616 Paines Ave · Atlanta, GA 30318

$169,000

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 3 Days on market

Built 1940 7,522 sqft lot Est $237k · 29% under

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and savvy buyers, if you are looking to ride the wave of upscale neighborhood revitalization, this home is for you. Zoned R-5 you can personalize and rebuild the single family or duplex home you desire. nestled in ATLANTA'S NEW WEST MID-TOWN it's in close proximity to ECHO STREET WEST development, the AU CENTER, GEORGIA STATE, GEORGIA TECH, and minutes from MERCEDES BENZ STADIUM, STATE FARM ARENA, THE GULCH, THE WESTSIDE BELTLINE, WESTSIDE PARK (QUARRY YARDS), KROG STREET, PONCE CITY MARKET AND SO MUCH MORE. SUBMIT ALL OFFERS THROUGH REMINE . .. Submit all offers via Remine. .. . SUBMIT ALL OFFERS VIA REMINE. .. AGENTS SEE PRIVATE REMARKS FOR ACESS INFO . .. THE PR

Key facts

• Zoned r-5
• 7,522 sq ft lot
• Built 1940

Tags

• ZONED R-5
• CLOSE PROXIMITY TO AU CENTER
• MINUTES FROM STATE FARM ARENA
• MINUTES FROM THE GULCH
• MINUTES FROM WESTSIDE PARK
• MINUTES FROM KROG STREET

Property features AI

Exterior

• Parking: Parking pad
• Security: No security features listed
• Utilities: Public water; Public sewer; 110-volt electric service
• Home design: One level; Fee simple ownership; Fixer condition
• Construction: Block construction; Block foundation; Asbestos shingle roof; Built area above grade: 848
• Exterior features: Front porch (screened); City street frontage; Asphalt road surface

Interior

• Kitchen: No specific kitchen features listed; Appliances: Other
• Bedrooms: 2 bedrooms on the main level; No special bedroom features listed
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom (on the main level); Master bathroom has no special features
• Heating & cooling: No heating or cooling details provided
• Interior features: Other interior features; No shared/common walls; Crawl space basement
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (6.1% below list).
• Recommended offer: $159k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Michael R. Hollis Innovation Academy (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 653 students, 100% FRL); Herman J. Russell West End Academy (math 12% / reading 12%, grade F, #417 of 470 statewide, top 90%, 399 students, 100% FRL); Booker T. Washington High School (math 24% / reading 24%, grade F, #184 of 424 statewide, top 48%, 831 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 14% at this address vs 32% district-wide (-18 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 (+3.3%/yr); 732 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $169k implies a 1107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,722 (6.1% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $237,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 Sunset Ave NW	0.32mi	2/1.0	886 (+4%)	7mo	$320,000	$361	72
524 Paines Ave NW	0.17mi	2/2.0	904 (+7%)	10mo	$317,500	$351	69
488 Joseph E Lowery Blvd NW	0.30mi	2/2.0	852 (+0%)	23mo	$120,000	$141	62
406 Elm St NW	0.51mi	2/1.0	736 (-13%)	7mo	$145,500	$198	48
281 Griffin St NW	0.67mi	2/1.5	910 (+7%)	10mo	$255,000	$280	46

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-21,469
• Equity at exit: $25,198

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-9,828
• Equity at exit: $14,612

Cash invested: $47,320 (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: 732
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $86

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 90%

Sensitivity live

Price	-10% $203	-5% $144	+0% $86	+5% $28	+10% $-31
Rent	-10% $-39	-5% $23	+0% $86	+5% $149	+10% $211
Rate	-1.0pp $171	-0.5pp $129	base $86	+0.5pp $42	+1.0pp $-2

