76 Mayson Ave NE Unit B · Atlanta, GA 30307

$499,900

3 bd · 2.5 ba · 1,707 sqft · Townhouse public records · 45 Days on market

Built 2021 2,613 sqft lot $293/sqft · 19% below area Est $615k · 19% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer construction townhome in the heart of Edgewood, and you truly won't find anything at this price point. This front unit is filled with natural light and features a fully fenced front yard, perfect for pet owners or anyone who wants private outdoor space. Step inside to an open-concept layout with a chef-style kitchen overlooking the family room, ideal for everyday living and entertaining. Upstairs offers 3 spacious bedrooms, including a stunning primary suite with a spa-like bath featuring gorgeous natural light, double vanity, separate soaking tub and shower. The real showstopper? A loft-style flex space with an additional half bath that opens to your private rooftop deck, perfect for hosting, relaxing, or enjoying peaceful outdoor living in the city. Conveniently located just minutes from the Edgewood Retail District with shopping, dining, and entertainment nearby. Not your average townhome: no shared living walls with neighbors only the carport is attached. A rare Edgewood gem!

Key facts

• Private rooftop deck
• Chef-style kitchen
• 2 parking spots

Tags

• FULLY FENCED FRONT YARD
• CHEF-STYLE KITCHEN
• LOFT-STYLE FLEX SPACE
• PRIVATE ROOFTOP DECK

Property features AI

Finance

• Financial info: Single unit in community

Exterior

• Parking: Carport; Two carport spaces
• Utilities: Public water; Public sewer; Other utilities
• Home design: Three or more levels; Fee simple ownership; Resale property
• Construction: Other construction materials; Other roof; Slab foundation; Other detached/auxiliary structures
• Exterior features: Fenced yard (front yard fenced); Rooftop patio/porch

Interior

• Kitchen: Kitchen island; Open view to family room; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Three upper bedrooms; Oversized master
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with separate tub and shower
• Heating & cooling: Central heat; Central air
• Interior features: Walk-in closets; No common walls; Loft
• Laundry & utility: Washer and dryer included; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $500k.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $393k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (37.7% below list).
• Recommended offer: $311k (37.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: Fred A. Toomer Elementary School (math 8% / reading 22%, grade F, #988 of 1,228 statewide, top 81%, 512 students, 56% FRL); Maynard Jackson High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,474 students, 44% FRL) — zoned schools average 50% FRL vs 71% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.8%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $311,225 (37.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.62% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 13.4

CMA / ARV

• ARV (median comp): $615,125
• List price: $499,900
• Delta: -18.73%
• 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
76 Mayson Ave Unit A	0.00mi	3/2.5	1,740 (+2%)	6mo	$520,000	$299	92
265 Carlyle Park Dr NE	0.38mi	3/3.5	1,798 (+5%)	3mo	$549,900	$306	67
1220 Oxley Pl NW #1	0.51mi	3/3.5	1,696 (-1%)	6mo	$3,000	$2	66
1712 Edgehill Mnr NE	0.54mi	3/3.5	1,642 (-4%)	1mo	$530,000	$323	64
1446 Walker Pl SE	0.54mi	3/3.5	1,650 (-3%)	4mo	$399,000	$242	62
1234 Oxley Pl NW	0.48mi	3/3.5	1,880 (+10%)	5mo	$550,000	$293	53
241 Maynard Ter SE #7	0.70mi	2/2.0 (-1)	1,801 (+6%)	1mo	$380,000	$211	50
3 Becker Pl NW	0.46mi	3/3.5	1,913 (+12%)	6mo	$565,000	$295	50
255 Vannoy Park Lane Dr SE	0.73mi	2/2.5 (-1)	1,812 (+6%)	5mo	$360,000	$199	46
1661 La France St NE #224	0.52mi	2/2.0 (-1)	1,476 (-14%)	8mo	$415,000	$281	40
1237 Memorial Dr SE #404	0.74mi	3/2.5	1,961 (+15%)	2mo	$455,000	$232	39
1237 Memorial Dr SE #402	0.74mi	3/2.5	1,961 (+15%)	6mo	$425,000	$217	35

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.12×
• Total profit: $-123,446
• Equity at exit: $74,537

10-year hold

• IRR: -27.5%
• Equity multiple: -0.23×
• Total profit: $-172,853
• Equity at exit: $43,222

Cash invested: $139,972 (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 30307

• Rents YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $3,112 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $-605

