210 Tennessee Ave SW · Atlanta, GA 30315

$154,900

3 bd · 1.5 ba · 1,102 sqft · SingleFamily public records · 107 Days on market

Built 1920 1,960 sqft lot $141/sqft · 48% below area Est $297k · 48% 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

Charming 3 bedrooms, 1 and 1/2 bath home in ATL under 170,000. Property has no Carpet, and has hardwoods, vinyl, and title through out home. The property sits across the street from a vacant lot at this time. Covered front porch, Less than 9 miles via automobile to Mercedes-Benz Stadium,

Key facts

• Covered front porch
• Vacant lot
• Vinyl

Tags

• HARDWOODS
• VINYL
• COVERED FRONT PORCH
• VACANT LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+3.2%/yr); 378 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,292/mo this rent would consume 54% of the median local household income ($51k/yr) (locally 2962% 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 $1k of loan paydown is wiped out by about $5k 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 + 3.2% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $155k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wind risk, 25% 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 $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 11.55%
• Cash-on-cash: 18.76%
• DSCR: 1.83
• GRM: 5.6

CMA / ARV

• ARV (median comp): $296,945
• List price: $154,900
• Delta: -47.84%
• 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
585 Ira St SW	0.45mi	2/1.5 (-1)	1,050 (-5%)	7mo	$245,000	$233	60
1000 Washington St	0.51mi	4/1.0 (+1)	1,040 (-6%)	1mo	$165,000	$159	59
997 Ira St SW	0.53mi	3/2.0	1,014 (-8%)	4mo	$109,000	$107	57
953 Garibaldi St SW	0.44mi	3/2.0	1,003 (-9%)	8mo	$265,000	$264	56
802 Welch St SW	0.55mi	3/2.0	1,218 (+10%)	1mo	$289,900	$238	54
592 Formwalt St SW	0.32mi	2/1.0 (-1)	996 (-10%)	10mo	$115,000	$115	53
911 Smith St SW	0.44mi	3/2.0	1,266 (+15%)	0mo	$185,000	$146	52
1143 Windsor St SW	0.74mi	3/1.0	1,008 (-8%)	2mo	$99,000	$98	48
946 Crew St SW	0.48mi	2/1.0 (-1)	1,218 (+10%)	8mo	$208,000	$171	47
972 Fern Ave SE	0.71mi	3/2.0	1,200 (+9%)	9mo	$259,000	$216	42
490 Rockwell St SW	0.53mi	2/2.0 (-1)	936 (-15%)	2mo	$179,900	$192	42
1090 Ira St SW	0.67mi	2/1.0 (-1)	1,008 (-8%)	8mo	$99,999	$99	41

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $15,192
• Equity at exit: $23,096

10-year hold

• IRR: 18.3%
• Equity multiple: 2.54×
• Total profit: $66,915
• Equity at exit: $13,393

Cash invested: $43,372 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$812
• Tax from tax record: −$255 /mo · $3,065/yr
• Insurance: −$65
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $623

