2585 Abner Pl NW · Atlanta, GA 30318

$110,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 13 Days on market

Built 1960 0.57 ac lot Est $169k · 35% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Unlock the potential in this three-bedroom, one-bathroom ranch home located in Atlanta! Situated on a solid block foundation, this property features hardwood floors and a spacious two-car carport. This home presents an excellent opportunity for investors, renovators, or buyers looking to create their dream home from the ground up. With a full renovation needed, the possibilities are endless to redesign and customize every detail to your taste and vision. The functional ranch layout provides a great starting point for transformation, while the property's established setting offers the chance to add significant value. Whether you're seeking your next investment project or a blank canvas for a complete remodel, this property is full of potential and ready for new life! -LEAVE SELLER INFO BLANK ON OFFERS (WE WILL COMPLETE THIS INFO OURSELVES) -LISTING AGENT IS ALSO OWNER -HOUSE DOES NOT MEET THE FHA 91 DAY FLIP RULE UNITL AUGUST 28TH, 2026 -NO SELLER FINANCING OR SUBJECT TO OFFERS -$250 DISCOUNT ON ATTORNEY FEES IF BUYER USES OUR PREFERRED CLOSING ATTORNEY SHERMAN AND PHALEN (ASK ABOUT DISCOUNTED TITLE FEES).

Key facts

• Established setting
• Hardwood floors
• 0.57 acre lot

Tags

• SOLID BLOCK FOUNDATION
• HARDWOOD FLOORS
• SPACIOUS TWO-CAR CARPORT
• FUNCTIONAL RANCH LAYOUT
• ESTABLISHED SETTING

Property features AI

Exterior

• Parking: Total of 4 parking spaces; Two carport spaces; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electricity available (110V and 220V)
• Home design: One-level home; Resale property; Block foundation
• Construction: Cedar construction; Other roof type; Block foundation
• Exterior features: Awning(s); Covered patio/porch; Other exterior features

Interior

• Kitchen: Other kitchen features; Other appliances
• Bedrooms: Three main-level bedrooms; Other bedroom features
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; Master bath with tub/shower combo and other features
• Heating & cooling: Ceiling fan(s)
• Interior features: Other interior features; Wood frame windows; No common walls
• Laundry & utility: Laundry located in hall; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 12.4% 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: William J. Scott Elementary School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 289 students, 100% FRL); 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 4% at this address vs 32% district-wide (-28 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); 732 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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 $110,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.61% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.67%
• DSCR: 1.96
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $169,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2625 Abner NW	0.07mi	3/1.0	864 (-4%)	3mo	$160,000	$185	88
2446 Abner Pl NW	0.15mi	3/1.0	864 (-4%)	18mo	$200,000	$231	71
2437 Clarissa Dr NW	0.28mi	3/2.0	875 (-3%)	8mo	$158,000	$181	71
2465 Abner Pl NW	0.17mi	3/2.0	1,004 (+12%)	6mo	$189,000	$188	64
1636 NW Bridgeport Dr NW	0.66mi	3/1.0	876 (-3%)	4mo	$109,500	$125	61
1636 Mary George Ave NW	0.28mi	3/1.0	792 (-12%)	10mo	$150,000	$189	58
2353 Clarissa Dr NW	0.44mi	3/1.0	1,008 (+12%)	8mo	$160,000	$159	53
2843 Marco Dr NW	0.68mi	3/1.0	850 (-6%)	9mo	$175,500	$206	51
2134 NW Abner Pl NW	0.47mi	3/1.0	1,004 (+12%)	11mo	$160,000	$159	49
2811 Marco Dr NW	0.71mi	3/1.0	873 (-3%)	18mo	$182,000	$208	47
2193 Abner Pl	0.47mi	3/1.0	792 (-12%)	17mo	$112,000	$141	43
1603 Bridgeport Dr	0.64mi	3/2.0	1,024 (+14%)	14mo	$222,000	$217	32

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: 14.6%
• Equity multiple: 1.59×
• Total profit: $18,144
• Equity at exit: $16,401

10-year hold

• IRR: 23.6%
• Equity multiple: 3.07×
• Total profit: $63,657
• Equity at exit: $9,511

Cash invested: $30,800 (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: 732
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$577
• Tax from tax record: −$223 /mo · $2,680/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $556

Break-even live

Break-even rent $1,071

Max offer price $110,000

Occupancy floor 64%

Sensitivity live

Price	-10% $618	-5% $587	+0% $556	+5% $525	+10% $494
Rent	-10% $416	-5% $486	+0% $556	+5% $626	+10% $696
Rate	-1.0pp $612	-0.5pp $584	base $556	+0.5pp $528	+1.0pp $499

