245 Amal Dr SW Apt 2010 · Atlanta, GA 30315

$149,000

1 bd · 1.0 ba · 807 sqft · Condo public records · 192 Days on market

Built 2003 $185/sqft · at area comps Est $154k · at est. $178/mo HOA · 13% of rent ↓ 26% since listing

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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).

• Cash flow +12.8/30.0
• ARV discount +8.8/15.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• DSCR +3.8/10.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You can own for less than you pay in rent. Why not become the homeowner of this completely redone and move-in ready urban townhome in a very desirable neighborhood. Relax at the neighborhood pool, socialize in downtown Atlanta, or just breathe and reset on your private porch overlooking the quiet street. A true gem that won't last long. Make it yours today. Call for special lender concessions to qualified buyers.

Key facts

• Quiet street
• Private porch
• Neighborhood pool

Tags

• NEIGHBORHOOD POOL
• PRIVATE PORCH
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-13 ($-159/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (10.4% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Thomas Heathe Slater Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 569 students, 100% FRL); Judson Price Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 283 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 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 (+3.2%/yr); 388 active listings in the ZIP; 28 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).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 192 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Recommended offer $131,120 (12.0% 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. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (median comp): $153,548
• List price: $149,000
• Delta: -2.96%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-24,636
• Equity at exit: $22,216

10-year hold

• IRR: -7.9%
• Equity multiple: 0.49×
• Total profit: $-21,088
• Equity at exit: $12,883

Cash invested: $41,720 (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 30315

• Rents YoY: 3.2%
• Active inventory: 388
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$781
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$62
• HOA: −$178
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-13

Break-even live

Break-even rent $1,352

Max offer price $146,657

Occupancy floor 96%

Sensitivity live

Price	-10% $71	-5% $29	+0% $-13	+5% $-55	+10% $-98
Rent	-10% $-119	-5% $-66	+0% $-13	+5% $39	+10% $92
Rate	-1.0pp $62	-0.5pp $25	base $-13	+0.5pp $-52	+1.0pp $-91

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,249	$1.32	24d	1	0.07mi
375 Lincoln St SW Atlanta, GA	1.0	1.0	1020	$750	$0.74	27d	1	0.48mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	21d	1	0.55mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	27d	7	0.56mi
2308 Lakewood Ave SW Unit A Atlanta, GA	1.0	1.0	1112	$895	$0.80	27d	1	0.62mi
51 Bowen Ave SE Atlanta, GA	1.0	1.0	800	$1,025	$1.28	4d	1	0.74mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,480	$1.60	5d	6	0.75mi
2000 Rambling Ln Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,275	$1.18	0d	9	0.76mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	27d	1	0.85mi
1782 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	27d	1	0.85mi
1780 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	27d	1	0.86mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	27d	1	0.94mi
1293-1295 Marcy St SE Unit 7 Atlanta, GA	1.0	1.0	650	$950	$1.46	27d	1	1.04mi
1295 Marcy St SE Atlanta, GA	1.0	1.0	650	$950	$1.46	27d	1	1.04mi
1788 Broadwell St SW Atlanta, GA	2.0	2.0	1017	$1,850	$1.82	27d	1	1.05mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	20d	1	1.05mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	27d	1	1.06mi
1293 Marcy St SE Unit 8 Atlanta, GA	1.0	1.0	600	$950	$1.58	27d	1	1.07mi
1178 Garibaldi St SW Atlanta, GA	1.0	1.0	650	$950	$1.46	27d	1	1.17mi
1187 McDaniel St SW Unit B Atlanta, GA	2.0	1.0	1038	$1,025	$0.99	14d	1	1.18mi
1148 Booker Ave SW Atlanta, GA	1.0	1.0	1012	$900	$0.89	19d	1	1.21mi
1180 Sims St SW Atlanta, GA	2.0	1.0	772	$1,100	$1.42	27d	1	1.22mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$1,894	$1.96	1d	30	1.24mi
1093 West Ave SW Atlanta, GA	2.0	1.0–2.0	770	$1,319	$1.71	1d	6	1.28mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$1,798	$2.01	1d	21	1.34mi
72 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	818	$1,636	$2.00	0d	19	1.40mi
825 Erin Ave SW Atlanta, GA	2.0	1.0	776	$3,000	$3.87	27d	1	1.44mi
1056 Hank Aaron Dr SW Atlanta, GA	1.0–2.0	1.0	753	$915	$1.22	10d	6	1.45mi

