613 Mcdonald St SE · Atlanta, GA 30312

$299,900

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 151 Days on market

Built 1920 3,397 sqft lot Est $578k · 48% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property presents a fantastic investment opportunity, ideally located near downtown Atlanta. It's within walking distance to shopping, offering great convenience for potential tenants or buyers. The home boasts a charming 3-bedroom, 1-bath layout, complete with a privacy fence for added seclusion. Additionally, the property offers a view of the downtown skyline, providing a unique urban appeal. With its prime location and desirable features, this could be a valuable addition to any portfolio or making your primary home and forever home.

Key facts

• Privacy fence
• 3,397 sq ft lot
• 2 parking spots

Tags

• WALKING DISTANCE TO SHOPPING
• PRIVACY FENCE
• VIEW OF DOWNTOWN SKYLINE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Parkside Elementary School (math 22% / reading 37%, grade F, #633 of 1,228 statewide, top 54%, 563 students, 45% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 237 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 44% of the median local income ($83k/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 $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 151 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $300k implies a 1835% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $577,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Bryan St SE	0.20mi	4/2.0 (+1)	1,349 (+5%)	3mo	$409,900	$304	70
169 Powell St SE	0.29mi	2/1.0 (-1)	1,139 (-11%)	1mo	$500,000	$439	62
793 Harold Ave SE	0.42mi	2/2.0 (-1)	1,348 (+5%)	2mo	$720,000	$534	61
173 Berean Ave SE	0.27mi	3/2.0	1,446 (+13%)	3mo	$650,000	$450	60
173 Chester Ave SE	0.51mi	3/2.5	1,364 (+6%)	2mo	$645,000	$473	58
71 Howell St NE	0.73mi	2/1.0 (-1)	1,274 (-1%)	6mo	$425,000	$334	55
114 Tye St SE	0.41mi	2/2.0 (-1)	1,150 (-10%)	1mo	$650,000	$565	54
333 Stovall St SE	0.73mi	4/1.0 (+1)	1,232 (-4%)	6mo	$447,200	$363	49
318 Kelly St SE	0.74mi	3/2.0	1,350 (+5%)	6mo	$423,000	$313	48
317 Stovall St SE	0.74mi	3/2.0	1,380 (+8%)	2mo	$485,000	$351	47
826 Kirkwood Ave SE	0.51mi	3/2.5	1,473 (+15%)	8mo	$745,000	$506	39
80 Randolph St NE	0.73mi	3/3.0	1,436 (+12%)	8mo	$681,500	$475	32

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 · 2.84% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-6,642
• Equity at exit: $44,716

10-year hold

• IRR: 7.4%
• Equity multiple: 1.55×
• Total profit: $46,441
• Equity at exit: $25,930

Cash invested: $83,972 (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 30312

• Rents YoY: 2.8%
• Active inventory: 237
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,064 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $669

