1066 Washington St SW · Atlanta, GA 30315

$195,000

4 bd · 3.5 ba · 1,920 sqft · Land · 105 Days on market

Built 2026 6,547 sqft lot $102/sqft · 53% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Amazing cleared vacant Lots Opportunity in Peoplestown 1 block from The Beltline & the new Terminal South Development with Restaurants & Shopping! 3 Separate R 5 lots next to each other to build a total of 6 Townhomes with 4 bed 3.5 bath 3 story & Rooftop Balconies! Townhome comps at 600k in area. All buildings & Trees have been removed from all 3 lots x $ 195k = $ 585k total. Sold with plans & renderings for the Townhomes! Minutes from the new Summerhill District. Email for renderings & architectural plans & more information

Key facts

• 6 townhomes
• Rooftop balconies
• Cleared vacant lots

Tags

• CLEARED VACANT LOTS
• 3 SEPARATE R 5 LOTS
• 6 TOWNHOMES
• ROOFTOP BALCONIES
• SUMMERHILL DISTRICT

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath land listed at $195k.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: schools C-, 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.
• Market conditions: Rents rising (+3.2%/yr); 378 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,923/mo this rent would consume 69% of the median local household income ($51k/yr) (locally 2962% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $67k; list at $195k implies a 193% gain — meaningful room to come down on a strong offer.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.13%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $414,250
• List price: $195,000
• Delta: -52.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.9%
• Equity multiple: 1.56×
• Total profit: $30,342
• Equity at exit: $29,075

10-year hold

• IRR: 22.9%
• Equity multiple: 2.98×
• Total profit: $108,224
• Equity at exit: $16,860

Cash invested: $54,600 (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: 378
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,923 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $961

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 62%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Linam Ave SE Atlanta, GA	4.0	3.0	1757	$3,000	$1.71	24d	1	0.28mi
976 Dunning St SE Unit A Atlanta, GA	3.0	2.5	1598	$3,150	$1.97	22d	1	0.28mi
1054 Atlanta, GA	3.0–4.0	2.0	1295	$2,706	$2.09	21d	2	0.30mi
992 Fern Ave SE Atlanta, GA	3.0	3.0	2000	$5,000	$2.50	24d	1	0.36mi
1141 Moton Ave SW Atlanta, GA	3.0	3.0	1584	$2,800	$1.77	24d	1	0.38mi
72 Ormond St SW Atlanta, GA	3.0	2.0	1664	$3,800	$2.28	24d	1	0.39mi
45 Boynton Ave SE Atlanta, GA	2.0–4.0	2.5–4.0	1452	$3,267	$2.25	1d	15	0.42mi
940 Martin St SE Atlanta, GA	3.0	3.0	1364	$2,495	$1.83	24d	1	0.50mi
51 Little St SE Atlanta, GA	3.0	2.5	1478	$2,995	$2.03	24d	1	0.55mi
1040 Smith St SW Atlanta, GA	3.0	2.5	1500	$1,595	$1.06	24d	1	0.55mi
1151 Smith St SW Atlanta, GA	3.0	2.5	1728	$1,100	$0.64	24d	1	0.60mi
1153 Smith St SW Atlanta, GA	3.0	2.5	1728	$2,023	$1.17	13d	1	0.60mi
767 Terry St SE Unit B Atlanta, GA	3.0	2.0	1330	$2,600	$1.95	24d	1	0.63mi
222 Tuskegee St SE Atlanta, GA	2.0–3.0	1.0–2.0	1202	$1,525	$1.27	24d	6	0.64mi
357 Skylar Way SE Atlanta, GA	3.0	5.0	1898	$2,800	$1.48	22d	1	0.64mi
255 Farrington Ave SE Atlanta, GA	4.0	3.0	1539	$1,795	$1.17	24d	1	0.67mi
141 McDonough Blvd SE Atlanta, GA	3.0	2.0	1242	$2,250	$1.81	24d	1	0.68mi
1081 Hill St SE Unit B Atlanta, GA	3.0	2.5	1678	$2,995	$1.78	24d	1	0.70mi
979 Hill St SE Atlanta, GA	3.0	2.0	1380	$3,000	$2.17	22d	1	0.71mi
697 Pryor St SW Unit 697 Atlanta, GA	3.0	5.0	2000	$4,250	$2.12	5d	1	0.72mi
1205 Skylar Ln SE Atlanta, GA	3.0	3.5	1898	$2,850	$1.50	5d	1	0.73mi
1205 Skylar Ln SE Atlanta, GA	3.0	3.5	1898	$2,900	$1.53	5d	1	0.73mi
259 Atlanta Ave SE Atlanta, GA	3.0	2.5	1916	$3,599	$1.88	5d	1	0.73mi
64 Bass St SE Atlanta, GA	3.0	3.0	2100	$3,295	$1.57	21d	1	0.74mi
347 Skylar Ct SE Atlanta, GA	3.0	5.0	1898	$3,470	$1.83	24d	1	0.75mi
1089 Coleman St SW Atlanta, GA	4.0	3.0	2500	$4,500	$1.80	24d	1	0.76mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	24d	1	0.77mi
504 Dunbar St SW Atlanta, GA	3.0	2.5	1728	$1,625	$0.94	24d	1	0.79mi
117 Thayer Ave SE Atlanta, GA	3.0	1.0	1241	$1,666	$1.34	14d	1	0.82mi
565 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1139	$3,070	$2.70	2d	23	0.85mi
685 Garibaldi St SW Atlanta, GA	3.0	2.5	1868	$1,900	$1.02	19d	1	0.85mi
444 Shannon Dr SW Atlanta, GA	3.0	2.0	1600	$2,450	$1.53	24d	1	0.92mi
117 Brown Ave SE Atlanta, GA	4.0	2.5	1632	$1,945	$1.19	14d	1	0.93mi
104 Mission Way SE Atlanta, GA	3.0	3.5	1550	$2,800	$1.81	5d	1	0.94mi
795 Grant St SE Atlanta, GA	3.0	2.0	1474	$5,200	$3.53	2d	1	0.94mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1394	$2,600	$1.87	24d	1	0.95mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1400	$5,000	$3.57	2d	1	0.95mi
610 Fletcher St SW Atlanta, GA	3.0	2.5	1550	$2,100	$1.35	24d	1	0.95mi
570 Reed St SE Atlanta, GA	4.0	3.0	1812	$4,250	$2.35	19d	1	0.96mi
64 Moury Ave SE Atlanta, GA	4.0	3.5	1877	$2,699	$1.44	24d	1	0.98mi