Break-even live

Break-even rent $1,504

Max offer price $154,900

Occupancy floor 68%

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: $38,725
• Closing costs: $4,647
• 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	0.36mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	17d	1	0.37mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	24d	1	0.38mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	847	$2,219	$2.62	2d	24	0.45mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,688	$1.84	24d	1	0.46mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$3,070	$2.70	2d	23	0.49mi
691 Concrete Aly SE Atlanta, GA	2.0	2.0	1171	$4,521	$3.86	18d	1	0.50mi
51 Little St SE Atlanta, GA	3.0	2.5	1478	$2,995	$2.03	24d	1	0.51mi
60 Adore Ct SE Atlanta, GA	2.0	2.0	1139	$2,200	$1.93	15d	1	0.52mi
679 Arcos Way SE Atlanta, GA	2.0	2.5	1500	$2,650	$1.77	16d	1	0.55mi
767 Terry St SE Unit B Atlanta, GA	3.0	2.0	1330	$2,600	$1.95	24d	1	0.58mi
1048 Garibaldi St SW Atlanta, GA	2.0	2.0	1280	$2,150	$1.68	24d	1	0.58mi
1040 Smith St SW Atlanta, GA	3.0	2.5	1500	$1,595	$1.06	24d	1	0.63mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,410	$1.99	2d	6	0.69mi
564 Hope St SW Unit A Atlanta, GA	4.0	2.0	1188	$2,300	$1.94	24d	1	0.70mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$1,139	$1.51	7d	6	0.71mi
940 Martin St SE Atlanta, GA	3.0	3.0	1364	$2,495	$1.83	24d	1	0.77mi
967 Martin St SE Atlanta, GA	3.0	2.0	1162	$1,950	$1.68	24d	1	0.78mi
1054 Atlanta, GA	3.0–4.0	2.0	1295	$1,974	$1.52	20d	2	0.78mi
207 South Ave SE Atlanta, GA	2.0	1.0	750	$1,977	$2.64	24d	1	0.81mi
472 Martin St SE #6 Atlanta, GA	3.0	3.5	1496	$4,200	$2.81	24d	1	0.84mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$2,107	$2.57	1d	24	0.84mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	24d	1	0.87mi
45 Boynton Ave SE Atlanta, GA	2.0–4.0	2.5–4.0	1452	$2,918	$2.01	1d	15	0.88mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	12d	1	0.89mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	0.91mi
222 Tuskegee St SE Atlanta, GA	2.0–3.0	1.0–2.0	1202	$1,525	$1.27	24d	6	0.91mi
346 Peters St SW #102 Atlanta, GA	2.0	1.0	1080	$3,150	$2.92	18d	1	0.92mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.94mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	0.96mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	24d	8	0.97mi
89 Woodward Ave SE Atlanta, GA	1.0–3.0	1.0–2.0	1013	$1,990	$1.96	1d	30	1.00mi
979 Hill St SE Atlanta, GA	3.0	2.0	1380	$3,000	$2.17	22d	1	1.03mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	2d	29	1.03mi
210 Peters St SW Atlanta, GA	1.0–2.0	1.0–2.0	1033	$2,321	$2.25	2d	21	1.04mi
23 Larkin Pl SW Atlanta, GA	1.0–2.0	1.0–2.0	1011	$2,129	$2.10	1d	14	1.05mi
133 Trinity Ave SW Atlanta, GA	1.0–2.0	1.0–2.0	897	$1,725	$1.92	7d	9	1.05mi
795 Grant St SE Atlanta, GA	3.0	2.0	1474	$5,200	$3.53	2d	1	1.06mi
1000 Hill St SE Unit A Atlanta, GA	2.0	1.0	1500	$2,323	$1.55	7d	1	1.07mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	7d	1	1.07mi

Listing history 32 events

1. 2026-06-18
   days on market $154,900 Active 107 DOM
2. 2026-06-17
   days on market $154,900 Active 106 DOM
3. 2026-06-16
   days on market $154,900 Active 105 DOM
4. 2026-06-15
   days on market $154,900 Active 104 DOM
5. 2026-06-13
   days on market $154,900 Active 102 DOM
6. 2026-06-13
   days on market $154,900 Active 101 DOM
7. 2026-06-09
   days on market $154,900 Active 98 DOM
8. 2026-06-08
   days on market $154,900 Active 97 DOM
9. 2026-06-07
   days on market $154,900 Active 96 DOM
10. 2026-06-04
    days on market $154,900 Active 93 DOM
11. 2026-06-03
    days on market $154,900 Active 92 DOM
12. 2026-06-02
    days on market $154,900 Active 91 DOM
13. 2026-06-01
    statusdays on market $154,900 Active 90 DOM
14. 2026-05-31
    days on market $154,900 Price Change 89 DOM
15. 2026-04-07
    status Active 288-char remark

    Show marketing remark (288 chars)

    Charming 3 bedrooms, 1 and 1/2 bath home in ATL under 170,000. Property has no Carpet, and has hardwoods, vinyl, and title through out home. The property sits across the street from a vacant lot at this time. Covered front porch, Less than 9 miles via automobile to Mercedes-Benz Stadium,