Break-even live

Break-even rent $3,877

Max offer price $393,108

Occupancy floor —

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1424 Hosea L Williams Dr NE Atlanta, GA	3.0	2.0	1125	$2,600	$2.31	5d	1	0.19mi
1353 Finley St NE Atlanta, GA	3.0	2.0	1200	$2,495	$2.08	24d	1	0.24mi
205 Whitefoord Ave NE Unit A Atlanta, GA	4.0	3.0	1922	$4,500	$2.34	18d	1	0.27mi
198 La France Walk Atlanta, GA	2.0	3.0	1433	$2,900	$2.02	12d	1	0.30mi
198 La France Walk Atlanta, GA	2.0	2.0	1433	$2,900	$2.02	12d	1	0.30mi
198 La France Walk Atlanta, GA	2.0	2.5	1433	$2,900	$2.02	24d	1	0.30mi
324 Carlyle Park Dr NE Atlanta, GA	2.0	2.0	1052	$2,450	$2.33	16d	1	0.32mi
43 Whitefoord Ave SE Atlanta, GA	2.0	1.0	1200	$2,200	$1.83	18d	1	0.32mi
1326 Hosea L Williams Dr NE Atlanta, GA	3.0	1.5	1516	$2,800	$1.85	5d	1	0.34mi
1450 La France St NE Atlanta, GA	3.0	1.0–2.0	782	$2,887	$3.69	3d	22	0.34mi
285 Mayson Ave NE Atlanta, GA	2.0	1.0–2.0	943	$3,402	$3.61	1d	25	0.36mi
1267 Wylie St SE Unit NA Atlanta, GA	2.0	2.0	1870	$2,490	$1.33	13d	1	0.51mi
195 Arizona Ave NE #185 Atlanta, GA	2.0	2.0	1173	$2,895	$2.47	5d	1	0.52mi
195 Arizona Ave NE Atlanta, GA	2.0	2.0	1263	$2,948	$2.33	13d	2	0.53mi
250 Arizona Ave NE Atlanta, GA	1.0–2.0	1.0–2.5	1124	$2,689	$2.39	2d	4	0.53mi
1515 Iverson St NE Atlanta, GA	3.0	2.5	1722	$6,000	$3.48	7d	1	0.53mi
1436 Walker Pl SE Atlanta, GA	3.0	3.5	1700	$3,050	$1.79	24d	1	0.56mi
105 Rogers St NE Atlanta, GA	2.0	1.0–2.0	863	$2,544	$2.95	1d	27	0.59mi
144 Moreland Ave NE Atlanta, GA	2.0	1.0–2.0	895	$2,374	$2.65	1d	18	0.61mi
1365 Memorial Dr SE #9 Atlanta, GA	2.0	2.5	1300	$4,000	$3.08	24d	1	0.63mi
1146 Wade St NE Atlanta, GA	4.0	2.0	1800	$5,000	$2.78	22d	1	0.64mi
149 Clay St SE Atlanta, GA	3.0	1.0	1095	$2,350	$2.15	24d	1	0.67mi
256 Casson St NE Atlanta, GA	4.0	3.0	1846	$4,995	$2.71	24d	1	0.70mi
241 Maynard Ter SE #5 Atlanta, GA	3.0	2.0	1932	$2,645	$1.37	24d	1	0.71mi
142 Moreland Ave SE #102 Atlanta, GA	2.0	2.5	1503	$2,195	$1.46	24d	1	0.73mi
241 Maynard Ter SE #16 Atlanta, GA	3.0	3.5	2231	$7,000	$3.14	10d	1	0.73mi
142 Moreland Ave SE Atlanta, GA	2.0	3.0	1503	$2,195	$1.46	24d	1	0.73mi
151 Moreland Ave SE Atlanta, GA	3.0	2.0	1500	$2,400	$1.60	24d	1	0.76mi
277 Clifton St SE Atlanta, GA	1.0–3.0	1.0–3.5	1175	$3,738	$3.18	2d	7	0.80mi
342 Mathews Ave NE Unit A Atlanta, GA	2.0	2.0	1172	$2,500	$2.13	22d	1	0.84mi
505 Oakdale Rd NE #2 Atlanta, GA	3.0	2.0	1331	$3,200	$2.40	24d	1	0.84mi
1024 Kirkwood Ave SE Atlanta, GA	3.0	2.5	1800	$6,400	$3.56	22d	1	0.92mi
1422 Metropolitan Ave SE Atlanta, GA	2.0	2.0	1332	$2,800	$2.10	24d	1	0.93mi
202 Warren St SE Atlanta, GA	3.0	2.0	1466	$2,500	$1.71	18d	1	0.94mi
1193 Mansfield Ave NE Atlanta, GA	3.0	2.0	1350	$3,200	$2.37	24d	1	0.97mi
1191 Mansfield Ave NE Atlanta, GA	3.0	2.0	1350	$3,200	$2.37	24d	1	0.97mi
71 Howard St SE Atlanta, GA	1.0–2.0	1.0–2.0	1031	$2,611	$2.53	1d	9	0.97mi
1540 Millwood Pl SE Atlanta, GA	3.0	3.5	1440	$3,000	$2.08	43d	1	1.00mi
192 Stovall St SE Atlanta, GA	2.0	3.0	2000	$6,400	$3.20	22d	1	1.00mi
72 Kenyon St SE Unit 72 Atlanta, GA	2.0	1.0	1320	$2,490	$1.89	24d	1	1.10mi

