1586 Mary George Ave NW · Atlanta, GA 30318

$140,000

3 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 187 Days on market

Built 1960 8,842 sqft lot $121/sqft · 37% below area Est $223k · 37% 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 +9.2/10.0
• 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

Investor Special, up and coming neighbor. Come with your imagination and make this a dream home. This home has a roof, electrical system, hot water tank and H/C lest than 4 years old. Large back yard. Closed to downtown..

Key facts

• Large back yard
• 8,842 sq ft lot
• 2 parking spots

Tags

• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: 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 (+3.3%/yr); 732 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $968 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $140k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.27%
• DSCR: 1.77
• GRM: 5.9

CMA / ARV

• ARV (median comp): $223,389
• List price: $140,000
• Delta: -37.33%
• 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
2246 Abner Pl NW	0.06mi	3/1.0	1,169 (+1%)	1mo	$155,000	$133	94
2322 Abner Pl NW	0.15mi	2/1.0 (-1)	1,045 (-10%)	1mo	$142,500	$136	71
1585 Abner Ter NW	0.25mi	3/1.5	1,049 (-9%)	8mo	$275,000	$262	65
1595 Mccallie Blvd	0.23mi	3/1.0	1,093 (-5%)	20mo	$165,000	$151	64
1705 NW Mary George Ave	0.24mi	4/2.0 (+1)	1,100 (-5%)	12mo	$275,000	$250	62
2134 NW Abner Pl NW	0.17mi	3/1.0	1,004 (-13%)	11mo	$160,000	$159	61
2353 Clarissa Dr NW	0.30mi	3/1.0	1,008 (-13%)	8mo	$160,000	$159	58
2383 Perry Blvd NW	0.41mi	3/2.0	1,200 (+4%)	18mo	$110,000	$92	55
2465 Abner Pl NW	0.36mi	3/2.0	1,004 (-13%)	6mo	$189,000	$188	53
1943 Main St NW	0.66mi	3/2.0	1,195 (+4%)	13mo	$439,000	$367	48
1956 Main St NW	0.73mi	2/2.0 (-1)	1,242 (+8%)	4mo	$419,900	$338	41
1951 Main St NW	0.70mi	2/2.0 (-1)	1,040 (-10%)	21mo	$390,000	$375	24

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $13,822
• Equity at exit: $20,874

10-year hold

• IRR: 18.4%
• Equity multiple: 2.55×
• Total profit: $60,672
• Equity at exit: $12,105

Cash invested: $39,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$734
• Tax from tax record: −$213 /mo · $2,558/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $564

Break-even live

Break-even rent $1,273

Max offer price $140,000

Occupancy floor 67%

Sensitivity live

Price	-10% $643	-5% $604	+0% $564	+5% $525	+10% $485
Rent	-10% $407	-5% $486	+0% $564	+5% $643	+10% $721
Rate	-1.0pp $635	-0.5pp $600	base $564	+0.5pp $528	+1.0pp $491