16. 2026-04-07
    status Back On Market 288-char remark

    Show marketing remark (288 chars)

    Charming 3 bedrooms, 1 and 1/2 bath home in ATL under 170,000. Property has no Carpet, and has hardwoods, vinyl, and title through out home. The property sits across the street from a vacant lot at this time. Covered front porch, Less than 9 miles via automobile to Mercedes-Benz Stadium,

17. 2026-04-01
    status Under Contract 288-char remark

    Show marketing remark (288 chars)

    Charming 3 bedrooms, 1 and 1/2 bath home in ATL under 170,000. Property has no Carpet, and has hardwoods, vinyl, and title through out home. The property sits across the street from a vacant lot at this time. Covered front porch, Less than 9 miles via automobile to Mercedes-Benz Stadium,

18. 2026-04-01
    status Pending 288-char remark

    Show marketing remark (288 chars)

    Charming 3 bedrooms, 1 and 1/2 bath home in ATL under 170,000. Property has no Carpet, and has hardwoods, vinyl, and title through out home. The property sits across the street from a vacant lot at this time. Covered front porch, Less than 9 miles via automobile to Mercedes-Benz Stadium,

19. 2026-02-25
    listed $169,900 Active 288-char remark

    Show marketing remark (288 chars)

    Charming 3 bedrooms, 1 and 1/2 bath home in ATL under 170,000. Property has no Carpet, and has hardwoods, vinyl, and title through out home. The property sits across the street from a vacant lot at this time. Covered front porch, Less than 9 miles via automobile to Mercedes-Benz Stadium,

20. 2026-02-25
    listed $169,900 New 288-char remark

    Show marketing remark (288 chars)

    Charming 3 bedrooms, 1 and 1/2 bath home in ATL under 170,000. Property has no Carpet, and has hardwoods, vinyl, and title through out home. The property sits across the street from a vacant lot at this time. Covered front porch, Less than 9 miles via automobile to Mercedes-Benz Stadium,

21. 2016-12-28
    soldstatus $49,000
22. 2016-12-21
    soldstatus $49,000 Sold
23. 2016-12-21
    soldstatus $49,000 Sold
24. 2016-07-13
    status Under Contract
25. 2016-07-13
    historical Pending
26. 2016-04-20
    price $49,900
27. 2016-04-19
    price $49,900
28. 2016-04-07
    price $54,900
29. 2016-04-07
    price $54,900
30. 2016-02-15
    listed $59,900 New
31. 2016-02-15
    listed $59,900 Active
32. 2004-11-05
    soldstatus $150,000

ⓘ 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: $3,065 · $255/mo
• Projected year-2 tax: $3,065 · $255/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $27,500
• − Mortgage interest: −$8,677
• − Property taxes: −$3,065
• − Insurance: −$1,441
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$4,506
• Taxable income: $5,411
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $6,173/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): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

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 (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

+13.3% since first listed

18 events — show timeline

• 2026-04-07 Relisted — CBOR
• 2026-04-07 Relisted — GAMLS
• 2026-04-01 Pending — GAMLS
• 2026-04-01 Pending — CBOR
• 2026-02-25 Listed $169,900 CBOR
• 2026-02-25 Listed $169,900 GAMLS
• 2016-12-28 Sold (Public Records) $49,000 Public Records
• 2016-12-21 Sold (MLS) $49,000 GAMLS
• 2016-12-21 Sold (MLS) $49,000 FMLS
• 2016-07-13 Pending — GAMLS
• 2016-07-13 Contingent — FMLS
• 2016-04-20 Price Changed $49,900 GAMLS
• 2016-04-19 Price Changed $49,900 FMLS
• 2016-04-07 Price Changed $54,900 GAMLS
• 2016-04-07 Price Changed $54,900 FMLS
• 2016-02-15 Listed $59,900 GAMLS
• 2016-02-15 Listed $59,900 FMLS
• 2004-11-05 Sold (Public Records) $150,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,065 · -10.0% YoY. Source: county tax records.