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Paines Ave NW Unit B3 Atlanta, GA	2.0	1.0	670	$1,099	$1.64	21d	1	0.04mi
555 Paines Ave NW Atlanta, GA	1.0	1.0	1000	$1,150	$1.15	9d	1	0.08mi
555 Paines Ave NW Unit 3 Atlanta, GA	1.0	1.0	1000	$1,400	$1.40	26d	1	0.08mi
882 Fox St NW Atlanta, GA	2.0	1.0	980	$1,350	$1.38	26d	1	0.09mi
865 Fox St NW Atlanta, GA	2.0	1.0	980	$1,200	$1.22	26d	1	0.11mi
590 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0	980	$1,100	$1.12	26d	1	0.16mi
564 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0	980	$1,100	$1.12	26d	1	0.17mi
564 Joseph E. Lowery Blvd NW Unit 3 Atlanta, GA	2.0	1.0	980	$1,100	$1.12	26d	1	0.17mi
712 North Ave NW Unit A Atlanta, GA	1.0	1.0	530	$1,350	$2.55	5d	1	0.25mi
712 North Ave NW Unit C Atlanta, GA	1.0	1.0	625	$1,500	$2.40	0d	1	0.25mi
712 North Ave NW Atlanta, GA	1.0	1.0	530	$1,800	$3.40	26d	1	0.25mi
710 North Ave NW #102 Atlanta, GA	2.0	1.0	686	$1,145	$1.67	26d	1	0.26mi
481 Griffin St NW Atlanta, GA	2.0	2.0	1080	$2,000	$1.85	18d	1	0.32mi
750 Echo St NW Atlanta, GA	2.0	1.0–2.0	1054	$3,310	$3.14	0d	20	0.33mi
537 Sunset Ave NW Atlanta, GA	2.0	1.0	775	$1,750	$2.26	26d	1	0.33mi
403 Elm St NW Atlanta, GA	3.0	1.0	874	$1,700	$1.95	26d	1	0.52mi
576 Northside Dr NW Atlanta, GA	3.0	1.0–2.0	933	$2,921	$3.13	0d	156	0.54mi
962 Bibb St NW #7 Atlanta, GA	2.0	2.0	921	$2,600	$2.82	26d	1	0.54mi
800 W Marietta St NW Atlanta, GA	2.0–4.0	2.0–4.0	1180	$789	$0.67	16d	21	0.55mi
891 Rock St NW Atlanta, GA	2.0–3.0	2.0	1104	$1,295	$1.17	26d	4	0.58mi
935 Marietta St NW Atlanta, GA	2.0	1.0–2.0	910	$2,070	$2.27	0d	28	0.60mi
900 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0–2.0	911	$2,276	$2.50	0d	21	0.63mi
871 3rd St NW Atlanta, GA	1.0–2.0	1.0–2.0	990	$2,652	$2.68	0d	21	0.66mi
820 W Marietta St NW Atlanta, GA	1.0–2.0	1.0–2.0	900	$2,460	$2.73	0d	27	0.67mi
930 Howell Mill Rd NW Atlanta, GA	2.0	1.0–2.0	885	$3,548	$4.01	22d	6	0.67mi
527 Herndon Square Ave Atlanta, GA	1.0–3.0	1.0–2.0	855	$1,423	$1.66	3d	1	0.70mi
527 Herndon Square Ave Atlanta, GA	1.0–3.0	1.0–2.0	883	$2,352	$2.66	23d	1	0.70mi
370 Northside Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	981	$1,725	$1.76	0d	25	0.70mi
260 Elm St NW Unit 1 Atlanta, GA	1.0	1.0	600	$1,050	$1.75	9d	1	0.71mi
980 Howell Mill Rd NW Atlanta, GA	2.0	1.0–2.0	944	$2,390	$2.53	0d	28	0.73mi
788 W Marietta St NW Atlanta, GA	1.0	1.0	685	$1,800	$2.63	26d	2	0.74mi
200 Nerem St NW Atlanta, GA	2.0	1.0–2.0	932	$3,228	$3.46	0d	31	0.77mi
1000 Northside Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	1081	$2,110	$1.95	0d	61	0.83mi
245 Stafford St NW Unit A Atlanta, GA	2.0	1.0	784	$1,300	$1.66	26d	1	0.85mi
1055 Brady Ave NW Atlanta, GA	1.0–2.0	1.0–2.0	1082	$3,532	$3.26	0d	12	0.87mi
660 11th St NW Atlanta, GA	2.0	1.0–2.0	1001	$6,286	$6.28	0d	96	0.88mi
936 Mayson Turner Rd NW Atlanta, GA	3.0	1.0–2.0	648	$1,247	$1.92	0d	13	0.89mi
961 Desoto St NW Atlanta, GA	2.0	1.0	636	$1,094	$1.72	4d	5	0.92mi
1011 Northside Dr NW Atlanta, GA	2.0–4.0	2.0–4.0	1050	$1,099	$1.05	18d	11	0.94mi
1100 Howell Mill Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	1085	$3,200	$2.95	20d	1	0.95mi

Listing history 4 events

1. 2026-06-21
   days on market $169,000 Active 3 DOM
2. 2026-06-18
   status $169,000 Active 1 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $169,000 Coming Soon 1 DOM

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $19,047
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,916
• Taxable loss: −$1,764
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,455/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): 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

+2716.7% since first listed

3 events — show timeline

• 2026-06-17 Coming Soon $169,000 FMLS
• 1987-09-08 Sold (Public Records) $14,000 Public Records
• 1987-07-01 Sold (Public Records) $6,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $53 · -53.7% YoY. Source: county tax records.