1142 Cahaba Dr · Atlanta, GA 30311

$189,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 139 Days on market

Built 1941 0.49 ac lot Est $274k · 31% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Fixer-Upper in the Heart of West End, Atlanta! Unlock the potential of this classic West End home, located in one of Atlanta's most vibrant and historic neighborhoods! Just minutes from local event venues, popular restaurants, and convenient public transportation, this property is perfect for investors, renovators, or buyers looking to create their dream home. Featuring Three bedrooms and 2 bathrooms, this home boasts original character, a spacious layout, and endless possibilities for customization. Situated on a desirable lot, you'll enjoy easy access to the Beltline, downtown Atlanta, and major highways. Plus, it's only a 20-minute drive to The Battery, home of the Atlanta Braves! Don't miss this incredible opportunity to restore a gem in one of the city's most sought-after locations. Bring your vision and make it your own! Contact us today for more details or to schedule a showing!

Key facts

• Heart of west end
• Downtown atlanta
• Spacious layout

Tags

• HEART OF WEST END
• HISTORIC NEIGHBORHOODS
• PUBLIC TRANSPORTATION
• SPACIOUS LAYOUT
• EASY ACCESS TO THE BELTLINE
• DOWNTOWN ATLANTA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Tuskegee Airman Global Academy (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 520 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 13% 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 soft (-0.2%/yr); 250 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,156/mo this rent would consume 51% of the median local household income ($51k/yr) (locally 2825% 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.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1941 — 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: 1.14% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $274,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1239 Avonwood Cir SW	0.24mi	3/2.0	1,432 (+0%)	3mo	$200,000	$140	82
1169 Eastridge Rd SW	0.10mi	3/2.0	1,316 (-8%)	2mo	$168,000	$128	76
1673 Altadena Pl SW	0.51mi	3/2.5	1,406 (-2%)	1mo	$415,000	$295	66
1283 Wichita Dr SW	0.39mi	3/2.5	1,344 (-6%)	1mo	$330,000	$246	65
1428 Pinehurst Dr SW	0.57mi	4/2.0 (+1)	1,467 (+3%)	1mo	$305,000	$208	59
1439 Aniwaka Ave SW	0.63mi	3/2.0	1,360 (-5%)	4mo	$275,000	$202	55
1454 Westridge Rd SW	0.55mi	4/2.0 (+1)	1,343 (-6%)	4mo	$189,900	$141	52
1587 Pineview Ter	0.58mi	3/2.0	1,547 (+8%)	6mo	$162,750	$105	50
1761 Venetian Dr SW	0.61mi	3/2.0	1,302 (-9%)	6mo	$194,000	$149	48
1563 Mayflower Ave SW	0.54mi	4/2.0 (+1)	1,278 (-10%)	2mo	$290,000	$227	47
1449 Lynford Dr SW	0.65mi	3/1.0	1,242 (-13%)	2mo	$238,000	$192	46
2046 Rector Dr SW	0.74mi	3/2.0	1,587 (+11%)	4mo	$212,000	$134	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-11,627
• Equity at exit: $28,181

10-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,851
• Equity at exit: $16,341

Cash invested: $52,920 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 250
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $397

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 77%

Sensitivity live

Price	-10% $528	-5% $462	+0% $397	+5% $332	+10% $266
Rent	-10% $227	-5% $312	+0% $397	+5% $482	+10% $567
Rate	-1.0pp $492	-0.5pp $445	base $397	+0.5pp $348	+1.0pp $298

