Is 1471 Centra Villa in Atlanta, GA a good investment?

CashFlowRE grades it C+ with a 8.4% cap rate and $509/mo modeled cash flow at a $289,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1471 Centra Villa?

The modeled cap rate is 8.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $3,180/month, from CashFlowRE's rent model.

C+ Composite 62.85

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 +22.9/30.0
ARV discount +15.0/15.0
DSCR +7.3/10.0
1% rule +6.0/10.0
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

$289,900

1471 Centra Villa · Atlanta, GA 30311

6 bd · 4.0 ba · 3,194 sqft · SingleFamily · 97 Days on market

Built 1945 Good condition 10,454 sqft lot $91/sqft · 39% below area Est $472k · 39% 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

What this means for you Summary

Snapshot

This is a 6-bed/4.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $509 ($6k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($3k rent vs $290k).
Recommended offer: $264k (9.0% below list) — sets the bar for market timing.
Cap rate 8.4% 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); 422 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 111d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $3,180/mo this rent would consume 75% 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 97 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $29k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $263,809 (9.0% below list)

Questions for the listing agent

It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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: 1.10% ✓
Cap rate: 8.40%
Cash-on-cash: 7.52%
DSCR: 1.33
GRM: 7.6

CMA / ARV

ARV (median comp): $472,181
List price: $289,900
Delta: -38.60%
Verdict: UNDERPRICED
Comps: 13 within 1.0 mi

Show comp detail 5 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%)	16mo	$660,000	$209	56
1441 Boulevard Lorraine SW	0.27mi	5/3.5 (-1)	3,662 (+15%)	2mo	$325,000	$89	55
1370 Centra Villa Dr SW	0.22mi	5/3.0 (-1)	2,626 (-18%)	12mo	$400,000	$152	46
1309 Avonwood Cir SW	0.83mi	5/3.0 (-1)	2,800 (-12%)	5mo	$425,000	$152	31
2490 Cascade Rd SW	0.97mi	5/2.0 (-1)	2,702 (-15%)	14mo	$365,000	$135	15

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: -8.2%
Equity multiple: 0.71×
Total profit: $-23,858
Equity at exit: $43,225

10-year hold

IRR: -3.2%
Equity multiple: 0.82×
Total profit: $-14,887
Equity at exit: $25,065

Cash invested: $81,172 (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: 2 active · 2 under contract
Months of supply: 6.0 mo (17%/mo absorbed)
Median asking: $409,950 ($137/sqft)
Median days on market: 48 d
This list price: lowest-priced of the active set
ARV vs active asking: +7.8% 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: 422
Price-to-rent: 7.6×

Monthly cashflow live

Estimated rent: $3,180 high interval (Pro) →
Mortgage (P&I): −$1,520
Tax est. 1.5%: −$362 /mo · $4,348/yr
Insurance: −$121
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$668
Net cashflow: $509

Break-even live

Break-even rent $2,536

Max offer price $289,900

Occupancy floor 79%

Sensitivity live

Price	-10% $709	-5% $609	+0% $509	+5% $408	+10% $308
Rent	-10% $257	-5% $383	+0% $509	+5% $634	+10% $760
Rate	-1.0pp $655	-0.5pp $582	base $509	+0.5pp $433	+1.0pp $357

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: $72,475
Closing costs: $8,697
Club membership (one-time): —
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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1441 Boulevard Lorraine SW Atlanta, GA	5.0	3.5	3662	$2,950	$0.81	140d	1	0.26mi
1441 Boulevard Lorraine SW Atlanta, GA	5.0	3.5	3662	$2,850	$0.78	161d	1	0.26mi
1362 Graymont Dr SW Atlanta, GA	5.0	4.5	2500	$6,000	$2.40	7d	1	1.03mi
1267 Graymont Dr SW Atlanta, GA	5.0	3.5	2400	$2,800	$1.17	110d	1	1.06mi
1739 Beecher St SW Atlanta, GA	5.0	3.0	2100	$2,595	$1.24	31d	1	1.41mi
1739 Beecher St SW Atlanta, GA	5.0	3.0	2100	$2,595	$1.24	29d	1	1.41mi

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

2026-11-08

days on market $289,900 Active 97 DOM
2026-11-07

days on market $289,900 Active 96 DOM
2026-11-06

days on market $289,900 Active 95 DOM
2026-11-05

days on market $289,900 Active 94 DOM
2026-11-04

days on market $289,900 Active 93 DOM
2026-11-02

days on market $289,900 Active 91 DOM
2026-11-01

days on market $289,900 Active 90 DOM
2026-10-31

days on market $289,900 Active 89 DOM
2026-10-30

days on market $289,900 Active 88 DOM
2026-10-30

price $289,900 Active 87 DOM
2026-10-29

days on market $299,900 Active 87 DOM
2026-10-28

days on market $299,900 Active 86 DOM
2026-10-27

days on market $299,900 Active 85 DOM
2026-10-26

days on market $299,900 Active 84 DOM
2026-10-26

days on market $299,900 Active 83 DOM
2026-10-24

days on market $299,900 Active 82 DOM
2026-10-23

days on market $299,900 Active 81 DOM
2026-10-22

days on market $299,900 Active 80 DOM
2026-10-21

days on market $299,900 Active 79 DOM
2026-10-20

days on market $299,900 Active 78 DOM
2026-10-19

days on market $299,900 Active 77 DOM
2026-10-18

days on market $299,900 Active 76 DOM
2026-10-17

days on market $299,900 Active 75 DOM
2026-10-16

days on market $299,900 Active 74 DOM
2026-10-15

days on market $299,900 Active 73 DOM
2026-10-14

days on market $299,900 Active 72 DOM
2026-10-13

days on market $299,900 Active 71 DOM
2026-10-12

days on market $299,900 Active 70 DOM
2026-10-11

days on market $299,900 Active 69 DOM
2026-10-10

days on market $299,900 Active 68 DOM
2026-10-09

days on market $299,900 Active 67 DOM
2026-10-08

days on market $299,900 Active 66 DOM
2026-10-07

days on market $299,900 Active 65 DOM
2026-10-06

days on market $299,900 Active 64 DOM
2026-10-05

days on market $299,900 Active 63 DOM
2026-10-04

days on market $299,900 Active 62 DOM
2026-10-04

days on market $299,900 Active 61 DOM
2026-10-02

days on market $299,900 Active 60 DOM
2026-10-01

days on market $299,900 Active 59 DOM
2026-09-30

days on market $299,900 Active 58 DOM
2026-09-29

days on market $299,900 Active 57 DOM
2026-09-28

days on market $299,900 Active 56 DOM
2026-09-27

pricedays on market $299,900 Active 55 DOM
2026-09-26

days on market $309,900 Active 54 DOM
2026-09-25

days on market $309,900 Active 53 DOM
2026-09-24

days on market $309,900 Active 52 DOM
2026-09-23

days on market $309,900 Active 51 DOM
2026-09-22

days on market $309,900 Active 50 DOM
2026-09-21

days on market $309,900 Active 49 DOM
2026-09-20

days on market $309,900 Active 48 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: $38,156
− Mortgage interest: −$16,239
− Property taxes: −$4,348
− Insurance: −$1,450
− Repairs & maintenance: −$3,053
− Management: −$3,053
− Depreciation: −$8,433
Taxable income: $1,581

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$379
After-tax cash flow: $5,723/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%
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: —

Market trends

HPI YoY: ▼ -129.99%
Current HPI: 259.954
Rent YoY: ▼ -0.19%
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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

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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