925 Sims St SW · Atlanta, GA 30310

$280,000

3 bd · 2.5 ba · 1,728 sqft · SingleFamily public records · 7 Days on market

Built 2005 2,901 sqft lot Est $344k · 19% under ↓ 2% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2.5-bathroom home in the heart of Atlanta's vibrant Pittsburgh neighborhood. This prime location offers convenient access to the Westside Beltline, Pittsburgh Yards, Pittman Park, The Met, and Lee+White Food and Beverage Hall. Whether you prefer to drive, bike, or walk, you're just minutes from the West End Mall, Mercedes-Benz Stadium, downtown Atlanta, and Hartsfield-Jackson Airport. Inside, enjoy spacious living areas, a modern kitchen, and comfortable bedrooms, perfect for those looking for a blend of city convenience and neighborhood charm. With easy access to major highways, this home is ideal for professionals, families, and anyone looking to experience the best of Atlanta's westside. Don't miss this opportunity-schedule a tour today!

Key facts

• Modern kitchen
• 2,901 sq ft lot
• Built 2005

Tags

• MODERN KITCHEN
• SPACIOUS LIVING AREAS

Property features AI

Finance

• HOA & community: Neighborhood sidewalks; Street lights; Near schools; Near shopping

Exterior

• Parking: On-street parking; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Underground utilities
• Home design: Two levels; Resale property; Combination foundation
• Construction: Fiber cement and frame construction; Composition roof
• Exterior features: Front porch; Rear porch; Other exterior features

Interior

• Kitchen: White cabinets; Kitchen island; Open view to family room; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three upper-level bedrooms; Bedroom features: Other
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bathroom with tub/shower combo
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Double pane windows; No shared/common walls; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-52 ($-628/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (9.2% below list).
• Recommended offer: $254k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Charles L. Gideons Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 343 students, 100% FRL); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 445 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 7% at this address vs 32% district-wide (-25 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 (+2.8%/yr); 452 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 $2,543/mo this rent would consume 58% of the median local household income ($53k/yr) (locally 1676% 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 $2k of loan paydown is wiped out by about $8k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $160k; list at $280k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $254,305 (9.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $343,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Mary St SW	0.10mi	3/2.0	1,666 (-4%)	1mo	$365,000	$219	86
515 Cohen St	0.13mi	3/2.5	1,635 (-5%)	5mo	$325,000	$199	81
904 Ira St SW	0.21mi	4/2.0 (+1)	1,560 (-10%)	0mo	$355,000	$228	67
232 Tennessee Ave SW	0.54mi	3/2.5	1,832 (+6%)	1mo	$285,000	$156	64
923 Ira St SW	0.19mi	4/2.0 (+1)	1,517 (-12%)	2mo	$160,000	$105	62
845 Metropolitan Pkwy SW	0.33mi	3/2.0	1,500 (-13%)	4mo	$220,000	$147	58
656 Shelton Ave SW	0.46mi	3/2.0	1,553 (-10%)	3mo	$410,000	$264	57
686 Garibaldi St SW	0.52mi	3/2.0	1,567 (-9%)	4mo	$299,000	$191	55
776 Brookline St SW	0.59mi	3/2.0	1,600 (-7%)	4mo	$352,000	$220	55
1170 Windsor St SW	0.56mi	4/2.0 (+1)	1,534 (-11%)	1mo	$302,000	$197	48
641 Ira St SW	0.56mi	3/2.5	1,480 (-14%)	3mo	$230,000	$155	48
865 Rose Cir SW	0.74mi	3/2.0	1,546 (-10%)	2mo	$415,000	$268	44

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-49,176
• Equity at exit: $41,749

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-49,040
• Equity at exit: $24,209

Cash invested: $78,400 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,543 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$476 /mo · $5,716/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-52