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1876 Sandtown Rd SW Atlanta, GA	3.0	2.0	1230	$2,500	$2.03	25d	1	0.41mi
1300 Wichita Dr SW Atlanta, GA	3.0	2.0	1077	$2,200	$2.04	25d	1	0.42mi
1313 Aniwaka Ave SW Atlanta, GA	3.0	2.0	1530	$2,145	$1.40	3d	1	0.44mi
1346 Wichita Dr SW Atlanta, GA	3.0	2.0	1183	$2,125	$1.80	9d	1	0.45mi
1848 Cummings Dr SW Atlanta, GA	4.0	1.0	1216	$1,795	$1.48	25d	1	0.49mi
1537 Orlando St SW Atlanta, GA	2.0	1.0	1068	$1,700	$1.59	25d	1	0.52mi
1550 Mayflower Ave SW Atlanta, GA	4.0	2.5	1396	$6,500	$4.66	21d	1	0.53mi
1255 Westmont Rd SW Atlanta, GA	3.0	2.0	1500	$1,695	$1.13	25d	1	0.57mi
1080 Westmont Rd SW Atlanta, GA	3.0	2.0	1022	$2,500	$2.45	16d	1	0.57mi
1246 Westmont Rd SW Atlanta, GA	3.0	1.0	1200	$1,500	$1.25	4d	1	0.59mi
1295 Westmont Rd SW Atlanta, GA	2.0	1.0	910	$1,500	$1.65	25d	1	0.60mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	25d	1	0.67mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	19d	1	0.67mi
1404 Lockwood Dr SW Atlanta, GA	2.0	2.0	980	$1,700	$1.73	9d	1	0.69mi
1435 Lanvale Dr SW Atlanta, GA	3.0	1.0	1547	$1,800	$1.16	9d	1	0.69mi
1408 Lockwood Dr SW Atlanta, GA	3.0	2.0	1300	$1,950	$1.50	25d	1	0.70mi
966 Gaston St SW Atlanta, GA	3.0	2.5	1331	$2,250	$1.69	25d	1	0.71mi
1280 Elizabeth Ave SW Atlanta, GA	3.0	1.0	1105	$1,950	$1.76	25d	1	0.73mi
1735 Alvarado Ter SW Atlanta, GA	3.0	2.0	1235	$1,595	$1.29	23d	1	0.76mi
1409 Bridges Ave SW Atlanta, GA	4.0	3.5	1750	$6,500	$3.71	23d	1	0.77mi
1389 Lanvale Dr SW Atlanta, GA	3.0	2.0	1430	$2,500	$1.75	9d	1	0.78mi
2190 Highview Rd SW Atlanta, GA	3.0	2.5	1305	$2,500	$1.92	3d	1	0.78mi
1262 Kenilworth Dr SW Atlanta, GA	4.0	2.0	1400	$2,400	$1.71	25d	1	0.79mi
1951 Handley Ave SW Atlanta, GA	3.0	3.0	1589	$3,200	$2.01	25d	1	0.81mi
1280 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1000	$1,800	$1.80	25d	1	0.81mi
1310 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1192	$2,000	$1.68	25d	1	0.82mi
1578 Linda Way SW Atlanta, GA	3.0	2.0	1343	$2,030	$1.51	15d	1	0.84mi
1435 Richland Rd SW Atlanta, GA	3.0	2.0	1637	$2,875	$1.76	16d	1	0.86mi
1291 Lorenzo Dr SW Unit 1 Atlanta, GA	3.0	1.0	1100	$1,825	$1.66	16d	1	0.86mi
1307 Lorenzo Dr SW Unit A Atlanta, GA	3.0	2.0	1300	$1,795	$1.38	25d	1	0.87mi
1731 N Olympian Way SW Atlanta, GA	2.0	1.0	1028	$1,846	$1.80	0d	1	0.87mi
1448 Westboro Dr SW Atlanta, GA	3.0	2.0	1437	$2,300	$1.60	9d	1	0.88mi
1262 Lorenzo Dr SW Atlanta, GA	4.0	2.0	1292	$2,100	$1.63	25d	1	0.88mi
1474 Beecher St SW Atlanta, GA	3.0	2.0	1332	$3,200	$2.40	25d	1	0.90mi
1587 Olympian Cir SW Unit B Atlanta, GA	2.0	1.0	1086	$1,300	$1.20	25d	1	0.90mi
1443 Venetian Dr SW Atlanta, GA	3.0	1.0	1139	$1,395	$1.22	25d	1	0.91mi
763 Cascade Ave SW Atlanta, GA	2.0	1.0	900	$1,249	$1.39	3d	5	0.91mi
1473 Beecher St SW Atlanta, GA	3.0	2.0	1547	$2,600	$1.68	25d	1	0.92mi
1346 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1486	$5,000	$3.36	25d	1	0.93mi
1338 Montreat Ave SW Atlanta, GA	4.0	2.0	1750	$2,260	$1.29	25d	1	0.96mi