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1648 Mary George Ave NW Atlanta, GA	3.0	2.0	1056	$1,950	$1.85	12d	1	0.13mi
2265 Perry Blvd NW Atlanta, GA	3.0	1.0	645	$1,580	$2.45	0d	25	0.40mi
1725 Church St NW Atlanta, GA	4.0	2.0	1274	$2,013	$1.58	0d	1	0.45mi
2430 Perry Blvd NW Atlanta, GA	2.0	1.0	800	$1,500	$1.88	25d	1	0.47mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	4d	1	0.58mi
2019 Claude St NW Atlanta, GA	3.0	1.5	925	$1,900	$2.05	25d	1	0.70mi
2075 Claude St NW Atlanta, GA	3.0	1.0	925	$1,750	$1.89	25d	1	0.81mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	3d	1	0.85mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	19d	1	0.89mi
1647 Bridgeport Dr NW Atlanta, GA	4.0	2.0	1250	$2,100	$1.68	5d	1	0.90mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	0d	1	0.90mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	15d	1	0.90mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	4d	1	0.92mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	0d	1	0.92mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	0d	1	0.92mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	4d	1	0.92mi
2145 Bolton Rd NW Atlanta, GA	1.0–2.0	1.0	800	$1,249	$1.56	3d	2	0.97mi
1970 Sumter St NW Atlanta, GA	3.0	1.0	958	$1,795	$1.87	22d	1	1.06mi
2000 James Jackson Pkwy NW Atlanta, GA	1.0–2.0	1.0–2.0	909	$2,240	$2.46	0d	10	1.11mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	25d	1	1.11mi
1910 La Dawn Ln NW Atlanta, GA	3.0	1.0	1247	$2,200	$1.76	0d	1	1.17mi
1910 La Dawn Ln NW Atlanta, GA	3.0	1.0	1247	$2,200	$1.76	25d	1	1.17mi
2130 Main St NW Atlanta, GA	2.0	1.0	768	$1,900	$2.47	25d	1	1.17mi
2862 Argyle Dr NW Atlanta, GA	3.0	1.0	816	$1,700	$2.08	6d	1	1.20mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	0d	34	1.21mi
1804 Sumter St NW Atlanta, GA	2.0	1.0	1072	$2,450	$2.29	25d	1	1.24mi
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	16d	1	1.24mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	25d	1	1.25mi
2232 Dunseath Ave NW Atlanta, GA	2.0	1.5	950	$1,800	$1.89	6d	1	1.26mi
2232 Dunseath Ave NW #108 Atlanta, GA	2.0	1.5	950	$1,750	$1.84	6d	1	1.26mi
2232 Dunseath Ave NW #404 Atlanta, GA	2.0	1.5	950	$1,950	$2.05	23d	1	1.26mi
2888 Parrott Ave NW Unit A Atlanta, GA	2.0	1.0	1020	$1,650	$1.62	21d	1	1.32mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	25d	1	1.35mi
1026 Sims Ave NW Unit B Atlanta, GA	4.0	3.0	1492	$2,842	$1.90	25d	1	1.36mi
1632 Gunnin Trce NW Atlanta, GA	3.0	2.5	1408	$2,800	$1.99	21d	1	1.41mi
1400 Northwest Dr NW Unit A Atlanta, GA	3.0	2.0	1228	$2,600	$2.12	25d	1	1.41mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	25d	1	1.42mi
2265 Marietta Blvd NW Atlanta, GA	3.0	1.0–2.0	1018	$2,585	$2.54	0d	28	1.42mi
2200 Marietta Blvd NW Atlanta, GA	3.0	1.0–3.0	1112	$3,396	$3.05	3d	243	1.42mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	25d	1	1.46mi

Listing history 18 events

1. 2026-06-21
   days on market $140,000 Active 187 DOM
2. 2026-06-18
   days on market $140,000 Active 184 DOM
3. 2026-06-17
   days on market $140,000 Active 183 DOM
4. 2026-06-16
   days on market $140,000 Active 182 DOM
5. 2026-06-15
   days on market $140,000 Active 181 DOM
6. 2026-06-13
   days on market $140,000 Active 179 DOM
7. 2026-06-13
   days on market $140,000 Active 178 DOM
8. 2026-06-09
   days on market $140,000 Active 175 DOM
9. 2026-06-08
   days on market $140,000 Active 174 DOM
10. 2026-06-07
    days on market $140,000 Active 173 DOM
11. 2026-06-04
    days on market $140,000 Active 170 DOM
12. 2026-06-03
    days on market $140,000 Active 169 DOM
13. 2026-06-02
    pricestatusdays on market $140,000 Active 168 DOM
14. 2026-06-01
    days on market $170,000 Active Under Contract 167 DOM
15. 2026-05-31
    days on market $170,000 Active Under Contract 166 DOM
16. 2025-12-15
    listed $170,000 New 221-char remark

    Show marketing remark (221 chars)

    Investor Special, up and coming neighbor. Come with your imagination and make this a dream home. This home has a roof, electrical system, hot water tank and H/C lest than 4 years old. Large back yard. Closed to downtown..

17. 2025-12-15
    listed $170,000 Active 221-char remark

    Show marketing remark (221 chars)

    Investor Special, up and coming neighbor. Come with your imagination and make this a dream home. This home has a roof, electrical system, hot water tank and H/C lest than 4 years old. Large back yard. Closed to downtown..

18. 2003-03-31
    soldstatus $60,000

ⓘ 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: $2,558 · $213/mo
• Projected year-2 tax: $2,558 · $213/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 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: $23,845
• − Mortgage interest: −$7,842
• − Property taxes: −$2,558
• − Insurance: −$700
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$4,073
• Taxable income: $4,858
• Est. tax owed @ 24.0%: −$1,166
• After-tax cash flow: $5,604/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

+183.3% since first listed

3 events — show timeline

• 2025-12-15 Listed $170,000 FMLS
• 2025-12-15 Listed $170,000 GAMLS
• 2003-03-31 Sold (Public Records) $60,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,558 · -2.3% YoY. Source: county tax records.