1326 Mcpherson Ave SE · Atlanta, GA 30316

$530,000

5 bd · 3.5 ba · 2,286 sqft · SingleFamily public records · 110 Days on market

Built 1928 8,712 sqft lot Est $805k · 34% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 1928 built single-family home located at 1326 McPherson Ave in Atlanta, GA. This historic home boasts a timeless appeal with a classic design and modern updates. With 3 bathrooms and 0 half bathrooms, this property offers plenty of space for a growing family or for entertaining guests. The home features a total finished area of 2,286 square feet, providing ample room for comfortable living. The interior of the home is filled with character and charm, showcasing original details such as hardwood floors, crown molding, and large windows that flood the space with natural light. The main level of the home includes a spacious living room, a formal dining room, an

Key facts

• Large windows
• Formal dining room
• Crown molding

Tags

• HISTORIC HOME
• HARDWOOD FLOORS
• CROWN MOLDING
• LARGE WINDOWS
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM

Property features AI

Finance

• HOA & community: Near public transport; Near schools; Near shopping; Near trails/greenway; Sidewalks

Exterior

• Parking: Parking pad with space for 4 vehicles
• Utilities: Public water; Public sewer; Electricity available (110 volts); Cable available; Phone available; Underground utilities; Water available; Sewer available
• Home design: Two levels; Frame construction; Shingle roof; Resale property
• Construction: Block foundation
• Exterior features: Private yard; Back yard fencing; Covered patio/porch, deck, front porch, rear porch

Interior

• Kitchen: Kitchen island; Dishwasher; Double oven; Electric oven; Gas cooktop / gas range; Microwave; Range hood; Refrigerator
• Bedrooms: One bedroom on the main level; Four upper-level bedrooms; Master on main and oversized master
• Flooring: Hardwood; Ceramic tile; Carpet
• Bathrooms: Three full bathrooms (one on main level, two on upper level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; No shared/common walls; Bonus room, den, family room, great room, living room, office; Crawl space basement
• Laundry & utility: Washer; Dryer; Laundry area on upper level; 220 volts in laundry

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $530k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $530k).
• Recommended offer: $482k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Burgess-Peterson Elementary School (math 34% / reading 54%, grade F, #336 of 1,228 statewide, top 29%, 504 students, 31% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL); Maynard Jackson High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,474 students, 44% FRL).
• Market conditions: Rents rising (+2.3%/yr); 469 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $5,684/mo this rent would consume 66% of the median local household income ($103k/yr) (locally 1897% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($482k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 6y 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 $420k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $482,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.07% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $804,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1326 Mcpherson Ave SE	0.00mi	5/3.0	2,286 (0%)	1mo	$530,000	$232	97
1449 Metropolitan Ave SE	0.30mi	4/3.0 (-1)	2,238 (-2%)	2mo	$849,900	$380	74
1354 Mcpherson Ave SE	0.05mi	4/3.0 (-1)	2,520 (+10%)	2mo	$675,000	$268	72
474 Haas Ave SE	0.24mi	4/3.0 (-1)	2,400 (+5%)	2mo	$860,000	$358	72
1250 Oak Grove Ave SE	0.18mi	4/3.0 (-1)	2,006 (-12%)	3mo	$690,000	$344	62
1356 Wylie St SE	0.49mi	4/3.0 (-1)	2,471 (+8%)	3mo	$899,475	$364	54
470 Mcwilliams Ave SE	0.54mi	4/3.0 (-1)	2,470 (+8%)	3mo	$760,000	$308	52
1629 Paxon St SE	0.70mi	5/3.0	2,461 (+8%)	1mo	$907,500	$369	52
1129 Sanders Ave SE	0.40mi	4/2.0 (-1)	2,012 (-12%)	8mo	$385,000	$191	44
20 Sanderson St NE	0.66mi	4/3.0 (-1)	2,016 (-12%)	1mo	$732,000	$363	42
1593 Van Epps St SE	0.73mi	4/3.0 (-1)	2,100 (-8%)	7mo	$700,000	$333	40
1351 Milton Pl SE	0.65mi	4/2.0 (-1)	1,987 (-13%)	4mo	$699,000	$352	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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-7,393
• Equity at exit: $79,025

10-year hold

• IRR: 7.7%
• Equity multiple: 1.56×
• Total profit: $83,562
• Equity at exit: $45,825

Cash invested: $148,400 (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 30316

• Rents YoY: 2.3%
• Active inventory: 469
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $5,684 high
• Mortgage (P&I): −$2,779
• Tax from tax record: −$195 /mo · $2,341/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,194
• Net cashflow: $1,295