Listing history 8 events

1. 2025-07-16
   status Pending
2. 2025-04-10
   historical Active Under Contract
3. 2025-03-26
   status Active
4. 2025-03-11
   historical Active Under Contract
5. 2025-02-11
   status Pending

   Show marketing remark (911 chars)

   Charming Fixer-Upper in the Heart of West End, Atlanta! Unlock the potential of this classic West End home, located in one of Atlanta's most vibrant and historic neighborhoods! Just minutes from local event venues, popular restaurants, and convenient public transportation, this property is perfect for investors, renovators, or buyers looking to create their dream home. Featuring Three bedrooms and 2 bathrooms, this home boasts original character, a spacious layout, and endless possibilities for customization. Situated on a desirable lot, you'll enjoy easy access to the Beltline, downtown Atlanta, and major highways. Plus, it's only a 20-minute drive to The Battery, home of the Atlanta Braves! Don't miss this incredible opportunity to restore a gem in one of the city's most sought-after locations. Bring your vision and make it your own! Contact us today for more details or to schedule a showing!

6. 2025-02-11
   status Under Contract 911-char remark

   Show marketing remark (911 chars)

   Charming Fixer-Upper in the Heart of West End, Atlanta! Unlock the potential of this classic West End home, located in one of Atlanta's most vibrant and historic neighborhoods! Just minutes from local event venues, popular restaurants, and convenient public transportation, this property is perfect for investors, renovators, or buyers looking to create their dream home. Featuring Three bedrooms and 2 bathrooms, this home boasts original character, a spacious layout, and endless possibilities for customization. Situated on a desirable lot, you'll enjoy easy access to the Beltline, downtown Atlanta, and major highways. Plus, it's only a 20-minute drive to The Battery, home of the Atlanta Braves! Don't miss this incredible opportunity to restore a gem in one of the city's most sought-after locations. Bring your vision and make it your own! Contact us today for more details or to schedule a showing!

7. 2025-01-17
   listed $189,000 Active

   Show marketing remark (911 chars)

   Charming Fixer-Upper in the Heart of West End, Atlanta! Unlock the potential of this classic West End home, located in one of Atlanta's most vibrant and historic neighborhoods! Just minutes from local event venues, popular restaurants, and convenient public transportation, this property is perfect for investors, renovators, or buyers looking to create their dream home. Featuring Three bedrooms and 2 bathrooms, this home boasts original character, a spacious layout, and endless possibilities for customization. Situated on a desirable lot, you'll enjoy easy access to the Beltline, downtown Atlanta, and major highways. Plus, it's only a 20-minute drive to The Battery, home of the Atlanta Braves! Don't miss this incredible opportunity to restore a gem in one of the city's most sought-after locations. Bring your vision and make it your own! Contact us today for more details or to schedule a showing!

8. 2025-01-17
   listed $189,000 New 911-char remark

   Show marketing remark (911 chars)

   Charming Fixer-Upper in the Heart of West End, Atlanta! Unlock the potential of this classic West End home, located in one of Atlanta's most vibrant and historic neighborhoods! Just minutes from local event venues, popular restaurants, and convenient public transportation, this property is perfect for investors, renovators, or buyers looking to create their dream home. Featuring Three bedrooms and 2 bathrooms, this home boasts original character, a spacious layout, and endless possibilities for customization. Situated on a desirable lot, you'll enjoy easy access to the Beltline, downtown Atlanta, and major highways. Plus, it's only a 20-minute drive to The Battery, home of the Atlanta Braves! Don't miss this incredible opportunity to restore a gem in one of the city's most sought-after locations. Bring your vision and make it your own! Contact us today for more details or to schedule a showing!

ⓘ 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 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,870
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$5,498
• Taxable income: $1,866
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $4,316/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

+0.0% since first listed

8 events — show timeline

• 2025-07-16 Pending — FMLS
• 2025-04-10 Contingent — FMLS
• 2025-03-26 Relisted — FMLS
• 2025-03-11 Contingent — FMLS
• 2025-02-11 Pending — FMLS
• 2025-02-11 Pending — GAMLS
• 2025-01-17 Listed $189,000 GAMLS
• 2025-01-17 Listed $189,000 FMLS

Property tax history

-2.0%/yr

Latest (2025): $31 · -94.9% YoY. Source: county tax records.