1586 Mary George Ave NW · Atlanta, GA 30318

$140,000

3 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 327 Days on market

Built 1960 Fair condition 8,842 sqft lot $121/sqft · 37% below area Est $224k · 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Schools +0.4/10.0
• 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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $488 ($6k/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 10.5% vs local median 3.2% 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: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); 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 5% at this address vs 32% district-wide (-26 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); 1206 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 327 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 327 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.35% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 6.2

CMA / ARV

• ARV (median comp): $223,621
• List price: $140,000
• Delta: -37.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 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%)	6mo	$155,000	$133	90
2322 Abner Pl NW	0.15mi	2/1.0 (-1)	1,045 (-10%)	6mo	$142,500	$136	67
1585 Abner Ter NW	0.25mi	3/1.5	1,049 (-9%)	12mo	$275,000	$262	61
1705 NW Mary George Ave	0.24mi	4/2.0 (+1)	1,100 (-5%)	16mo	$275,000	$250	58
2134 NW Abner Pl NW	0.17mi	3/1.0	1,004 (-13%)	16mo	$160,000	$159	57
2353 Clarissa Dr NW	0.30mi	3/1.0	1,008 (-13%)	12mo	$160,000	$159	54
2383 Perry Blvd NW	0.41mi	3/2.0	1,200 (+4%)	22mo	$110,000	$92	52
2465 Abner Pl NW	0.36mi	3/2.0	1,004 (-13%)	10mo	$189,000	$188	49
1943 Main St NW	0.66mi	3/2.0	1,195 (+4%)	18mo	$439,000	$367	45
2428 Brantley St NW	0.74mi	3/2.0	1,024 (-11%)	4mo	$399,000	$390	39
1956 Main St NW	0.73mi	2/2.0 (-1)	1,242 (+8%)	8mo	$419,900	$338	38

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $8,931
• Equity at exit: $20,874

10-year hold

• IRR: 15.5%
• Equity multiple: 2.28×
• Total profit: $50,039
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 17 under contract
• Months of supply: 11.3 mo (9%/mo absorbed)
• Median asking: $250,000 ($223/sqft)
• Median days on market: 103 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -13.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30318

• Rents YoY: 3.3%
• Active inventory: 1206
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$734
• Tax from tax record: −$213 /mo · $2,558/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $488

Break-even live

Break-even rent $1,273

Max offer price $140,000

Occupancy floor 69%

Sensitivity live

Price	-10% $567	-5% $527	+0% $488	+5% $448	+10% $409
Rent	-10% $338	-5% $413	+0% $488	+5% $562	+10% $637
Rate	-1.0pp $558	-0.5pp $523	base $488	+0.5pp $452	+1.0pp $415