Break-even live

Break-even rent $4,045

Max offer price $530,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,595	-5% $1,445	+0% $1,295	+5% $1,145	+10% $995
Rent	-10% $846	-5% $1,071	+0% $1,295	+5% $1,520	+10% $1,744
Rate	-1.0pp $1,562	-0.5pp $1,430	base $1,295	+0.5pp $1,158	+1.0pp $1,018

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1449 McPherson Ave SE Atlanta, GA	4.0	3.5	3300	$7,495	$2.27	25d	1	0.24mi
132 Leslie St SE Atlanta, GA	6.0	2.0	2100	$1,100	$0.52	25d	1	0.35mi
1393 Glenwood Ave SE Atlanta, GA	4.0	4.5	3067	$7,500	$2.45	25d	1	0.37mi
1084 Sanders Ave SE Unit A-B Atlanta, GA	4.0	3.0	2550	$5,500	$2.16	25d	1	0.49mi
209 Clay St SE Unit 1019260P Atlanta, GA	4.0	3.5	2992	$6,944	$2.32	8d	1	0.78mi
201 Clay St SE Unit 1019265P Atlanta, GA	4.0–8.0	3.5–6.0	4994	$11,070	$2.22	0d	2	0.79mi
378 Bill Kennedy Way SE Atlanta, GA	4.0	3.5	2650	$4,900	$1.85	25d	1	0.82mi
1146 Wade St NE Atlanta, GA	4.0	2.0	1800	$5,000	$2.78	23d	1	0.86mi
205 Whitefoord Ave NE Unit A Atlanta, GA	4.0	3.0	1922	$4,500	$2.34	19d	1	0.99mi
816 Berne St SE #4 Atlanta, GA	4.0	4.5	2368	$5,500	$2.32	25d	1	1.12mi
850 Ormewood Ave SE Unit A Atlanta, GA	5.0	3.0	3198	$4,300	$1.34	8d	1	1.17mi
712 Glenwood Ave SE Atlanta, GA	4.0	4.5	2212	$3,895	$1.76	0d	1	1.19mi
2017 Memorial Dr SE Atlanta, GA	5.0	2.5	2100	$6,500	$3.10	0d	1	1.29mi
1035 Moreland Ave SE Atlanta, GA	4.0	3.0	2707	$2,399	$0.89	25d	1	1.33mi
1035 Moreland Ave SE Atlanta, GA	4.0	3.0	2707	$2,399	$0.89	0d	1	1.33mi
1511 McLendon Ave NE Atlanta, GA	4.0	3.5	2676	$7,000	$2.62	25d	1	1.40mi
256 Casson St NE Atlanta, GA	4.0	3.0	1846	$4,995	$2.71	25d	1	1.43mi

Listing history 50 events

1. 2026-05-13
   historical Active Under Contract
2. 2026-04-29
   price $530,000
3. 2026-04-03
   price $535,000
4. 2026-03-19
   price $540,000
5. 2026-03-06
   status Active
6. 2026-03-03
   status Pending
7. 2026-02-03
   listed $545,000 Active
8. 2026-02-02
   historical
9. 2026-01-24
   price $559,000
10. 2026-01-05
    price $565,000
11. 2025-10-24
    listed $580,000 New
12. 2025-08-18
    historical
13. 2025-08-18
    historical
14. 2025-08-18
    historical
15. 2025-08-04
    historical
16. 2025-07-25
    price $594,000
17. 2025-07-25
    price $594,000
18. 2025-07-24
    price $594,000
19. 2025-07-24
    price $594,000
20. 2025-06-19
    listed $599,000 New
21. 2025-06-19
    listed $599,000 Active
22. 2025-05-14
    price $599,000
23. 2025-05-14
    price $599,000
24. 2025-05-01
    historical
25. 2025-04-30
    status Back On Market
26. 2025-04-17
    price $615,000
27. 2025-04-17
    price $615,000
28. 2025-04-09
    listed $635,000 Active
29. 2025-04-09
    historical
30. 2025-04-08
    listed $635,000 New
31. 2025-03-31
    historical On Hold
32. 2025-03-25
    price $620,000
33. 2025-03-18
    price $622,500
34. 2025-03-11
    price $625,000
35. 2025-03-03
    historical
36. 2025-02-28
    listed $630,000 New
37. 2025-01-23
    listed $639,900 New
38. 2025-01-23
    historical
39. 2025-01-22
    status Back On Market
40. 2024-12-27
    historical On Hold
41. 2024-12-26
    price $639,900
42. 2024-11-05
    price $619,900
43. 2024-10-31
    price $625,000
44. 2024-10-22
    price $629,500
45. 2024-10-15
    price $629,000
46. 2024-10-08
    price $630,000
47. 2024-10-01
    price $639,000
48. 2024-09-24
    price $644,900
49. 2024-09-11
    listed $649,900 New
50. 2020-05-12
    soldstatus $420,000

