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1471 Centra Villa
C- Composite 53.97
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 +17.3/30.0
  • ARV discount +15.0/15.0
  • DSCR +5.4/10.0
  • 1% rule +4.7/10.0
  • Livability +4.2/5.0
  • Condition / age +3.8/5.0
  • Rent growth +2.5/5.0
  • Schools +1.3/10.0
  • Appreciation +0.0/10.0

$309,900

1471 Centra Villa · Atlanta, GA 30311
6 bd · 4.0 ba · 3,194 sqft · SingleFamily · 51 Days on market
Built 1945 Good condition 10,454 sqft lot $97/sqft · 36% below area Est $484k · 36% under ↓ 9% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

A versatile value-add opportunity, 1471 Centra Villa Drive SW offers a flexible footprint ideal for buyers seeking a creative renovation project with long-term upside. The home includes an added second-floor level and a layout well suited for an FHA 203(k) renovation loan, allowing an owner-occupant to customize finishes while building equity. The configuration supports multigenerational living, with the potential for private suites, shared spaces, or extended family accommodations. The driveway allows for parking with convenient access to the basement entrance, enhancing functionality for separate living areas or guests. Investors will appreciate the multiple potential exit strategies, including buy-and-hold rental, short-term rental, PadSplit-style shared housing, or bed-and-breakfast use (subject to zoning and local regulations). Conveniently located near major roadways and key Atlanta destinations, this property presents a strong opportunity for both owner-occupants and investors seeking a value-add project.

Key facts

  • Second-floor level
  • Private suites
  • 0.24 acre lot

Tags

SECOND-FLOOR LEVELPRIVATE SUITESEXTENDED FAMILY ACCOMMODATIONSPARKING WITH CONVENIENT ACCESS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 6-bed/4.0-bath single-family listed at $310k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $225 ($3k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (3.3% below list).
  • Recommended offer: $300k (3.3% below list) — sets the bar for 1% rule.
  • Cap rate 7.2% 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: Tuskegee Airman Global Academy (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 520 students, 100% FRL); Herman J. Russell West End Academy (math 12% / reading 12%, grade F, #417 of 470 statewide, top 90%, 399 students, 100% FRL); Booker T. Washington High School (math 24% / reading 24%, grade F, #184 of 424 statewide, top 48%, 831 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 13% at this address vs 32% district-wide (-18 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 soft (-0.2%/yr); 365 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 95d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
  • At $2,996/mo this rent would consume 71% of the median local household income ($51k/yr) (locally 17% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 51 days — a 3% lower offer ($301k) 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.

Risks & watch-outs

  • Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
  • Climate carrying-cost: major wind risk, 27% 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 $299,559 (3.3% below list)

Questions for the listing agent

  1. It's been on market 51 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 1945 — 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
0.97% ✗
Cap rate
7.16%
Cash-on-cash
3.11%
DSCR
1.14
GRM
8.6

CMA / ARV

ARV (median comp)
$483,922
List price
$309,900
Delta
-35.96%
Verdict
UNDERPRICED
Comps
12 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
2261 Venetian Dr 0.51mi 5/4.0 (-1) 3,162 (-1%) 14mo $660,000 $209 58
1370 Centra Villa Dr SW 0.22mi 5/3.0 (-1) 2,626 (-18%) 11mo $400,000 $152 47
888 Willis Mill Rd SW 1.46mi 6/4.0 3,600 (+13%) 1mo $634,888 $176 43
1675 Dodson Dr SW 1.18mi 6/4.5 3,400 (+6%) 17mo $450,000 $132 38
1309 Avonwood Cir SW 0.83mi 5/3.0 (-1) 2,800 (-12%) 4mo $425,000 $152 32
2126 Beecher Cir SW 1.28mi 7/4.0 (+1) 2,566 (-20%) 12mo $450,000 $175 25
1181 Cardinal Way 1.38mi 6/4.5 3,776 (+18%) 22mo $625,000 $166 20
2348 Venetian Dr SW 0.80mi 5/3.0 (-1) 2,856 (-11%) 25mo $499,990 $175 18
2490 Cascade Rd SW 0.97mi 5/2.0 (-1) 2,702 (-15%) 13mo $365,000 $135 16
1362 Graymont Dr SW 1.01mi 5/4.5 (-1) 2,500 (-22%) 22mo $410,000 $164 14
1605 Beecher St SW 1.49mi 5/3.0 (-1) 2,600 (-19%) 23mo $510,000 $196 12
1325 Aniwaka Ave SW 0.76mi 5/2.5 (-1) 2,514 (-21%) 22mo $220,000 $88 11

