290 Florida Ave SW · Atlanta, GA 30310

$195,000

3 bd · 1.5 ba · 1,702 sqft · SingleFamily public records · 45 Days on market

Built 1920 0.27 ac lot $115/sqft · 38% below area Est $312k · 38% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.7/10.0
• 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

Listing remarks

INVESTORS!! INVESTORS!! A MUST SEE!! AN ATLANTA GEM WAITING FOR A HANDS-ON REFRESHER REHAB PROJECT! A PERFECT ESTABLISHED NEIGHBORHOOD AND LOCATION; being ten (10) minutes from downtown Atlanta, Mercedes-Benz Stadium, minutes to Interstate I-20 West and I-285 Southwest and twenty (20) minutes to Six Flags Over Georgia! This sweet future homesite is only minutes to the Beltline's Westside Trail, immediately accessible to three beautiful recreation parks - West End Park, Mozley Historic Park and John A. White Park! All three parks offering a diverse choice of outdoor recreation activities including open green space, playgrounds, walking paths, dog parks, sports fields, tennis courts, a 9-

Key facts

• Dog parks
• Open green space
• Walking paths

Tags

• TEN MINUTES FROM DOWNTOWN
• ACCESSIBLE TO THREE PARKS
• OPEN GREEN SPACE
• WALKING PATHS
• DOG PARKS
• SPORTS FIELDS

Property features AI

Finance

• Other: Corner lot size approximately 0.267 acres; Property condition: fixer
• Financial info: Listing offered As-Is; acceptable financing: Cash or Conventional; Estate owned; no disclosure
• HOA & community: No HOA; Community near park and public transport

Exterior

• Parking: Open parking with space for 3 vehicles; Parking pad; Side/rear entrance
• Security: No specific security features listed
• Utilities: Public water; Public sewer (connected); Electricity available; Cable available
• Home design: Single-family house; Residential property; Built in 1920; One story
• Construction: Aluminum siding; Composition roof; Block foundation
• Exterior features: Front porch; Corner lot; Public utilities available (water, sewer, electricity); Cable available

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric and hot water); Central air conditioning (electric)
• Interior features: One-level living; Electric water heater; Mud room; Two fireplaces with gas starter (family room and living room); Separate dining room
• Laundry & utility: Laundry area in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Finch Elementary (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 339 students, 100% FRL); Jean Childs Young Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 747 students, 100% FRL); Benjamin E. Mays High School (math 22% / reading 15%, grade F, #254 of 424 statewide, top 61%, 1,337 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 9% at this address vs 32% district-wide (-22 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 (+2.8%/yr); 452 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 45 days — a 3% lower offer ($189k) 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 $90k; list at $195k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (median comp): $312,109
• List price: $195,000
• Delta: -37.52%
• 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
208 Silver Springs Cir SW	0.20mi	3/3.0	1,630 (-4%)	7mo	$300,000	$184	72
221 Silver Springs Cir SW	0.20mi	3/2.5	1,800 (+6%)	11mo	$413,000	$229	68
264 Peyton Rd SW	0.70mi	3/2.0	1,700 (-0%)	2mo	$200,000	$118	63
279 SW Prairie View Pl	0.29mi	4/2.5 (+1)	1,608 (-6%)	8mo	$155,000	$96	62
264 Silver Springs Cir SW	0.13mi	3/2.5	1,516 (-11%)	13mo	$275,000	$181	61
217 Wynnwood Dr SW	0.28mi	4/3.5 (+1)	1,825 (+7%)	3mo	$375,000	$205	59
350 Peyton Pl SW	0.56mi	3/2.5	1,547 (-9%)	3mo	$231,300	$150	52
2600 Lisa Dr SW	0.59mi	3/2.0	1,570 (-8%)	10mo	$97,227	$62	50
295 Harris Manor Dr SW	0.52mi	4/2.5 (+1)	1,761 (+4%)	18mo	$300,000	$170	46
2065 Verbena St	0.69mi	4/2.0 (+1)	1,640 (-4%)	12mo	$265,000	$162	45
124 Sewanee Ave NW	0.64mi	4/2.0 (+1)	1,885 (+11%)	2mo	$179,900	$95	44
115 Dahlia Ave NW	0.59mi	3/2.0	1,500 (-12%)	10mo	$378,000	$252	42

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-16,617
• Equity at exit: $29,075

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,666
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$307 /mo · $3,679/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $242