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
• Club membership (one-time): —
• 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	$1,645	$1.56	73d	1	0.13mi
2149 Abner Pl NW Atlanta, GA	3.0	1.0	792	$1,250	$1.58	22d	1	0.16mi
1674 Mary George Ave NW Atlanta, GA	3.0	2.0	1227	$2,700	$2.20	0d	1	0.17mi
1615 Abner Ter NW Atlanta, GA	2.0	1.0	792	$1,700	$2.15	87d	1	0.20mi
2371 Arno Ct NW Atlanta, GA	3.0	1.0	1040	$1,820	$1.75	0d	1	0.31mi
1753 Mary George Ave NW Atlanta, GA	3.0	2.0	912	$2,450	$2.69	25d	1	0.31mi
2579 Abner Pl NW Atlanta, GA	3.0	1.0	864	$1,400	$1.62	0d	1	0.37mi
2265 Perry Blvd NW Atlanta, GA	3.0	1.0	645	$1,580	$2.45	0d	17	0.40mi
2433 Main St NW Atlanta, GA	2.0	2.0	925	$900	$0.97	104d	1	0.44mi
1725 Church St NW Atlanta, GA	4.0	2.0	1274	$1,926	$1.51	91d	1	0.45mi
1725 Church St NW Atlanta, GA	4.0	2.0	1175	$1,720	$1.46	57d	1	0.45mi
2430 Perry Blvd NW Atlanta, GA	2.0	1.0	800	$1,490	$1.86	0d	1	0.47mi
2003 Springfield Rd Atlanta, GA	3.0	3.0	1496	$3,000	$2.01	12d	1	0.58mi
2003 Springfield Rd Atlanta, GA	3.0	3.0	1496	$3,000	$2.01	5d	1	0.58mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	144d	1	0.58mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,300	$1.39	15d	1	0.58mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	29d	1	0.58mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	0d	1	0.58mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	36d	1	0.58mi
1620 Hollywood Rd NW Atlanta, GA	2.0	1.0	755	$1,099	$1.46	2d	1	0.58mi
1620 Hollywood Rd NW Atlanta, GA	2.0	1.0	755	$1,099	$1.46	113d	1	0.58mi
1620 Hollywood Rd NW Unit 834 Atlanta, GA	3.0	1.0	937	$1,199	$1.28	9d	1	0.58mi
1620 Hollywood Rd NW Apt 731 Atlanta, GA	3.0	1.0	937	$1,300	$1.39	23d	1	0.68mi
1620 Hollywood Rd NW Apt 711 Atlanta, GA	3.0	1.0	937	$1,199	$1.28	32d	1	0.68mi
2013 Claude St NW Atlanta, GA	2.0	2.0	1120	$2,500	$2.23	0d	1	0.69mi
2019 Claude St NW Atlanta, GA	3.0	1.5	925	$1,900	$2.05	165d	1	0.70mi
1903 Drew Dr Atlanta, GA	1.0–3.0	1.0–2.0	1139	$1,449	$1.27	0d	6	0.78mi
2060 Claude St NW Atlanta, GA	3.0	2.0	1243	$1,800	$1.45	10d	1	0.79mi
2075 Claude St NW Atlanta, GA	3.0	1.0	925	$1,750	$1.89	165d	1	0.81mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$1,745	$1.54	93d	1	0.85mi
2435 Claude St NW Atlanta, GA	3.0	1.0	850	$1,620	$1.91	115d	1	0.86mi
2486 Claude St NW Atlanta, GA	3.0	2.0	1260	$1,850	$1.47	0d	1	0.88mi
1628 Jackson Way NW Atlanta, GA	2.0	2.5	1416	$1,800	$1.27	31d	1	0.88mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	159d	1	0.89mi
2041 Ocean Dr NW Atlanta, GA	3.0	3.5	1260	$2,850	$2.26	0d	1	0.90mi
1647 Bridgeport Dr NW Atlanta, GA	4.0	2.0	1250	$1,800	$1.44	37d	1	0.90mi
1639 Bridgeport Dr NW Atlanta, GA	3.0	2.0	1150	$2,550	$2.22	38d	1	0.90mi
1639 Bridgeport Dr NW Atlanta, GA	3.0	2.0	1150	$2,550	$2.22	6d	1	0.90mi
1639 Bridgeport Dr NW Atlanta, GA	3.0	2.0	1150	$2,550	$2.22	5d	1	0.90mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,295	$2.28	135d	1	0.90mi