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	13d	1	0.26mi
1620 Hollywood Rd NW Atlanta, GA	3.0	1.0	937	$1,199	$1.28	5d	1	0.31mi
2430 Perry Blvd NW Atlanta, GA	2.0	1.0	800	$1,500	$1.88	26d	1	0.47mi
2265 Perry Blvd NW Atlanta, GA	3.0	1.0	645	$1,580	$2.45	1d	25	0.57mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	1d	1	0.73mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	5d	1	0.73mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	5d	1	0.73mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	1d	1	0.73mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	20d	1	0.83mi
2019 Claude St NW Atlanta, GA	3.0	1.5	925	$1,900	$2.05	26d	1	0.85mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	1d	34	0.86mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	16d	1	0.89mi
10 Smith St NW Atlanta, GA	2.0	2.0	1008	$2,395	$2.38	1d	1	0.89mi
2862 Argyle Dr NW Atlanta, GA	3.0	1.0	816	$1,700	$2.08	7d	1	0.91mi
2075 Claude St NW Atlanta, GA	3.0	1.0	925	$1,750	$1.89	26d	1	0.97mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	26d	1	1.04mi
2000 James Jackson Pkwy NW Atlanta, GA	1.0–2.0	1.0–2.0	909	$2,240	$2.46	1d	10	1.05mi
2145 Bolton Rd NW Atlanta, GA	1.0–2.0	1.0	800	$1,249	$1.56	4d	2	1.11mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	13d	1	1.17mi
2130 Main St NW Atlanta, GA	2.0	1.0	768	$1,900	$2.47	26d	1	1.19mi
2888 Parrott Ave NW Unit A Atlanta, GA	2.0	1.0	1020	$1,650	$1.62	22d	1	1.19mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	26d	1	1.23mi
1970 Sumter St NW Atlanta, GA	3.0	1.0	958	$1,795	$1.87	23d	1	1.39mi

Listing history 9 events

1. 2026-06-21
   days on market $110,000 Active 13 DOM
2. 2026-06-18
   days on market $110,000 Active 10 DOM
3. 2026-06-17
   days on market $110,000 Active 9 DOM
4. 2026-06-16
   days on market $110,000 Active 8 DOM
5. 2026-06-15
   days on market $110,000 Active 7 DOM
6. 2026-06-13
   days on market $110,000 Active 5 DOM
7. 2026-06-13
   days on market $110,000 Active 4 DOM
8. 2026-06-08
   remarks 699-char remark

   Show marketing remark (1122 chars)

   Unlock the potential in this three-bedroom, one-bathroom ranch home located in Atlanta! Situated on a solid block foundation, this property features hardwood floors and a spacious two-car carport. This home presents an excellent opportunity for investors, renovators, or buyers looking to create their dream home from the ground up. With a full renovation needed, the possibilities are endless to redesign and customize every detail to your taste and vision. The functional ranch layout provides a great starting point for transformation, while the property's established setting offers the chance to add significant value. Whether you're seeking your next investment project or a blank canvas for a complete remodel, this property is full of potential and ready for new life! -LEAVE SELLER INFO BLANK ON OFFERS (WE WILL COMPLETE THIS INFO OURSELVES) -LISTING AGENT IS ALSO OWNER -HOUSE DOES NOT MEET THE FHA 91 DAY FLIP RULE UNITL AUGUST 28TH, 2026 -NO SELLER FINANCING OR SUBJECT TO OFFERS -$250 DISCOUNT ON ATTORNEY FEES IF BUYER USES OUR PREFERRED CLOSING ATTORNEY SHERMAN AND PHALEN (ASK ABOUT DISCOUNTED TITLE FEES).

9. 2026-06-08
   listed $110,000 Active 1 DOM

   Show marketing remark (1122 chars)

   Unlock the potential in this three-bedroom, one-bathroom ranch home located in Atlanta! Situated on a solid block foundation, this property features hardwood floors and a spacious two-car carport. This home presents an excellent opportunity for investors, renovators, or buyers looking to create their dream home from the ground up. With a full renovation needed, the possibilities are endless to redesign and customize every detail to your taste and vision. The functional ranch layout provides a great starting point for transformation, while the property's established setting offers the chance to add significant value. Whether you're seeking your next investment project or a blank canvas for a complete remodel, this property is full of potential and ready for new life! -LEAVE SELLER INFO BLANK ON OFFERS (WE WILL COMPLETE THIS INFO OURSELVES) -LISTING AGENT IS ALSO OWNER -HOUSE DOES NOT MEET THE FHA 91 DAY FLIP RULE UNITL AUGUST 28TH, 2026 -NO SELLER FINANCING OR SUBJECT TO OFFERS -$250 DISCOUNT ON ATTORNEY FEES IF BUYER USES OUR PREFERRED CLOSING ATTORNEY SHERMAN AND PHALEN (ASK ABOUT DISCOUNTED TITLE FEES).

ⓘ 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: $2,680 · $223/mo
• Projected year-2 tax: $2,680 · $223/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 2/10 Low
• 🌡 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: $21,300
• − Mortgage interest: −$6,162
• − Property taxes: −$2,680
• − Insurance: −$550
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$3,200
• Taxable income: $5,300
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $5,402/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

+0.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $110,000 GAMLS
• 2026-06-08 Listed $110,000 FMLS

Property tax history

+13.9%/yr

Latest (2025): $2,680 · +1.3% YoY. Source: county tax records.