797 Beryl St SW · Atlanta, GA 30310

$250,000

2 bd · 2.0 ba · 952 sqft · MultiFamily public records · 117 Days on market

Built 1950 6,250 sqft lot Est $440k · 43% 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• 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

Welcome to 797 Beryl St, a fully occupied duplex producing $2,150/month in total rental income from day one. This is a turnkey opportunity for investors looking for immediate cash flow in a high-demand, in-town location. Situated just minutes from Downtown and Midtown Atlanta, this property benefits from strong rental demand and long-term upside as the surrounding area continues to grow. Both units are currently occupied, making this an ideal buy-and-hold investment with consistent income and minimal downtime.Tenant occupied - Please do not disturb the tenants.

Key facts

• Strong rental demand
• Total rental income
• Long-term upside

Tags

• FULLY OCCUPIED DUPLEX
• TOTAL RENTAL INCOME
• TURNKEY OPPORTUNITY
• HIGH-DEMAND LOCATION
• STRONG RENTAL DEMAND
• LONG-TERM UPSIDE

🏷️ Possibly a rental listed for sale. The $250,000 price doesn't fit this home's estimated sale value (~$440,452) 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/2.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive. Per door: $237/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2,725/mo this rent would consume 62% 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 $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 117 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $250k implies a 900% 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.09% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (median comp): $440,452
• List price: $250,000
• Delta: -43.24%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-10,968
• Equity at exit: $37,276

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $26,763
• Equity at exit: $21,615

Cash invested: $70,000 (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: 15.3×

Monthly cashflow live

• Estimated rent: $2,725 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$264 /mo · $3,168/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $474

Break-even live

Break-even rent $2,126

Max offer price $250,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,726
Total (2 units)			$2,725

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,165	$1.79	1d	6	0.06mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,254	$1.52	24d	8	0.28mi
806 Murphy Ave SW Atlanta, GA	1.0	1.0	731	$1,254	$1.72	7d	3	0.28mi
710 McDaniel St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,100	$1.83	24d	1	0.36mi
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	16d	1	0.36mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	16d	1	0.38mi
717 Lee St SW Atlanta, GA	1.0–2.0	1.0	768	$1,416	$1.84	2d	5	0.48mi
565 Northside Dr SW Atlanta, GA	1.0	1.0	675	$1,700	$2.52	3d	6	0.51mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	651	$1,400	$2.15	15d	1	0.54mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	0.54mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	0.58mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.62mi
801 Joseph E Lowery Blvd SW #2 Atlanta, GA	1.0	1.0	560	$1,450	$2.59	24d	1	0.63mi
420 Rawson St SW Atlanta, GA	1.0	1.0	700	$950	$1.36	24d	1	0.72mi
510 Whitehall St SW Unit 103 Atlanta, GA	1.0	1.0	748	$1,645	$2.20	7d	1	0.72mi
574 Cooper St SW Atlanta, GA	1.0	1.0	800	$900	$1.12	20d	1	0.73mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	24d	1	0.75mi
818 Peeples St SW Atlanta, GA	2.0	1.0	936	$1,500	$1.60	24d	1	0.76mi
561 Formwalt St SW Atlanta, GA	2.0	2.0	1000	$1,600	$1.60	24d	1	0.77mi
396 Rawson St SW Unit 12 Atlanta, GA	2.0	1.0	675	$2,100	$3.11	4d	1	0.77mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	12d	1	0.79mi
1178 Garibaldi St SW Atlanta, GA	1.0	1.0	650	$950	$1.46	24d	1	0.84mi
1148 Booker Ave SW Atlanta, GA	1.0	1.0	1012	$900	$0.89	16d	1	0.86mi
346 Peters St SW #208 Atlanta, GA	1.0	1.0	756	$2,050	$2.71	16d	1	0.86mi
346 Peters St SW #102 Atlanta, GA	2.0	1.0	1080	$3,150	$2.92	18d	1	0.86mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	1d	23	0.88mi
600 Greensferry Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	949	$1,262	$1.33	7d	16	0.91mi
502 Pryor St SW #317 Atlanta, GA	1.0	1.0	750	$1,350	$1.80	24d	1	0.94mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	18d	1	0.94mi
23 Larkin Pl SW Atlanta, GA	1.0–2.0	1.0–2.0	1011	$2,129	$2.10	1d	14	0.96mi
2159 M L King Jr DR SW Atlanta, GA	1.0	1.0	1050	$800	$0.76	3d	1	0.97mi
973 Lawton St SW Atlanta, GA	3.0	1.0	912	$1,575	$1.73	7d	1	1.01mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	24d	1	1.04mi
865 Hank Aaron Dr SE Unit 103 Atlanta, GA	2.0	1.0	650	$1,250	$1.92	24d	1	1.08mi
238 Walker St SW Atlanta, GA	1.0–2.0	1.0–2.5	1550	$2,685	$1.73	13d	2	1.09mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,460	$1.59	24d	1	1.10mi
210 Walker St SW #1 Atlanta, GA	1.0	1.0	650	$1,500	$2.31	4d	1	1.13mi
1084 Cordova St SW Atlanta, GA	2.0	1.0	750	$1,295	$1.73	18d	1	1.13mi
1180 Richland Rd SW Atlanta, GA	3.0	2.0	1082	$2,800	$2.59	24d	1	1.13mi
210 Peters St SW Atlanta, GA	1.0–2.0	1.0–2.0	1033	$2,321	$2.25	2d	21	1.14mi

