5 bath home in NW Atlanta offering approx. 1,628 sq ft on a ~6,500 sq ft lot, built in 2006. No HOA. Features an open floor plan with spacious living area, fireplace, and access to a rear deck—ideal for entertaining or outdoor use. Property requires repairs and updates and is priced as a handyman/investor special. Sold as-is with strong upside potential for renovation, resale, or rental. Conveniently located near Downtown Atlanta, Mercedes-Benz Stadium, major highways, and rapidly developing Westside areas in an established neighborhood.

Key facts

• Open floor plan
• Spacious living area
• Rear deck

Tags

• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA
• FIREPLACE
• REAR DECK
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Association fees billed annually

Exterior

• Parking: Two total parking spaces; On-street parking available; Open parking
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Natural gas available; Underground utilities; Water available; Sewer available
• Home design: Two levels; Resale condition; Frame construction; Shingle roof
• Construction: Frame construction; Shingle roof
• Exterior features: Rear stairs; Deck

Interior

• Kitchen: Breakfast bar; Stained cabinets; Laminate counters; View to family room; Dishwasher; Electric oven; Range hood
• Bedrooms: Four upper-level bedrooms; Bedroom features: Other
• Flooring: Carpet; Hardwood
• Bathrooms: Three full bathrooms; One half bathroom (main level); Master bathroom with tub/shower combo
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One fireplace located in the family room; Open-concept dining area; Bonus room, computer room, exercise room, living room, and office
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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: 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); 722 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 34% of the median local income ($83k/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 $6k 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 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.25% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 6.6

CMA / ARV

• ARV (median comp): $360,958
• List price: $185,000
• Delta: -48.75%
• 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
2259 Sisk St NW	0.21mi	3/2.5 (-1)	1,535 (-6%)	4mo	$175,000	$114	68
1135 4th St NW	0.46mi	3/2.5 (-1)	1,649 (+1%)	0mo	$355,000	$215	67
1141 4th St NW	0.46mi	3/2.5 (-1)	1,649 (+1%)	1mo	$359,000	$218	67
858 Hall St	0.16mi	3/2.0 (-1)	1,500 (-8%)	3mo	$295,000	$197	66
2222 Hill St NW	0.19mi	4/2.0	1,442 (-11%)	3mo	$260,000	$180	63
848 Capitol View Ave NW	0.20mi	4/2.0	1,456 (-11%)	6mo	$287,000	$197	62
2548 Bellview Ave NW	0.43mi	4/2.5	1,792 (+10%)	6mo	$200,000	$112	54
793 Ayrshire Cir NW	0.69mi	4/2.0	1,710 (+5%)	0mo	$299,900	$175	53
631 Church St NW	0.58mi	4/3.0	1,810 (+11%)	1mo	$357,000	$197	51
671 Center Hill Ave NW	0.52mi	3/2.0 (-1)	1,510 (-7%)	5mo	$275,000	$182	49
2470 Saint Paul Ave NW	0.64mi	3/2.0 (-1)	1,395 (-14%)	2mo	$305,000	$219	34
581 Woods Dr NW	0.68mi	3/2.0 (-1)	1,400 (-14%)	5mo	$363,000	$259	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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-11,804
• Equity at exit: $27,584

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $15,428
• Equity at exit: $15,995

Cash invested: $51,800 (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: 722
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$970
• Tax from tax record: −$513 /mo · $6,161/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $273

Break-even live

Break-even rent $1,976

Max offer price $185,000

Occupancy floor 83%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	24d	1	0.07mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	24d	1	0.08mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	24d	1	0.16mi
2367 Summit Ave NW Atlanta, GA	4.0	2.5	1887	$2,800	$1.48	2d	1	0.20mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	24d	1	0.23mi
960 N Grand Ave NW Atlanta, GA	3.0	2.5	1510	$1,950	$1.29	24d	1	0.24mi
841 Ridge Ave NW Atlanta, GA	5.0	3.0	2196	$2,423	$1.10	20d	1	0.24mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	24d	1	0.25mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	24d	1	0.27mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	24d	1	0.27mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	15d	1	0.34mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	24d	1	0.34mi
753 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	24d	1	0.35mi
751 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	24d	1	0.35mi
739 Prince Pl NW Atlanta, GA	4.0	2.0	1903	$2,200	$1.16	24d	1	0.37mi
740 Prince Pl NW Atlanta, GA	4.0	2.0	1903	$2,200	$1.16	24d	1	0.38mi
738 Prince Pl NW Atlanta, GA	4.0	2.5	1903	$2,250	$1.18	24d	1	0.39mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	11d	1	0.42mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	24d	1	0.44mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	0.46mi
2456 Spring St NW Apt A Atlanta, GA	4.0	2.5	1650	$1,450	$0.88	24d	1	0.47mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	24d	1	0.51mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	17d	1	0.56mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	2d	1	0.64mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	24d	1	0.65mi
1120 Wedgewood Dr NW Atlanta, GA	4.0	2.5	1904	$3,100	$1.63	7d	1	0.67mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	18d	1	0.69mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	24d	1	0.70mi
2045 Lois Pl NW Unit A Atlanta, GA	5.0	3.0	1344	$3,450	$2.57	18d	1	0.71mi
562 Gary Rd NW Atlanta, GA	4.0	2.0	1700	$2,400	$1.41	24d	1	0.77mi
1026 Sims Ave NW Unit B Atlanta, GA	4.0	3.0	1492	$2,842	$1.90	24d	1	0.77mi
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	14d	1	0.83mi
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	24d	1	0.84mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	24d	1	0.86mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	18d	1	0.87mi
1955 East Ave NW Unit A Atlanta, GA	4.0	3.0	1800	$1,990	$1.11	15d	1	0.88mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	3d	1	0.90mi
971 Colquitt Pl NW Unit A Atlanta, GA	4.0	3.0	1750	$800	$0.46	24d	1	0.90mi
438 Hamilton E Holmes Dr NW Atlanta, GA	4.0	3.0	2200	$5,500	$2.50	24d	1	0.97mi
1359 Creek View Ln NW Atlanta, GA	3.0	2.5	2129	$3,000	$1.41	24d	1	0.97mi

Listing history 6 events

1. 2026-05-07
   listed $185,000 Active 558-char remark
2. 2006-11-07
   soldstatus $260,000
3. 2005-04-21
   soldstatus $84,000
4. 2004-07-23
   soldstatus $80,000
5. 2003-11-04
   soldstatus $86,615
6. 2003-03-25
   soldstatus $77,900

ⓘ 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: $6,161 · $513/mo
• Projected year-2 tax: $6,161 · $513/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $27,846
• − Mortgage interest: −$10,363
• − Property taxes: −$6,161
• − Insurance: −$925
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$5,382
• Taxable income: $560
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $3,136/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

+137.5% since first listed

7 events — show timeline

• 2026-05-22 Pending — FMLS
• 2026-05-07 Listed $185,000 FMLS
• 2006-11-07 Sold (Public Records) $260,000 Public Records
• 2005-04-21 Sold (Public Records) $84,000 Public Records
• 2004-07-23 Sold (Public Records) $80,000 Public Records
• 2003-11-04 Sold (Public Records) $86,615 Public Records
• 2003-03-25 Sold (Public Records) $77,900 Public Records

Property tax history

+7.9%/yr

Latest (2025): $6,161 · +228.2% YoY. Source: county tax records.