Listing history 50 events

1. 2026-11-08
   days on market $140,000 Active 327 DOM
2. 2026-11-07
   days on market $140,000 Active 326 DOM
3. 2026-11-06
   days on market $140,000 Active 325 DOM
4. 2026-11-05
   days on market $140,000 Active 324 DOM
5. 2026-11-04
   days on market $140,000 Active 323 DOM
6. 2026-11-02
   days on market $140,000 Active 321 DOM
7. 2026-11-01
   days on market $140,000 Active 320 DOM
8. 2026-10-31
   days on market $140,000 Active 319 DOM
9. 2026-10-30
   days on market $140,000 Active 318 DOM
10. 2026-10-29
    days on market $140,000 Active 317 DOM
11. 2026-10-28
    days on market $140,000 Active 316 DOM
12. 2026-10-27
    days on market $140,000 Active 315 DOM
13. 2026-10-26
    days on market $140,000 Active 314 DOM
14. 2026-10-26
    days on market $140,000 Active 313 DOM
15. 2026-10-24
    days on market $140,000 Active 312 DOM
16. 2026-10-23
    days on market $140,000 Active 311 DOM
17. 2026-10-22
    days on market $140,000 Active 310 DOM
18. 2026-10-21
    days on market $140,000 Active 309 DOM
19. 2026-10-20
    days on market $140,000 Active 308 DOM
20. 2026-10-19
    days on market $140,000 Active 307 DOM
21. 2026-10-18
    days on market $140,000 Active 306 DOM
22. 2026-10-17
    days on market $140,000 Active 305 DOM
23. 2026-10-16
    days on market $140,000 Active 304 DOM
24. 2026-10-15
    days on market $140,000 Active 303 DOM
25. 2026-10-14
    days on market $140,000 Active 302 DOM
26. 2026-10-13
    days on market $140,000 Active 301 DOM
27. 2026-10-12
    days on market $140,000 Active 300 DOM
28. 2026-10-11
    days on market $140,000 Active 299 DOM
29. 2026-10-10
    days on market $140,000 Active 298 DOM
30. 2026-10-09
    days on market $140,000 Active 297 DOM
31. 2026-10-08
    days on market $140,000 Active 296 DOM
32. 2026-10-07
    days on market $140,000 Active 295 DOM
33. 2026-10-06
    days on market $140,000 Active 294 DOM
34. 2026-10-05
    days on market $140,000 Active 293 DOM
35. 2026-10-04
    days on market $140,000 Active 292 DOM
36. 2026-10-04
    days on market $140,000 Active 291 DOM
37. 2026-10-02
    days on market $140,000 Active 290 DOM
38. 2026-10-01
    days on market $140,000 Active 289 DOM
39. 2026-09-30
    days on market $140,000 Active 288 DOM
40. 2026-09-29
    days on market $140,000 Active 287 DOM
41. 2026-09-28
    days on market $140,000 Active 286 DOM
42. 2026-09-27
    days on market $140,000 Active 285 DOM
43. 2026-09-26
    days on market $140,000 Active 284 DOM
44. 2026-09-25
    days on market $140,000 Active 283 DOM
45. 2026-09-24
    days on market $140,000 Active 282 DOM
46. 2026-09-23
    days on market $140,000 Active 281 DOM
47. 2026-09-22
    days on market $140,000 Active 280 DOM
48. 2026-09-21
    days on market $140,000 Active 279 DOM
49. 2026-09-20
    days on market $140,000 Active 278 DOM
50. 2026-09-19
    days on market $140,000 Active 277 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: $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: $22,685
• − Mortgage interest: −$7,842
• − Property taxes: −$2,558
• − Insurance: −$700
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$4,073
• Taxable income: $3,883
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $4,922/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab Est. rehab $28,875–$51,975 screening

This home requires moderate repairs and maintenance, including roof repair, exterior painting, and landscaping. The home has a fair condition and could benefit from updates to increase its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage or wear visible on the roof
• Major Windows (windows) — Visible damage or wear on the windows
• Major Electrical (electrical) — Significant wear or damage to the electrical components
• Major Plumbing (plumbing) — Significant wear or damage to the plumbing system
• Major Exterior (exterior) — Significant wear or damage to the exterior siding

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The siding is in fair condition, with some discoloration and wear.
• Minor landscaping — The landscaping and curb appeal appear to be fair, with some overgrown areas and lack of maintenance.

Value-add opportunities

• Both paint the exterior and interior — Painting the exterior and interior can improve the home's curb appeal and overall appearance. ↑
• Both landscaping and yard maintenance — Landscaping and yard maintenance can improve the home's curb appeal and overall appearance. ↑
• Both roof repair — Repairing the roof can improve the home's structural integrity and overall appearance. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 4/100

Zoned Schools

Elementary William J. Scott Elementary School F GA #1,160/1,228 Nat'l #40,579/41,679 Middle John Lewis Invictus Academy F GA #470/470 Nat'l #13,969/14,009 High Frederick Douglass High School

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

A Composite livability gradescore 83/100

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 · 1,203,707 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: 14% of renters

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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%

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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%
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 1%

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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

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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.