HOA detail condo

• Monthly dues: $178 · $2,136/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-22
   days on market $149,000 Active 192 DOM
2. 2026-06-21
   days on market $149,000 Active 191 DOM
3. 2026-06-18
   days on market $149,000 Active 188 DOM
4. 2026-06-17
   days on market $149,000 Active 187 DOM
5. 2026-06-16
   days on market $149,000 Active 186 DOM
6. 2026-06-15
   days on market $149,000 Active 185 DOM
7. 2026-06-13
   days on market $149,000 Active 183 DOM
8. 2026-06-13
   days on market $149,000 Active 182 DOM
9. 2026-06-09
   days on market $149,000 Active 179 DOM
10. 2026-06-08
    days on market $149,000 Active 178 DOM
11. 2026-06-07
    days on market $149,000 Active 177 DOM
12. 2026-06-04
    days on market $149,000 Active 174 DOM
13. 2026-06-03
    days on market $149,000 Active 173 DOM
14. 2026-06-02
    days on market $149,000 Active 172 DOM
15. 2026-06-01
    days on market $149,000 Active 171 DOM
16. 2026-05-31
    days on market $149,000 Active 170 DOM
17. 2025-12-12
    listed $149,000 New 420-char remark

    Show marketing remark (420 chars)

    You can own for less than you pay in rent. Why not become the homeowner of this completely redone and move-in ready urban townhome in a very desirable neighborhood. Relax at the neighborhood pool, socialize in downtown Atlanta, or just breathe and reset on your private porch overlooking the quiet street. A true gem that won't last long. Make it yours today. Call for special lender concessions to qualified buyers.

18. 2025-11-30
    historical
19. 2025-06-03
    listed $158,900 New
20. 2025-04-09
    historical
21. 2025-04-09
    historical
22. 2025-01-26
    listed $164,900 Active
23. 2025-01-26
    listed $164,900 New
24. 2024-11-30
    historical
25. 2024-11-30
    historical
26. 2024-09-18
    price $169,900
27. 2024-09-18
    price $169,900
28. 2024-07-17
    listed $179,000 Active
29. 2024-06-09
    listed $179,000 New
30. 2024-05-25
    historical
31. 2024-05-02
    price $195,000
32. 2024-03-21
    listed $200,000 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: $555 · $46/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$816/yr (+$68/mo · 147.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,017
• − Mortgage interest: −$8,346
• − Property taxes: −$555
• − Insurance: −$745
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − HOA: −$2,136
• − Depreciation: −$4,335
• Taxable loss: −$2,663
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $480/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): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

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 (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

-25.5% since first listed

16 events — show timeline

• 2025-12-12 Listed $149,000 GAMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-06-03 Listed $158,900 GAMLS
• 2025-04-09 Listing Removed — GAMLS
• 2025-04-09 Listing Removed — FMLS
• 2025-01-26 Listed $164,900 GAMLS
• 2025-01-26 Listed $164,900 FMLS
• 2024-11-30 Listing Removed — FMLS
• 2024-11-30 Listing Removed — GAMLS
• 2024-09-18 Price Changed $169,900 FMLS
• 2024-09-18 Price Changed $169,900 GAMLS
• 2024-07-17 Listed $179,000 FMLS
• 2024-06-09 Listed $179,000 GAMLS
• 2024-05-25 Listing Removed — GAMLS
• 2024-05-02 Price Changed $195,000 GAMLS
• 2024-03-21 Listed $200,000 GAMLS

Property tax history

+6.4%/yr

Latest (2025): $555 · -6.0% YoY. Source: county tax records.