569 Middle St · Atlanta, GA 30310

$399,900

3 bd · 3.5 ba · 2,268 sqft · SingleFamily public records · 7 Days on market

Built 2023 2,352 sqft lot $176/sqft · 25% below area Est $503k · 20% 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 +7.8/30.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming bungalow located in the heart of Atlanta's rapidly growing West End area! This home offers great potential with spacious living areas, classic character, and a convenient intown location. Situated near the BeltLine, Downtown Atlanta, Mercedes-Benz Stadium, shopping, dining, parks, and major interstates for easy commuting. Ideal opportunity for homeowners or investors looking for value and growth potential in a developing community. Large lot with room to enjoy outdoor living, expansion possibilities, or entertaining. Conveniently located near public transportation and local amenities.

Key facts

• Large lot
• Near the beltline
• Outdoor living

Tags

• SPACIOUS LIVING AREAS
• CONVENIENT INTOWN LOCATION
• NEAR THE BELTLINE
• LARGE LOT
• OUTDOOR LIVING
• EXPANSION POSSIBILITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service: other; Other utilities
• Home design: Two-level home; Fee simple ownership; Resale condition; Slab foundation
• Construction: Built with other construction materials; Other roof type
• Exterior features: Front porch; Rear porch; Balcony; Other exterior features

Interior

• Kitchen: Breakfast bar; White cabinets; Kitchen island; Walk-in pantry; Other kitchen features
• Bedrooms: One bedroom on the main level; Three bedrooms on the upper level; Bedroom features: Other
• Flooring: Other flooring
• Bathrooms: Three full bathrooms; One half bathroom; Main level has one full bathroom and one half bathroom; Upper level has two full bathrooms; Master bathroom includes a double vanity and other features
• Heating & cooling: Electric heating; Ceiling fans; Electric cooling; Other heating and cooling features
• Interior features: One fireplace in the living room; No shared/common walls; Other interior features
• Laundry & utility: Laundry room located on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-441 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $344k (14.1% below list).
• Recommended offer: $322k (19.5% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: Charles L. Gideons Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 343 students, 100% FRL); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 445 students, 100% FRL); Carver High School Early College (math 10% / reading 24%, grade F, #269 of 424 statewide, top 65%, 575 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 10% at this address vs 32% district-wide (-21 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); 466 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 7y 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.
• Current owner paid $119k; list at $400k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $321,979 (19.5% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.86% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 9.7

CMA / ARV

• ARV (median comp): $502,791
• List price: $399,900
• Delta: -20.46%
• 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
514 Cohen St SW	0.17mi	4/3.0 (+1)	2,264 (-0%)	3mo	$535,000	$236	82
643 Gillette Ave SW	0.14mi	3/2.0	2,038 (-10%)	6mo	$250,000	$123	66
569 Hope St SW	0.15mi	4/3.0 (+1)	2,002 (-12%)	1mo	$447,750	$224	66
907 Oakhill Ave SW	0.26mi	3/2.0	2,108 (-7%)	6mo	$395,000	$187	65
765 Bonnie Brae Ave SW	0.41mi	4/3.0 (+1)	2,213 (-2%)	6mo	$645,000	$291	65
985 Mcdaniel St SW	0.43mi	3/3.5	2,520 (+11%)	1mo	$412,621	$164	61
369 Delevan St SW	0.54mi	3/2.5	2,400 (+6%)	5mo	$485,000	$202	57
727 Garibaldi St SW	0.43mi	4/3.5 (+1)	2,500 (+10%)	3mo	$535,000	$214	55
925 Tift Ave	0.33mi	3/2.0	1,938 (-15%)	6mo	$235,000	$121	50
1148 Welch St SW	0.65mi	4/2.5 (+1)	2,100 (-7%)	2mo	$225,000	$107	47
210 Ormond St SW	0.67mi	4/3.0 (+1)	2,490 (+10%)	7mo	$248,000	$100	40
1052 Windsor St SW	0.66mi	4/2.5 (+1)	2,583 (+14%)	3mo	$315,000	$122	34

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: -24.5%
• Equity multiple: 0.17×
• Total profit: $-93,395
• Equity at exit: $59,626

10-year hold

• IRR: -20.5%
• Equity multiple: -0.07×
• Total profit: $-119,552
• Equity at exit: $34,576

Cash invested: $111,972 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 466
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,436 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$892 /mo · $10,705/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $-441

Break-even live

Break-even rent $3,995

Max offer price $321,979

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-328	+0% $-441	+5% $-554	+10% $-667
Rent	-10% $-713	-5% $-577	+0% $-441	+5% $-305	+10% $-170
Rate	-1.0pp $-240	-0.5pp $-339	base $-441	+0.5pp $-545	+1.0pp $-650