Break-even live

Break-even rent $1,785

Max offer price $195,000

Occupancy floor 83%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2162 Larchwood Rd SW Atlanta, GA	4.0	2.0	1200	$2,550	$2.12	24d	1	0.26mi
324 Brooks Ave SW Unit B Atlanta, GA	2.0	1.0	1176	$1,050	$0.89	24d	1	0.27mi
324 Brooks Ave SW Unit A Atlanta, GA	2.0	1.0	1176	$1,000	$0.85	24d	1	0.27mi
364 Brooks Ave SW Atlanta, GA	3.0	2.0	1134	$1,495	$1.32	8d	1	0.30mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	14d	1	0.33mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	11d	1	0.33mi
316 Henry Aaron Ave SW Atlanta, GA	3.0	2.0	1740	$1,580	$0.91	24d	1	0.35mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	2d	19	0.45mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	2d	26	0.71mi
995 Fleetwood Cir SW Atlanta, GA	3.0	2.0	1611	$2,400	$1.49	24d	1	0.78mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	24d	1	0.83mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	16d	1	0.95mi
460 Peyton Rd SW Unit B Atlanta, GA	2.0	2.0	1500	$2,000	$1.33	24d	1	0.96mi
1758 Emerald Ave SW Atlanta, GA	4.0	2.0	1873	$2,700	$1.44	11d	1	1.09mi
1951 Handley Ave SW Atlanta, GA	3.0	3.0	1589	$3,200	$2.01	24d	1	1.11mi
2111 Martin Luther King Junior Dr NW Atlanta, GA	3.0	1.0	1470	$1,800	$1.22	24d	1	1.13mi
0 W Lake Ave NW Atlanta, GA	3.0	2.5	1300	$1,900	$1.46	2d	1	1.15mi
308 Anderson Ave NW Unit A Atlanta, GA	4.0	3.0	1250	$2,200	$1.76	24d	1	1.26mi
1649 Derry Ave SW Atlanta, GA	4.0	2.0	1825	$3,200	$1.75	24d	1	1.26mi
176 Racine St SW Atlanta, GA	3.0	2.0	1423	$2,800	$1.97	24d	1	1.27mi
2324 Highview Rd SW Unit A Atlanta, GA	2.0	1.5	1200	$2,000	$1.67	24d	1	1.29mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	1.29mi
2507 Dale Creek Dr NW Atlanta, GA	3.0	1.0	1795	$1,900	$1.06	24d	1	1.29mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	21d	1	1.33mi
1770 Springview Rd NW Atlanta, GA	3.0	2.0	1262	$2,000	$1.58	24d	1	1.35mi
1619 Stokes Ave SW Atlanta, GA	3.0	2.0	1332	$2,400	$1.80	3d	1	1.36mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,654	$2.13	24d	1	1.39mi
505 W Ontario Ave SW Atlanta, GA	3.0	2.0	1587	$2,800	$1.76	21d	1	1.40mi
1735 Alvarado Ter SW Atlanta, GA	3.0	2.0	1235	$1,595	$1.29	22d	1	1.41mi
2190 Highview Rd SW Atlanta, GA	3.0	2.5	1305	$2,500	$1.92	2d	1	1.41mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	18d	1	1.41mi
438 Hamilton E Holmes Dr NW Atlanta, GA	4.0	3.0	2200	$5,500	$2.50	24d	1	1.43mi
198 Wellington St SW Atlanta, GA	3.0	2.5	1787	$2,700	$1.51	24d	1	1.44mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	24d	1	1.48mi
3051 Delmar Ln NW Atlanta, GA	3.0	2.0	1971	$2,500	$1.27	24d	1	1.48mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	24d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $195,000 Active 45 DOM
2. 2026-06-17
   days on market $195,000 Active 44 DOM
3. 2026-06-16
   days on market $195,000 Active 43 DOM
4. 2026-06-15
   days on market $195,000 Active 42 DOM
5. 2026-06-13
   days on market $195,000 Active 40 DOM
6. 2026-06-13
   days on market $195,000 Active 39 DOM
7. 2026-06-09
   days on market $195,000 Active 36 DOM
8. 2026-06-08
   days on market $195,000 Active 35 DOM
9. 2026-06-07
   days on market $195,000 Active 34 DOM
10. 2026-06-04
    days on market $195,000 Active 31 DOM
11. 2026-06-03
    days on market $195,000 Active 30 DOM
12. 2026-06-02
    days on market $195,000 Active 29 DOM
13. 2026-06-01
    days on market $195,000 Active 28 DOM
14. 2026-05-31
    days on market $195,000 Active 27 DOM
15. 2026-05-04
    listed $195,000 New 1142-char remark
16. 2026-04-21
    historical
17. 2026-03-13
    listed $239,000 New
18. 1996-08-27
    soldstatus $90,000

ⓘ 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: $3,679 · $307/mo
• Projected year-2 tax: $3,679 · $307/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 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,095
• − Mortgage interest: −$10,923
• − Property taxes: −$3,679
• − Insurance: −$975
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$5,673
• Taxable loss: −$169
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,941/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

+116.7% since first listed

4 events — show timeline

• 2026-05-04 Listed $195,000 GAMLS
• 2026-04-21 Listing Removed — GAMLS
• 2026-03-13 Listed $239,000 GAMLS
• 1996-08-27 Sold (Public Records) $90,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,679 · +8.4% YoY. Source: county tax records.