Listing history 21 events

1. 2026-06-18
   days on market $195,000 Active 105 DOM
2. 2026-06-17
   days on market $195,000 Active 104 DOM
3. 2026-06-16
   days on market $195,000 Active 103 DOM
4. 2026-06-15
   days on market $195,000 Active 102 DOM
5. 2026-06-13
   days on market $195,000 Active 100 DOM
6. 2026-06-13
   days on market $195,000 Active 99 DOM
7. 2026-06-09
   days on market $195,000 Active 96 DOM
8. 2026-06-08
   days on market $195,000 Active 95 DOM
9. 2026-06-07
   days on market $195,000 Active 94 DOM
10. 2026-06-04
    days on market $195,000 Active 91 DOM
11. 2026-06-03
    days on market $195,000 Active 90 DOM
12. 2026-06-02
    days on market $195,000 Active 89 DOM
13. 2026-06-01
    days on market $195,000 Active 88 DOM
14. 2026-05-31
    days on market $195,000 Active 87 DOM
15. 2026-03-05
    listed $195,000 Active 559-char remark

    Show marketing remark (559 chars)

    Amazing cleared vacant Lots Opportunity in Peoplestown 1 block from The Beltline & the new Terminal South Development with Restaurants & Shopping! 3 Separate R 5 lots next to each other to build a total of 6 Townhomes with 4 bed 3.5 bath 3 story & Rooftop Balconies! Townhome comps at 600k in area. All buildings & Trees have been removed from all 3 lots x $ 195k = $ 585k total. Sold with plans & renderings for the Townhomes! Minutes from the new Summerhill District. Email for renderings & architectural plans & more information

16. 2023-03-24
    soldstatus $66,666 Closed 870-char remark

    Show marketing remark (870 chars)

    Amazing opportunity for your builder, your ideas, and your imagination in Peoplestown. These are R5-C zoned lots ready for a you to pour foundation and start framing your home OR duplex. Minutes from Atlanta Beltline's Southside Trail and Zoo Atlanta in a fast growing Atlanta area. Blocks from the Expansive Redevelopment of Summer Hill & GA State Stadium( Old Turner Field). Close to DT Atlanta, Grant Park and Easy Access to I75/85 & I20. Close to Pittman Park (pool, courts, rec center, etc.), new Falcons' Mercedes Benz Stadium, Westside Reservoir Park/Bellwood Quarry, King Plow, Castleberry Hill, future Gulch Development, future Vine City & English Avenue developments, Centennial Park, Georgia Aquarium, GA Tech, Clark Atlanta University, Spelman College, Morehouse College, Philips Arena and much more! Seller does not and will not Provide Survey.