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
798 Bender St SW Unit 1075536P Atlanta, GA	4.0	3.5	2292	$6,989	$3.05	8d	1	0.04mi
875 Beryl St SW Atlanta, GA	3.0	2.5	2060	$2,850	$1.38	16d	1	0.15mi
802 Lowndes Ave SW Atlanta, GA	3.0	2.0	1872	$2,550	$1.36	24d	1	0.31mi
685 Garibaldi St SW Atlanta, GA	3.0	2.5	1868	$1,900	$1.02	21d	1	0.44mi
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	27d	1	0.52mi
1089 Coleman St SW Atlanta, GA	4.0	3.0	2500	$4,500	$1.80	27d	1	0.55mi
907 Beecher St SW Atlanta, GA	4.0	2.0	1890	$6,500	$3.44	24d	1	0.67mi
746 Joseph E Lowery Blvd SW Atlanta, GA	3.0	2.5	1940	$2,550	$1.31	27d	1	0.67mi
697 Pryor St SW Unit 697 Atlanta, GA	3.0	5.0	2000	$4,250	$2.12	8d	1	0.67mi
1151 Smith St SW Atlanta, GA	3.0	2.5	1728	$1,100	$0.64	27d	1	0.71mi
1153 Smith St SW Atlanta, GA	3.0	2.5	1728	$2,023	$1.17	15d	1	0.71mi
504 Dunbar St SW Atlanta, GA	3.0	2.5	1728	$1,625	$0.94	27d	1	0.72mi
504 Dunbar St SW Atlanta, GA	3.0	2.5	1728	$1,625	$0.94	1d	1	0.72mi
931 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1700	$2,800	$1.65	1d	1	0.74mi
1141 Moton Ave SW Atlanta, GA	3.0	3.0	1584	$2,800	$1.77	27d	1	0.83mi
72 Ormond St SW Atlanta, GA	3.0	2.0	1664	$3,800	$2.28	27d	1	0.91mi
306 Fair St SW Atlanta, GA	3.0	3.5	2221	$3,400	$1.53	21d	1	0.92mi
1017 Sparks St SW Atlanta, GA	4.0	2.5	1950	$2,475	$1.27	27d	1	0.96mi
238 Walker St SW Atlanta, GA	1.0–2.0	1.0–2.5	1550	$2,685	$1.73	16d	2	1.08mi
496 Shannon Dr SW Atlanta, GA	3.0	2.0	1658	$2,900	$1.75	4d	1	1.14mi
496 Shannon Dr SW Atlanta, GA	3.0	2.0	1658	$3,250	$1.96	5d	1	1.14mi
660 Queen St SW Unit A Atlanta, GA	3.0	2.0	1840	$2,500	$1.36	27d	1	1.14mi
660 Queen St SW Unit B Atlanta, GA	3.0	3.0	1840	$3,250	$1.77	27d	1	1.14mi
444 Shannon Dr SW Atlanta, GA	3.0	2.0	1600	$2,450	$1.53	27d	1	1.16mi
551 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1597	$2,450	$1.53	27d	1	1.16mi
976 Dunning St SE Unit A Atlanta, GA	3.0	2.5	1598	$3,150	$1.97	24d	1	1.16mi
64 Bass St SE Atlanta, GA	3.0	3.0	2100	$3,295	$1.57	23d	1	1.18mi
684 Grady Pl SW Atlanta, GA	4.0	2.5	1806	$2,550	$1.41	15d	1	1.19mi
1005 Linam Ave SE Atlanta, GA	4.0	3.0	1757	$3,000	$1.71	27d	1	1.20mi
1412 Allene Ave SW Atlanta, GA	3.0	2.0	1705	$2,500	$1.47	27d	1	1.21mi
1449 Beatie Ave SW Atlanta, GA	3.0	2.0	1628	$2,481	$1.52	24d	1	1.26mi
570 Reed St SE Atlanta, GA	4.0	3.0	1812	$4,250	$2.35	21d	1	1.26mi
992 Fern Ave SE Atlanta, GA	3.0	3.0	2000	$5,000	$2.50	27d	1	1.27mi
484 Fraser St SE Unit 484 Atlanta, GA	3.0	2.5	1580	$2,350	$1.49	27d	1	1.29mi
71 Fulton St SE Atlanta, GA	3.0	2.5	1580	$2,395	$1.52	27d	1	1.34mi
71 Fulton St SE Atlanta, GA	3.0	2.5	1580	$2,395	$1.52	22d	1	1.34mi
1010 Dill Ave SW Atlanta, GA	4.0	3.0	2236	$2,850	$1.27	27d	1	1.35mi
85 Hammock Pl SE Atlanta, GA	3.0	2.5	1600	$3,600	$2.25	27d	1	1.35mi
152 Joseph Echols Lowery Blvd SW Atlanta, GA	4.0	3.0	1822	$4,000	$2.20	27d	1	1.38mi
436 Markham St SW Atlanta, GA	3.0	3.0	2010	$4,000	$1.99	27d	1	1.38mi