Break-even live

Break-even rent $2,609

Max offer price $270,757

Occupancy floor 97%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
564 Hope St SW Unit A Atlanta, GA	4.0	2.0	1188	$2,300	$1.94	24d	1	0.19mi
875 Beryl St SW Atlanta, GA	3.0	2.5	2060	$2,850	$1.38	14d	1	0.26mi
1040 Smith St SW Atlanta, GA	3.0	2.5	1500	$1,595	$1.06	24d	1	0.29mi
1048 Garibaldi St SW Atlanta, GA	2.0	2.0	1280	$2,150	$1.68	24d	1	0.34mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,410	$1.99	2d	6	0.35mi
404 Bass St SW Atlanta, GA	3.0	2.0	1080	$1,850	$1.71	17d	1	0.39mi
610 Fletcher St SW Atlanta, GA	3.0	2.5	1550	$2,100	$1.35	24d	1	0.40mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	24d	1	0.42mi
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	24d	1	0.42mi
600 Mayland Ave SW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	24d	1	0.45mi
1133 Mayland Cir SW Atlanta, GA	3.0	2.0	1120	$3,600	$3.21	24d	1	0.45mi
1151 Smith St SW Atlanta, GA	3.0	2.5	1728	$1,100	$0.64	24d	1	0.46mi
1153 Smith St SW Atlanta, GA	3.0	2.5	1728	$2,023	$1.17	13d	1	0.46mi
685 Garibaldi St SW Atlanta, GA	3.0	2.5	1868	$1,900	$1.02	19d	1	0.47mi
504 Dunbar St SW Atlanta, GA	3.0	2.5	1728	$1,625	$0.94	24d	1	0.51mi
802 Lowndes Ave SW Atlanta, GA	3.0	2.0	1872	$2,550	$1.36	22d	1	0.53mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	8d	1	0.54mi
1141 Moton Ave SW Atlanta, GA	3.0	3.0	1584	$2,800	$1.77	24d	1	0.56mi
906 Allene Ave SW Atlanta, GA	3.0	2.0	1500	$3,500	$2.33	22d	1	0.61mi
697 Pryor St SW Unit 697 Atlanta, GA	3.0	5.0	2000	$4,250	$2.12	5d	1	0.62mi
827 Elbert St SW Atlanta, GA	3.0	2.0	1300	$2,900	$2.23	24d	1	0.68mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1400	$5,000	$3.57	2d	1	0.72mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1394	$2,600	$1.87	24d	1	0.72mi
518 Erin Ave SW Atlanta, GA	2.0	1.0	1075	$2,500	$2.33	18d	1	0.73mi
72 Ormond St SW Atlanta, GA	3.0	2.0	1664	$3,800	$2.28	24d	1	0.74mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	1d	23	0.79mi
875 Hank Aaron Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	916	$1,688	$1.84	24d	1	0.86mi
903 Beecher St SW Atlanta, GA	3.0	2.0	1500	$7,500	$5.00	24d	1	0.86mi
903 Beecher St SW Unit 905 Beecher Atlanta, GA	3.0	2.0	1500	$4,000	$2.67	22d	1	0.86mi
907 Beecher St SW Atlanta, GA	4.0	2.0	1890	$6,500	$3.44	22d	1	0.88mi
746 Joseph E Lowery Blvd SW Atlanta, GA	3.0	2.5	1940	$2,550	$1.31	24d	1	0.89mi
496 Shannon Dr SW Atlanta, GA	3.0	2.0	1658	$2,900	$1.75	2d	1	0.93mi
496 Shannon Dr SW Atlanta, GA	3.0	2.0	1658	$3,250	$1.96	3d	1	0.93mi
444 Shannon Dr SW Atlanta, GA	3.0	2.0	1600	$2,450	$1.53	24d	1	0.93mi
976 Dunning St SE Unit A Atlanta, GA	3.0	2.5	1598	$3,150	$1.97	22d	1	0.95mi
551 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1597	$2,450	$1.53	24d	1	0.96mi
720 Hank Aaron Dr SE Atlanta, GA	2.0	1.0–2.0	847	$2,219	$2.62	2d	24	0.97mi
549 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1215	$2,450	$2.02	24d	1	0.97mi
1005 Linam Ave SE Atlanta, GA	4.0	3.0	1757	$3,000	$1.71	24d	1	0.98mi
51 Little St SE Atlanta, GA	3.0	2.5	1478	$2,995	$2.03	24d	1	0.99mi

Listing history 7 events

1. 2026-06-18
   days on market $280,000 Active 7 DOM
2. 2026-06-17
   days on market $280,000 Active 6 DOM
3. 2026-06-16
   days on market $280,000 Active 5 DOM
4. 2026-06-15
   days on market $280,000 Active 4 DOM
5. 2026-06-13
   days on market $280,000 Active 2 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $280,000 Active 1 DOM

ⓘ 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: $5,716 · $476/mo
• Projected year-2 tax: $5,716 · $476/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,517
• − Mortgage interest: −$15,684
• − Property taxes: −$5,716
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − Depreciation: −$8,145
• Taxable loss: −$5,312
• Est. tax savings @ 24.0%: +$1,275
• After-tax cash flow: $647/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): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 (76%)
• Race & ethnicity: Black 76% White 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

-1.8% since first listed

21 events — show timeline

• 2026-06-04 Listed $280,000 GAMLS
• 2026-06-04 Listed $280,000 FMLS
• 2025-07-08 Rental Removed $2,400 GAMLS
• 2025-02-20 Listed for Rent $2,400 GAMLS
• 2024-03-02 Pending — FMLS
• 2024-02-27 Relisted — FMLS
• 2024-02-24 Listing Removed — GAMLS
• 2024-02-24 Listing Removed — FMLS
• 2024-02-24 Listing Removed — FMLS
• 2024-02-21 Contingent — GAMLS
• 2023-12-16 Listed $305,000 GAMLS
• 2023-12-16 Listed $305,000 FMLS
• 2023-10-08 Listing Removed — GAMLS
• 2023-05-20 Price Changed $315,000 GAMLS
• 2023-05-12 Price Changed $330,000 GAMLS
• 2023-03-09 Listed $345,000 GAMLS
• 2017-10-12 Sold (Public Records) $160,000 Public Records
• 2017-05-18 Sold (Public Records) $63,000 Public Records
• 2017-05-18 Sold (Public Records) $50,000 Public Records
• 2017-04-25 Sold (Public Records) $69,500 Public Records
• 2006-02-14 Sold (Public Records) $285,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $5,716 · -1.4% YoY. Source: county tax records.