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 · 0.0% rent growth · sell at horizon

5-year hold
IRR
-14.8%
Equity multiple
0.49×
Total profit
$-44,629
Equity at exit
$46,207
10-year hold
IRR
-12.2%
Equity multiple
0.38×
Total profit
$-54,164
Equity at exit
$26,794

Cash invested: $86,772 (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 →
Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
1 active · 2 under contract
Months of supply
6.0 mo (17%/mo absorbed)
Median asking
$545,000 ($193/sqft)
Median days on market
47 d
This list price
lowest-priced of the active set
ARV vs active asking
-21.5% vs current asking $/sqft

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

ZIP-level market 30311

Home prices YoY
-33.3%
Rents YoY
-0.2%
Active inventory
365
Price-to-rent
8.6×

Monthly cashflow live

Estimated rent
$2,996 medium interval (Pro) →
Mortgage (P&I)
−$1,625
Tax est. 1.5%
−$387 /mo · $4,648/yr
Insurance
−$129
HOA
−$0
Vacancy / Maint / Mgmt
−$629
Net cashflow
$225

Break-even live

Break-even rent $2,711
Max offer price $309,900
Occupancy floor 87%

Sensitivity live

Price -10% $439 -5% $332 +0% $225 +5% $118 +10% $11
Rent -10% $-12 -5% $107 +0% $225 +5% $343 +10% $462
Rate -1.0pp $381 -0.5pp $304 base $225 +0.5pp $145 +1.0pp $63

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
$77,475
Closing costs
$9,297
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 4 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1441 Boulevard Lorraine SW Atlanta, GA 5.0 3.5 3662 $2,850 $0.78 115d 1 0.26mi
1441 Boulevard Lorraine SW Atlanta, GA 5.0 3.5 3662 $2,950 $0.81 94d 1 0.26mi
1336 Willow Trl SW Atlanta, GA 5.0 2.0 2200 $2,500 $1.14 55d 1 0.88mi
1267 Graymont Dr SW Atlanta, GA 5.0 3.5 2400 $2,800 $1.17 65d 1 1.06mi

Property features AI

Exterior

Parking
Assigned parkingTotal of 6 parking spaces
Utilities
Public waterPublic sewerCable available
Home design
One levelFixer conditionOther construction materialsOther roofFoundation details: see remarks
Construction
See remarks for foundation details
Exterior features
City street frontage

Interior

Kitchen
No specific kitchen features listedOther appliances
Bedrooms
Three main-level bedroomsThree upper-level bedroomsOversized master bedroom
Flooring
Laminate flooring
Bathrooms
Four full bathroomsTwo main-level bathroomsTwo upper-level full bathroomsBasement bath stubbed
Heating & cooling
Central heatingCentral air
Interior features
No common wallsOther interior features
Laundry & utility
Laundry in hall