Listing history 31 events

1. 2026-06-18
   days on market $499,900 Active 45 DOM
2. 2026-06-17
   days on market $499,900 Active 44 DOM
3. 2026-06-16
   days on market $499,900 Active 43 DOM
4. 2026-06-15
   days on market $499,900 Active 42 DOM
5. 2026-06-13
   days on market $499,900 Active 40 DOM
6. 2026-06-13
   days on market $499,900 Active 39 DOM
7. 2026-06-09
   days on market $499,900 Active 36 DOM
8. 2026-06-08
   days on market $499,900 Active 35 DOM
9. 2026-06-07
   days on market $499,900 Active 34 DOM
10. 2026-06-04
    days on market $499,900 Active 31 DOM
11. 2026-06-03
    days on market $499,900 Active 30 DOM
12. 2026-06-02
    days on market $499,900 Active 29 DOM
13. 2026-06-01
    days on market $499,900 Active 28 DOM
14. 2026-05-31
    days on market $499,900 Active 27 DOM
15. 2026-05-15
    price $499,900 1006-char remark
16. 2026-05-04
    listed $519,900 Active 1006-char remark

    Show marketing remark (1000 chars)

    Newer construction townhome in the heart of Edgewood, and you truly won't find anything at this price point. This front unit is filled with natural light and features a fully fenced front yard, perfect for pet owners or anyone who wants private outdoor space. Step inside to an open-concept layout with a chef-style kitchen overlooking the family room, ideal for everyday living and entertaining. Upstairs offers 3 spacious bedrooms, including a stunning primary suite with a spa-like bath featuring gorgeous natural light, double vanity, separate soaking tub and shower. The real showstopper? A loft-style flex space with an additional half bath that opens to your private rooftop deck, perfect for hosting, relaxing, or enjoying peaceful outdoor living in the city. Conveniently located just minutes from the Edgewood Retail District with shopping, dining, and entertainment nearby. Not your average townhome: no shared living walls with neighbors only the carport is attached. A rare Edgewood gem!

17. 2026-05-04
    listed $519,900 New 1000-char remark

    Show marketing remark (1000 chars)

    Newer construction townhome in the heart of Edgewood, and you truly won't find anything at this price point. This front unit is filled with natural light and features a fully fenced front yard, perfect for pet owners or anyone who wants private outdoor space. Step inside to an open-concept layout with a chef-style kitchen overlooking the family room, ideal for everyday living and entertaining. Upstairs offers 3 spacious bedrooms, including a stunning primary suite with a spa-like bath featuring gorgeous natural light, double vanity, separate soaking tub and shower. The real showstopper? A loft-style flex space with an additional half bath that opens to your private rooftop deck, perfect for hosting, relaxing, or enjoying peaceful outdoor living in the city. Conveniently located just minutes from the Edgewood Retail District with shopping, dining, and entertainment nearby. Not your average townhome: no shared living walls with neighbors only the carport is attached. A rare Edgewood gem!

18. 2026-04-30
    historical
19. 2026-01-19
    listed $519,900 New
20. 2023-07-31
    historical
21. 2023-06-13
    historical
22. 2023-04-20
    listed $599,900 New
23. 2023-01-01
    historical
24. 2022-10-27
    listed $639,900 New
25. 2022-04-11
    soldstatus $602,000 Closed
26. 2022-03-16
    status Pending
27. 2022-03-08
    listed $599,900 Active
28. 2020-02-19
    soldstatus $190,000
29. 2017-04-14
    soldstatus $240,000
30. 2003-08-18
    soldstatus $165,000
31. 1993-04-20
    soldstatus $15,000

ⓘ 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: $2,801 · $233/mo
• Projected year-2 tax: $4,599 · $383/mo
• Expected delta: +$1,798/yr (+$150/mo · 64.2%)

ⓘ 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 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,347
• − Mortgage interest: −$28,002
• − Property taxes: −$2,801
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,988
• − Management: −$2,988
• − Depreciation: −$14,543
• Taxable loss: −$16,473
• Est. tax savings @ 24.0%: +$3,954
• After-tax cash flow: $-3,301/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: Dekalb County · 782,738 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,709
• Household income: $140,677
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 919.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 10% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -702.06%
• Current HPI: 252.7207
• Rent YoY: ▲ 1.79%
• 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

+3232.7% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $499,900 FMLS
• 2026-05-04 Listed $519,900 FMLS
• 2026-05-04 Listed $519,900 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-01-19 Listed $519,900 GAMLS
• 2023-07-31 Listing Removed — GAMLS
• 2023-06-13 Rental Removed — FMLS
• 2023-04-20 Listed $599,900 GAMLS
• 2023-01-01 Listing Removed — GAMLS
• 2022-10-27 Listed $639,900 GAMLS
• 2022-04-11 Sold (MLS) $602,000 FMLS
• 2022-03-16 Pending — FMLS
• 2022-03-08 Listed $599,900 FMLS
• 2020-02-19 Sold (Public Records) $190,000 Public Records
• 2017-04-14 Sold (Public Records) $240,000 Public Records
• 2003-08-18 Sold (Public Records) $165,000 Public Records
• 1993-04-20 Sold (Public Records) $15,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $2,801 · +22.0% YoY. Source: county tax records.