1451 Kennesaw Dr NW Unit A-B · Atlanta, GA 30318

$400,000

8 bd · 0.0 ba · — sqft · MultiFamily · 32 Days on market

Built 2005 Fair condition 0.29 ac lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

INVESTORS SPECIAL in the heart of Atlanta's rapidly growing GROVE PARK community! Are you looking for a rare opportunity that is positioned in a high-demand area experiencing rapid appreciation? This VACANT duplex is a rare income-producing opportunity with endless potential for long-term rentals, PadSplit, student housing, Airbnb, Section 8, or owner-occupied house hacking. Unit A features 4 bedrooms and 2 full baths across two levels, while Unit B offers 3 bedrooms and 2 full baths on one level. With 7 total bedrooms, 4 bathrooms, a driveway for multiple vehicles, a level backyard and near public transit, this property is designed for maximum cash flow. NO TENANTS means NO WAITING! Start

Key facts

• Public transit
• Level backyard
• Vacant duplex

Tags

• VACANT DUPLEX
• INCOME-PRODUCING OPPORTUNITY
• LEVEL BACKYARD
• PUBLIC TRANSIT
• MINUTES FROM QUARRY YARDS
• MINUTES FROM ATLANTA BELTLINE

Property features AI

Finance

• Other: Two-unit building
• Financial info: Listing offered cash or conventional; Sold As Is with no disclosure
• HOA & community: No HOA; Community park nearby

Exterior

• Parking: 4 parking spaces; More than one space per unit
• Utilities: Public water; Public sewer; Sewer connected; Wind energy generation
• Home design: Residential income property; Multi-family; Other structure type; Built in 2005
• Construction: Block foundation
• Exterior features: Wood siding

Interior

• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Two levels; No basement; Resale condition
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 1×4bd/2ba + 1×3bd/2ba units multifamily listed at $400k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive. Per door: $338/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $388k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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.
• Market conditions: Rents rising (+3.3%/yr); 722 active listings in the ZIP; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $4,355/mo this rent would consume 63% of the median local household income ($83k/yr) (locally 4182% 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 $3k of loan paydown is wiped out by about $12k 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 32 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $388,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
559 Woodlawn Ave	0.24mi	8/6.0	—	4mo	$450,000	—	53
5 Evelyn Way NW	0.60mi	9/6.0 (+1)	—	23mo	$637,500	—	20

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-20,546
• Equity at exit: $59,641

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $42,540
• Equity at exit: $34,585

Cash invested: $112,000 (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: 722
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $4,355 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$915
• Net cashflow: $676

Break-even live

Break-even rent $3,499

Max offer price $400,000

Occupancy floor 79%

Sensitivity live

Price	-10% $953	-5% $814	+0% $676	+5% $538	+10% $400
Rent	-10% $332	-5% $504	+0% $676	+5% $848	+10% $1,020
Rate	-1.0pp $878	-0.5pp $778	base $676	+0.5pp $572	+1.0pp $467

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	2	$2,343
1× unit	3	2	$2,012
Total (2 units)			$4,355

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $400,000 Active 32 DOM
2. 2026-06-17
   days on market $400,000 Active 31 DOM
3. 2026-06-16
   days on market $400,000 Active 30 DOM
4. 2026-06-15
   days on market $400,000 Active 29 DOM
5. 2026-06-13
   days on market $400,000 Active 27 DOM
6. 2026-06-13
   days on market $400,000 Active 26 DOM
7. 2026-06-09
   days on market $400,000 Active 23 DOM
8. 2026-06-08
   days on market $400,000 Active 22 DOM
9. 2026-06-07
   days on market $400,000 Active 21 DOM
10. 2026-06-04
    days on market $400,000 Active 18 DOM
11. 2026-06-03
    days on market $400,000 Active 17 DOM
12. 2026-06-02
    days on market $400,000 Active 16 DOM
13. 2026-06-01
    days on market $400,000 Active 15 DOM
14. 2026-05-31
    statusdays on market $400,000 Active 14 DOM
15. 2026-05-17
    listed $400,000 New

ⓘ 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 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,260
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,181
• − Management: −$4,181
• − Depreciation: −$11,636
• Taxable income: $1,856
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $7,668/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 · 13 photos

Fair 45/100 Extensive rehab

This vacant duplex requires extensive repairs and renovations to bring it up to a fair condition. The kitchen and bathrooms are in poor condition and need to be completely renovated. The HVAC and mechanical systems also need to be replaced or repaired. With proper renovations, this property has the potential to increase its resale and rental value significantly.

Repairs flagged

• Major Kitchen cabinets — The cabinets are visibly damaged and need to be replaced.
• Major Kitchen countertops — The countertops are in poor condition and need to be replaced.
• Major Bathroom fixtures — The fixtures are damaged and need to be replaced.
• Major Bathroom tub/shower — The tub and shower area need a complete renovation.
• Major Flooring — The flooring in the kitchen and bathrooms needs to be replaced.
• Major Interior walls — The walls need to be repainted and any damaged areas repaired.
• Major HVAC and mechanical systems — The systems are in poor condition and need to be replaced or repaired.

Value-add opportunities

• Both Kitchen renovation — A new kitchen will increase the home's resale and rental value by making it more appealing to potential buyers and renters.
• Both Bathroom renovation — A new bathroom will also increase the home's resale and rental value by making it more appealing to potential buyers and renters.
• Both HVAC and mechanical systems replacement — Upgrading the HVAC and mechanical systems will improve the home's energy efficiency and comfort, increasing its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are visibly damaged and need to be replaced.	Major	$15,000–50,000
Kitchen countertops · The countertops are in poor condition and need to be replaced.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are damaged and need to be replaced.	Major	$15,000–50,000
Bathroom tub/shower · The tub and shower area need a complete renovation.	Major	$15,000–50,000
Flooring · The flooring in the kitchen and bathrooms needs to be replaced.	Major	$15,000–50,000
Interior walls · The walls need to be repainted and any damaged areas repaired.	Major	$15,000–50,000
HVAC and mechanical systems · The systems are in poor condition and need to be replaced or repaired.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Kitchen renovation — A new kitchen will increase the home's resale and rental value by making it more appealing to potential buyers and renters. ↑
• Both Bathroom renovation — A new bathroom will also increase the home's resale and rental value by making it more appealing to potential buyers and renters. ↑
• Both HVAC and mechanical systems replacement — Upgrading the HVAC and mechanical systems will improve the home's energy efficiency and comfort, increasing its resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-17 Listed $400,000 GAMLS