ⓘ 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: $2,341 · $195/mo
• Projected year-2 tax: $4,876 · $406/mo
• Expected delta: +$2,535/yr (+$211/mo · 108.3%)

ⓘ 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 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,211
• − Mortgage interest: −$29,688
• − Property taxes: −$2,341
• − Insurance: −$2,650
• − Repairs & maintenance: −$5,457
• − Management: −$5,457
• − Depreciation: −$15,418
• Taxable income: $7,200
• Est. tax owed @ 24.0%: −$1,728
• After-tax cash flow: $13,815/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: Dekalb County · 782,738 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

+26.2% since first listed

56 events — show timeline

• 2026-05-13 Contingent — FMLS
• 2026-04-29 Price Changed $530,000 FMLS
• 2026-04-03 Price Changed $535,000 FMLS
• 2026-03-19 Price Changed $540,000 FMLS
• 2026-03-06 Relisted — FMLS
• 2026-03-03 Pending — FMLS
• 2026-02-03 Listed $545,000 FMLS
• 2026-02-02 Listing Removed — GAMLS
• 2026-01-24 Price Changed $559,000 GAMLS
• 2026-01-05 Price Changed $565,000 GAMLS
• 2025-10-24 Listed $580,000 GAMLS
• 2025-08-18 Listing Removed — FMLS
• 2025-08-18 Listing Removed — GAMLS
• 2025-08-18 Listing Removed — GAMLS
• 2025-08-04 Listing Removed — FMLS
• 2025-07-25 Price Changed $594,000 GAMLS
• 2025-07-25 Price Changed $594,000 GAMLS
• 2025-07-24 Price Changed $594,000 FMLS
• 2025-07-24 Price Changed $594,000 FMLS
• 2025-06-19 Listed $599,000 FMLS
• 2025-06-19 Listed $599,000 GAMLS
• 2025-05-14 Price Changed $599,000 GAMLS
• 2025-05-14 Price Changed $599,000 FMLS
• 2025-05-01 Listing Removed — GAMLS
• 2025-04-30 Relisted — GAMLS
• 2025-04-17 Price Changed $615,000 FMLS
• 2025-04-17 Price Changed $615,000 GAMLS
• 2025-04-09 Listed $635,000 FMLS
• 2025-04-09 Coming Soon — FMLS
• 2025-04-08 Listed $635,000 GAMLS
• 2025-03-31 Delisted — GAMLS
• 2025-03-25 Price Changed $620,000 GAMLS
• 2025-03-18 Price Changed $622,500 GAMLS
• 2025-03-11 Price Changed $625,000 GAMLS
• 2025-03-03 Listing Removed — GAMLS
• 2025-02-28 Listed $630,000 GAMLS
• 2025-01-23 Listing Removed — GAMLS
• 2025-01-23 Listed $639,900 GAMLS
• 2025-01-22 Relisted — GAMLS
• 2024-12-27 Delisted — GAMLS
• 2024-12-26 Price Changed $639,900 GAMLS
• 2024-11-05 Price Changed $619,900 GAMLS
• 2024-10-31 Price Changed $625,000 GAMLS
• 2024-10-22 Price Changed $629,500 GAMLS
• 2024-10-15 Price Changed $629,000 GAMLS
• 2024-10-08 Price Changed $630,000 GAMLS
• 2024-10-01 Price Changed $639,000 GAMLS
• 2024-09-24 Price Changed $644,900 GAMLS
• 2024-09-11 Listed $649,900 GAMLS
• 2020-05-12 Sold (Public Records) $420,000 Public Records
• 2020-05-11 Sold (MLS) $420,000 GAMLS
• 2020-05-11 Sold (MLS) $420,000 FMLS
• 2020-03-22 Pending — FMLS
• 2020-03-06 Pending — GAMLS
• 2020-03-06 Contingent — FMLS
• 2020-02-14 Relisted — GAMLS

Property tax history

-0.4%/yr

Latest (2025): $2,341 · +13.8% YoY. Source: county tax records.