Break-even live

Break-even rent $2,217

Max offer price $299,900

Occupancy floor 73%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Woodward Ave SE Atlanta, GA	2.0	1.0	1253	$2,700	$2.15	21d	1	0.03mi
249 Powell St SE Atlanta, GA	3.0	2.0	1800	$3,500	$1.94	24d	1	0.14mi
647 Bryan St SE Atlanta, GA	2.0	2.0	1500	$3,500	$2.33	18d	1	0.14mi
189 Berean Ave SE Atlanta, GA	2.0	1.5	996	$3,200	$3.21	20d	1	0.23mi
720 Mollie St SE Atlanta, GA	3.0	2.0	1500	$5,000	$3.33	20d	1	0.27mi
465 Memorial Dr SE Atlanta, GA	2.0	2.0	1081	$2,470	$2.28	24d	1	0.29mi
465 Memorial Dr SE Unit 436 Atlanta, GA	2.0	2.0	1031	$2,121	$2.06	21d	1	0.29mi
155 Savannah St SE Atlanta, GA	2.0	2.0	1028	$5,500	$5.35	7d	1	0.30mi
777 Memorial Dr SE Atlanta, GA	3.0	1.0–2.0	1005	$3,069	$3.05	1d	22	0.34mi
170 Boulevard SE Unit H112 Atlanta, GA	2.0	1.0	1399	$2,650	$1.89	24d	1	0.34mi
780 Memorial Dr SE Atlanta, GA	3.0	1.0–2.0	920	$2,919	$3.17	1d	21	0.34mi
170 Boulevard SE Apt H506 Atlanta, GA	2.0	2.0	1326	$3,600	$2.71	24d	1	0.35mi
170 Boulevard SE Apt H306 Atlanta, GA	2.0	2.0	1008	$3,000	$2.98	3d	1	0.35mi
170 Boulevard SE Apt H306 Atlanta, GA	2.0	2.0	1008	$3,000	$2.98	20d	1	0.35mi
770 Glenwood Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	996	$2,465	$2.47	2d	10	0.35mi
730 Glenwood Ave SE Atlanta, GA	1.0–2.0	1.0–2.5	1032	$3,399	$3.29	1d	16	0.36mi
745 Kirkwood Ave SE Atlanta, GA	3.0	3.5	1812	$5,500	$3.04	21d	1	0.37mi
133 Estoria St SE Atlanta, GA	2.0	2.5	1491	$6,200	$4.16	24d	1	0.39mi
523 SE BLVD Unit B Atlanta, GA	2.0	2.0	1275	$2,500	$1.96	21d	1	0.41mi
438 Cherokee Ave SE #1 Atlanta, GA	2.0	2.0	1200	$2,300	$1.92	24d	1	0.42mi
685 Wylie St SE Atlanta, GA	2.0	2.0	1434	$5,200	$3.63	21d	1	0.42mi
67 Daniel St SE Atlanta, GA	4.0	2.0	1650	$1,999	$1.21	24d	1	0.49mi
626 DeKalb Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	971	$2,404	$2.47	1d	11	0.51mi
670 DeKalb Ave NE Atlanta, GA	3.0	1.0–2.0	1121	$4,327	$3.86	1d	35	0.52mi
174 Chester Ave SE #50 Atlanta, GA	2.0	2.5	1220	$3,200	$2.62	24d	1	0.54mi
25 Bradley St SE Atlanta, GA	2.0	1.0	950	$1,495	$1.57	18d	1	0.55mi
25 Bradley St SE Atlanta, GA	2.0	1.0	950	$1,495	$1.57	24d	1	0.55mi
240 Grant St SE Atlanta, GA	2.0	1.0–2.0	801	$2,236	$2.79	2d	22	0.55mi
49 Boulevard SE Atlanta, GA	1.0–3.0	1.0–2.0	957	$2,499	$2.61	1d	23	0.56mi
860 Glenwood Ave SE Atlanta, GA	2.0	1.0–2.0	863	$2,320	$2.69	1d	20	0.57mi
807 Field St SE Atlanta, GA	2.0	1.0	1690	$2,600	$1.54	24d	1	0.57mi
880 Glenwood Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,925	$2.04	1d	12	0.58mi
97 Selman St SE Atlanta, GA	3.0	2.0	1363	$3,695	$2.71	24d	1	0.61mi
728 Eloise Way SE Atlanta, GA	2.0	2.5	1564	$2,999	$1.92	21d	1	0.63mi
230 Bill Kennedy Way SE Atlanta, GA	2.0	1.0–2.5	1062	$3,019	$2.84	1d	42	0.63mi
419 Chamberlain St SE Atlanta, GA	2.0	1.0	1050	$1,433	$1.36	7d	2	0.65mi
44 Krog St NE Atlanta, GA	2.0	2.0	842	$3,645	$4.33	1d	11	0.68mi
982 Memorial Dr SE Atlanta, GA	2.0	1.0–2.0	682	$2,355	$3.45	24d	17	0.68mi
72 Kenyon St SE Unit 72 Atlanta, GA	2.0	1.0	1320	$2,490	$1.89	24d	1	0.69mi
659 Auburn Ave NE Atlanta, GA	1.0–2.0	1.0	935	$4,800	$5.13	1d	2	0.69mi

Listing history 9 events

1. 2026-01-14
   status Under Contract
2. 2026-01-07
   status Price Change
3. 2026-01-07
   price $299,900
4. 2025-12-23
   status Under Contract
5. 2025-08-01
   listed $350,000 New
6. 2025-07-31
   historical
7. 2025-01-29
   listed $350,000 New
8. 1986-01-23
   soldstatus $15,500
9. 1985-12-30
   soldstatus $15,500

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$2,111/yr (+$176/mo · 325.8%)

ⓘ 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 5/10 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: $36,767
• − Mortgage interest: −$16,799
• − Property taxes: −$648
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,941
• − Management: −$2,941
• − Depreciation: −$8,724
• Taxable income: $3,213
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $7,255/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): 26,942
• Household income: $82,779
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2010.0

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 0.62)
• Race & ethnicity: Black 46% White 41% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -507.19%
• Current HPI: 240.8692
• Rent YoY: ▲ 2.84%
• 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

+1834.8% since first listed

9 events — show timeline

• 2026-01-14 Pending — GAMLS
• 2026-01-07 Relisted — GAMLS
• 2026-01-07 Price Changed $299,900 GAMLS
• 2025-12-23 Pending — GAMLS
• 2025-08-01 Listed $350,000 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-01-29 Listed $350,000 GAMLS
• 1986-01-23 Sold (Public Records) $15,500 Public Records
• 1985-12-30 Sold (Public Records) $15,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $648 · -1.6% YoY. Source: county tax records.