Listing history 50 events

  1. 2026-09-23
    days on market $309,900 Active 51 DOM
  2. 2026-09-22
    days on market $309,900 Active 50 DOM
  3. 2026-09-21
    days on market $309,900 Active 49 DOM
  4. 2026-09-20
    days on market $309,900 Active 48 DOM
  5. 2026-09-19
    days on market $309,900 Active 47 DOM
  6. 2026-09-18
    days on market $309,900 Active 46 DOM
  7. 2026-09-17
    days on market $309,900 Active 45 DOM
  8. 2026-09-16
    days on market $309,900 Active 44 DOM
  9. 2026-09-15
    days on market $309,900 Active 43 DOM
  10. 2026-09-14
    days on market $309,900 Active 42 DOM
  11. 2026-09-13
    days on market $309,900 Active 41 DOM
  12. 2026-09-12
    days on market $309,900 Active 40 DOM
  13. 2026-09-11
    days on market $309,900 Active 39 DOM
  14. 2026-09-05
    days on market $309,900 Active 33 DOM
  15. 2026-09-04
    days on market $309,900 Active 32 DOM
  16. 2026-09-03
    days on market $309,900 Active 31 DOM
  17. 2026-08-31
    days on market $309,900 Active 28 DOM
  18. 2026-08-29
    days on market $309,900 Active 26 DOM
  19. 2026-08-28
    days on market $309,900 Active 25 DOM
  20. 2026-08-27
    pricedays on market $309,900 Active 24 DOM
  21. 2026-08-25
    days on market $314,000 Active 22 DOM
  22. 2026-08-24
    days on market $314,000 Active 21 DOM
  23. 2026-08-23
    days on market $314,000 Active 20 DOM
  24. 2026-08-22
    days on market $314,000 Active 19 DOM
  25. 2026-08-21
    days on market $314,000 Active 18 DOM
  26. 2026-08-20
    days on market $314,000 Active 17 DOM
  27. 2026-08-19
    days on market $314,000 Active 16 DOM
  28. 2026-08-18
    days on market $314,000 Active 15 DOM
  29. 2026-08-17
    days on market $314,000 Active 14 DOM
  30. 2026-08-16
    days on market $314,000 Active 13 DOM
  31. 2026-08-15
    days on market $314,000 Active 12 DOM
  32. 2026-08-14
    days on market $314,000 Active 11 DOM
  33. 2026-08-13
    days on market $314,000 Active 10 DOM
  34. 2026-08-12
    days on market $314,000 Active 9 DOM
  35. 2026-08-11
    days on market $314,000 Active 8 DOM
  36. 2026-08-10
    days on market $314,000 Active 7 DOM
  37. 2026-08-09
    days on market $314,000 Active 6 DOM
  38. 2026-08-08
    days on market $314,000 Active 5 DOM
  39. 2026-08-06
    days on market $314,000 Active 3 DOM
  40. 2026-08-05
    price $314,000 Active 2 DOM
  41. 2026-08-05
    days on market $319,000 Active 2 DOM
  42. 2026-08-04
    days on marketlisting id $319,000 Active 1 DOM
  43. 2026-08-03
    days on market $319,000 Active 199 DOM
  44. 2026-07-31
    days on market $319,000 Active 196 DOM
  45. 2026-07-30
    days on market $319,000 Active 194 DOM
  46. 2026-07-26
    days on market $319,000 Active 191 DOM
  47. 2026-07-24
    days on market $319,000 Active 189 DOM
  48. 2026-07-23
    days on market $319,000 Active 188 DOM
  49. 2026-07-22
    days on market $319,000 Active 187 DOM
  50. 2026-07-21
    days on market $319,000 Active 186 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6/10 Major 27% chance of damaging wind over 30 yrs
  • 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$35,947
− Mortgage interest
−$17,359
− Property taxes
−$4,648
− Insurance
−$1,550
− Repairs & maintenance
−$2,876
− Management
−$2,876
− Depreciation
−$9,015
Taxable loss
−$2,377
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$570
After-tax cash flow
$3,269/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $15,970–$47,910 screening

This home is in good condition with cosmetic updates, offering a move-in-ready living space with potential for further value enhancement through exterior painting and landscaping.

Value-add opportunities

  • Both Painting exterior trim — Enhances curb appeal and value ↑
  • Both Landscaping and curb appeal — Improves curb appeal and value ↑
  • Both New flooring in bathrooms — Enhances aesthetics and value ↑
  • Both New lighting fixtures — Improves aesthetics and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 13/100

Zoned Schools

Elementary Tuskegee Airman Global Academy F GA #1,204/1,228 Nat'l #41,309/41,679 Middle Herman J. Russell West End Academy F GA #417/470 Nat'l #13,125/14,009 High Booker T. Washington High School F GA #184/424 Nat'l #12,478/17,239

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)
34,953
Household income
$50,649
Rent vs Own
57.1% rent · 42.9% own
Severe rent burden
17% of renters

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 (89%)
Race & ethnicity
Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
Common ancestry
Hispanic 1%
Foreign-born
5% · Canada
Languages at home
93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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
—

Price history

-8.6% since first listed
6 events — show timeline
  • 2026-07-20 Listed $319,000 FMLS
  • 2026-07-01 Price Changed $319,000 GAMLS
  • 2026-06-01 Price Changed $329,000 GAMLS
  • 2026-04-27 Price Changed $334,000 GAMLS
  • 2026-02-25 Price Changed $344,000 GAMLS
  • 2026-01-12 Listed $349,000 GAMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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