Listing history 11 events

1. 2026-06-04
   days on market $250,000 Active 117 DOM
2. 2026-06-03
   days on market $250,000 Active 116 DOM
3. 2026-06-02
   days on market $250,000 Active 115 DOM
4. 2026-06-01
   days on market $250,000 Active 114 DOM
5. 2026-05-31
   days on market $250,000 Active 113 DOM
6. 2026-03-04
   price $250,000 570-char remark

   Show marketing remark (570 chars)

   Welcome to 797 Beryl St, a fully occupied duplex producing $2,150/month in total rental income from day one. This is a turnkey opportunity for investors looking for immediate cash flow in a high-demand, in-town location. Situated just minutes from Downtown and Midtown Atlanta, this property benefits from strong rental demand and long-term upside as the surrounding area continues to grow. Both units are currently occupied, making this an ideal buy-and-hold investment with consistent income and minimal downtime.Tenant occupied - Please do not disturb the tenants.

7. 2026-03-04
   price $250,000 570-char remark

   Show marketing remark (570 chars)

   Welcome to 797 Beryl St, a fully occupied duplex producing $2,150/month in total rental income from day one. This is a turnkey opportunity for investors looking for immediate cash flow in a high-demand, in-town location. Situated just minutes from Downtown and Midtown Atlanta, this property benefits from strong rental demand and long-term upside as the surrounding area continues to grow. Both units are currently occupied, making this an ideal buy-and-hold investment with consistent income and minimal downtime.Tenant occupied - Please do not disturb the tenants.

8. 2026-02-07
   listed $260,000 New 570-char remark

   Show marketing remark (570 chars)

   Welcome to 797 Beryl St, a fully occupied duplex producing $2,150/month in total rental income from day one. This is a turnkey opportunity for investors looking for immediate cash flow in a high-demand, in-town location. Situated just minutes from Downtown and Midtown Atlanta, this property benefits from strong rental demand and long-term upside as the surrounding area continues to grow. Both units are currently occupied, making this an ideal buy-and-hold investment with consistent income and minimal downtime.Tenant occupied - Please do not disturb the tenants.

9. 2026-02-07
   listed $260,000 Active 570-char remark

   Show marketing remark (570 chars)

   Welcome to 797 Beryl St, a fully occupied duplex producing $2,150/month in total rental income from day one. This is a turnkey opportunity for investors looking for immediate cash flow in a high-demand, in-town location. Situated just minutes from Downtown and Midtown Atlanta, this property benefits from strong rental demand and long-term upside as the surrounding area continues to grow. Both units are currently occupied, making this an ideal buy-and-hold investment with consistent income and minimal downtime.Tenant occupied - Please do not disturb the tenants.

10. 2017-09-26
    soldstatus $25,000
11. 1990-10-22
    soldstatus $6,000

ⓘ 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: $3,168 · $264/mo
• Projected year-2 tax: $3,168 · $264/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $32,700
• − Mortgage interest: −$14,004
• − Property taxes: −$3,168
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,616
• − Management: −$2,616
• − Depreciation: −$7,273
• Taxable income: $1,773
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $5,257/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

+4066.7% since first listed

6 events — show timeline

• 2026-03-04 Price Changed $250,000 GAMLS
• 2026-03-04 Price Changed $250,000 FMLS
• 2026-02-07 Listed $260,000 FMLS
• 2026-02-07 Listed $260,000 GAMLS
• 2017-09-26 Sold (Public Records) $25,000 Public Records
• 1990-10-22 Sold (Public Records) $6,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $3,168 · +6.4% YoY. Source: county tax records.