17. 2023-03-24
    soldstatus $66,666 Sold

    Show marketing remark (870 chars)

    Amazing opportunity for your builder, your ideas, and your imagination in Peoplestown. These are R5-C zoned lots ready for a you to pour foundation and start framing your home OR duplex. Minutes from Atlanta Beltline's Southside Trail and Zoo Atlanta in a fast growing Atlanta area. Blocks from the Expansive Redevelopment of Summer Hill & GA State Stadium( Old Turner Field). Close to DT Atlanta, Grant Park and Easy Access to I75/85 & I20. Close to Pittman Park (pool, courts, rec center, etc.), new Falcons' Mercedes Benz Stadium, Westside Reservoir Park/Bellwood Quarry, King Plow, Castleberry Hill, future Gulch Development, future Vine City & English Avenue developments, Centennial Park, Georgia Aquarium, GA Tech, Clark Atlanta University, Spelman College, Morehouse College, Philips Arena and much more! Seller does not and will not Provide Survey.

18. 2023-03-02
    status Under Contract

    Show marketing remark (870 chars)

    Amazing opportunity for your builder, your ideas, and your imagination in Peoplestown. These are R5-C zoned lots ready for a you to pour foundation and start framing your home OR duplex. Minutes from Atlanta Beltline's Southside Trail and Zoo Atlanta in a fast growing Atlanta area. Blocks from the Expansive Redevelopment of Summer Hill & GA State Stadium( Old Turner Field). Close to DT Atlanta, Grant Park and Easy Access to I75/85 & I20. Close to Pittman Park (pool, courts, rec center, etc.), new Falcons' Mercedes Benz Stadium, Westside Reservoir Park/Bellwood Quarry, King Plow, Castleberry Hill, future Gulch Development, future Vine City & English Avenue developments, Centennial Park, Georgia Aquarium, GA Tech, Clark Atlanta University, Spelman College, Morehouse College, Philips Arena and much more! Seller does not and will not Provide Survey.

19. 2023-03-02
    status Pending 870-char remark

    Show marketing remark (870 chars)

    Amazing opportunity for your builder, your ideas, and your imagination in Peoplestown. These are R5-C zoned lots ready for a you to pour foundation and start framing your home OR duplex. Minutes from Atlanta Beltline's Southside Trail and Zoo Atlanta in a fast growing Atlanta area. Blocks from the Expansive Redevelopment of Summer Hill & GA State Stadium( Old Turner Field). Close to DT Atlanta, Grant Park and Easy Access to I75/85 & I20. Close to Pittman Park (pool, courts, rec center, etc.), new Falcons' Mercedes Benz Stadium, Westside Reservoir Park/Bellwood Quarry, King Plow, Castleberry Hill, future Gulch Development, future Vine City & English Avenue developments, Centennial Park, Georgia Aquarium, GA Tech, Clark Atlanta University, Spelman College, Morehouse College, Philips Arena and much more! Seller does not and will not Provide Survey.

20. 2023-02-03
    listed $85,000 New
21. 2023-01-30
    listed $85,000 Active 870-char remark

    Show marketing remark (870 chars)

    Amazing opportunity for your builder, your ideas, and your imagination in Peoplestown. These are R5-C zoned lots ready for a you to pour foundation and start framing your home OR duplex. Minutes from Atlanta Beltline's Southside Trail and Zoo Atlanta in a fast growing Atlanta area. Blocks from the Expansive Redevelopment of Summer Hill & GA State Stadium( Old Turner Field). Close to DT Atlanta, Grant Park and Easy Access to I75/85 & I20. Close to Pittman Park (pool, courts, rec center, etc.), new Falcons' Mercedes Benz Stadium, Westside Reservoir Park/Bellwood Quarry, King Plow, Castleberry Hill, future Gulch Development, future Vine City & English Avenue developments, Centennial Park, Georgia Aquarium, GA Tech, Clark Atlanta University, Spelman College, Morehouse College, Philips Arena and much more! Seller does not and will not Provide Survey.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,070
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,806
• − Management: −$2,806
• − Depreciation: −$5,673
• Taxable income: $8,963
• Est. tax owed @ 24.0%: −$2,151
• After-tax cash flow: $9,383/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

+129.4% since first listed

7 events — show timeline

• 2026-03-05 Listed $195,000 FMLS
• 2023-03-24 Sold (MLS) $66,666 GAMLS
• 2023-03-24 Sold (MLS) $66,666 FMLS
• 2023-03-02 Pending — GAMLS
• 2023-03-02 Pending — FMLS
• 2023-02-03 Listed $85,000 GAMLS
• 2023-01-30 Listed $85,000 FMLS