Listing history 27 events

1. 2026-06-08
   statusdays on market $399,900 Pending 7 DOM

   Show marketing remark (600 chars)

   Charming bungalow located in the heart of Atlanta's rapidly growing West End area! This home offers great potential with spacious living areas, classic character, and a convenient intown location. Situated near the BeltLine, Downtown Atlanta, Mercedes-Benz Stadium, shopping, dining, parks, and major interstates for easy commuting. Ideal opportunity for homeowners or investors looking for value and growth potential in a developing community. Large lot with room to enjoy outdoor living, expansion possibilities, or entertaining. Conveniently located near public transportation and local amenities.

2. 2026-06-07
   days on market $399,900 Active 6 DOM
3. 2026-06-04
   days on market $399,900 Active 3 DOM
4. 2026-06-03
   days on market $399,900 Active 2 DOM
5. 2026-06-02
   days on marketlisting id $399,900 Active 1 DOM
6. 2026-05-31
   days on market $399,900 Active 127 DOM
7. 2026-05-07
   status Active 769-char remark
8. 2026-04-29
   status Pending 769-char remark
9. 2026-04-21
   price $409,900 769-char remark
10. 2026-03-25
    price $419,900 769-char remark
11. 2026-02-11
    price $429,900 769-char remark
12. 2026-01-16
    listed $449,900 Active 769-char remark
13. 2025-09-30
    historical
14. 2025-09-22
    price $520,000
15. 2025-06-18
    listed $525,000 New
16. 2025-06-01
    historical $3,700
17. 2025-05-01
    listed $3,700
18. 2024-01-01
    historical $3,500
19. 2023-11-07
    listed $3,500
20. 2021-09-01
    soldstatus $119,000
21. 2021-03-29
    soldstatus $65,000
22. 2020-01-10
    soldstatus $18,300
23. 2020-01-01
    historical
24. 2019-11-20
    price $44,900
25. 2019-10-01
    listed $47,500 New
26. 2019-10-01
    historical
27. 2019-07-25
    listed $47,500 New

ⓘ 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: $10,705 · $892/mo
• Projected year-2 tax: $10,705 · $892/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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,237
• − Mortgage interest: −$22,401
• − Property taxes: −$10,705
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,299
• − Management: −$3,299
• − Depreciation: −$11,633
• Taxable loss: −$12,100
• Est. tax savings @ 24.0%: +$2,904
• After-tax cash flow: $-2,389/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

+741.9% since first listed

27 events — show timeline

• 2026-06-08 Pending — GAMLS
• 2026-06-08 Pending — FMLS
• 2026-05-31 Listing Removed — FMLS
• 2026-05-28 Listed $399,900 FMLS
• 2026-05-28 Listed $399,900 GAMLS
• 2026-05-22 Price Changed $399,900 FMLS
• 2026-05-07 Relisted — FMLS
• 2026-04-29 Pending — FMLS
• 2026-04-21 Price Changed $409,900 FMLS
• 2026-03-25 Price Changed $419,900 FMLS
• 2026-02-11 Price Changed $429,900 FMLS
• 2026-01-16 Listed $449,900 FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-22 Price Changed $520,000 GAMLS
• 2025-06-18 Listed $525,000 GAMLS
• 2025-06-01 Rental Removed $3,700 Avail
• 2025-05-01 Listed for Rent $3,700 Avail
• 2024-01-01 Rental Removed $3,500 FMLS
• 2023-11-07 Listed for Rent $3,500 FMLS
• 2021-09-01 Sold (Public Records) $119,000 Public Records
• 2021-03-29 Sold (Public Records) $65,000 Public Records
• 2020-01-10 Sold (Public Records) $18,300 Public Records
• 2020-01-01 Listing Removed — GAMLS
• 2019-11-20 Price Changed $44,900 GAMLS
• 2019-10-01 Listing Removed — GAMLS
• 2019-10-01 Listed $47,500 GAMLS
• 2019-07-25 Listed $47,500 GAMLS

Property tax history

+22.3%/yr

Latest (2025): $10,705 · +9.1% YoY. Source: county tax records.