24 Daniel St SE #12 · Atlanta, GA 30312

$213,500

1 bd · 1.0 ba · 560 sqft · Townhouse public records · 98 Days on market

Built 1961 $381/sqft · 25% below area Est $284k · 25% under $235/mo HOA · 13% of rent

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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 +7.7/30.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your ideal intown one-bedroom retreat, just steps from the renowned Atlanta Beltline, offering unmatched convenience and urban connectivity. Enjoy the top-floor location featuring charming hardwood floors, exposed brick walls, granite countertops, a newer HVAC system, a new hot water heater, attic storage space, and a freshly tiled bathroom wall. Despite being in a vibrant area, find peace and tranquility on your balcony, perfect for enjoying city views with your morning coffee or evening relaxation. The property includes deeded/gated parking, and a brand-new washer and dryer. The area boasts phenomenal shopping and dining options, with nearby restaurants like Krog Street Market, Staplehouse, Marcus Bar & Grill, Pisces, and Chrome Yellow Coffee Shop within walking distance. Enjoy a short bike ride to attractions such as Piedmont Park, Oakland Cemetery, the High Museum of Art, and the Atlanta History Center. Additionally, the nearby MLK Jr Recreation and Aquatic Center offers a 25-yard lap pool, gym, track, climbing wall, and basketball courts.

Key facts

• Exposed brick walls
• New hot water heater
• Granite countertops

Tags

• TOP-FLOOR LOCATION
• HARDWOOD FLOORS
• EXPOSED BRICK WALLS
• GRANITE COUNTERTOPS
• NEWER HVAC SYSTEM
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $214k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (16.9% below list).
• Recommended offer: $170k (20.5% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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: 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 (+2.8%/yr); 237 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $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 98 days — a 9% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 10y 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.

Recommended offer $169,776 (20.5% 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. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 10.0

CMA / ARV

• ARV (median comp): $284,430
• List price: $213,500
• Delta: -24.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.84% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.16×
• Total profit: $-50,512
• Equity at exit: $31,834

10-year hold

• IRR: -20.9%
• Equity multiple: -0.09×
• Total profit: $-64,906
• Equity at exit: $18,460

Cash invested: $59,780 (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 30312

• Rents YoY: 2.8%
• Active inventory: 237
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$1,120
• Tax from tax record: −$206 /mo · $2,476/yr
• Insurance: −$89
• HOA: −$235
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-248

Break-even live

Break-even rent $2,088

Max offer price $169,776

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-187	+0% $-248	+5% $-308	+10% $-368
Rent	-10% $-388	-5% $-318	+0% $-248	+5% $-177	+10% $-107
Rate	-1.0pp $-140	-0.5pp $-193	base $-248	+0.5pp $-303	+1.0pp $-359

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: $53,375
• Closing costs: $6,405
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Boulevard SE Atlanta, GA	1.0–3.0	1.0–2.0	957	$1,561	$1.63	2d	23	0.09mi
486 Old Wheat St NE Unit A Atlanta, GA	1.0	1.0	650	$1,650	$2.54	25d	1	0.15mi
2 Bradley St SE Atlanta, GA	1.0	1.0	425	$1,700	$4.00	11d	1	0.22mi
22 Airline St NE Atlanta, GA	1.0	1.0	642	$2,099	$3.27	25d	1	0.23mi
626 DeKalb Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	971	$1,634	$1.68	2d	11	0.25mi
170 Boulevard SE Unit F101 Atlanta, GA	1.0	1.0	737	$2,400	$3.26	5d	1	0.27mi
665 Auburn Ave NE Unit 610 Atlanta, GA	1.0	1.0	598	$3,800	$6.35	22d	1	0.30mi
670 DeKalb Ave NE Atlanta, GA	3.0	1.0–2.0	1121	$2,519	$2.25	2d	35	0.31mi
44 Krog St NE Atlanta, GA	2.0	2.0	842	$2,841	$3.37	2d	11	0.37mi
214 Randolph St NE Atlanta, GA	1.0–2.0	1.0	753	$1,190	$1.58	22d	10	0.45mi
214 Randolph St NE Atlanta, GA	1.0	1.0	675	$1,550	$2.30	8d	1	0.45mi
433 Highland Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	885	$1,334	$1.51	2d	13	0.49mi
240 Grant St SE Atlanta, GA	2.0	1.0–2.0	801	$1,826	$2.28	3d	22	0.49mi
658 John Wesley Dobbs Ave NE Unit 02 Atlanta, GA	2.0	1.0	750	$1,525	$2.03	21d	1	0.49mi
549 Highland Ave NE Unit 14 Atlanta, GA	1.0	1.0	725	$1,525	$2.10	25d	1	0.50mi
549 Highland Ave NE Unit 16 Atlanta, GA	1.0	1.0	725	$1,815	$2.50	25d	1	0.50mi
349 Decatur St SE Atlanta, GA	2.0	1.0–2.0	956	$1,904	$1.99	5d	18	0.52mi
465 Memorial Dr SE Unit 340 Atlanta, GA	1.0	1.0	714	$1,639	$2.30	22d	1	0.55mi
465 Memorial Dr SE Atlanta, GA	—	1.0	589	$1,699	$2.88	4d	1	0.55mi
300 Martin Luther King Jr Dr SE Atlanta, GA	—	1.0	595	$1,420	$2.39	3d	2	0.55mi
794 Dixie Ave NE Atlanta, GA	2.0	1.0	750	$1,720	$2.29	25d	2	0.57mi
200 Edgewood Ave NE Atlanta, GA	2.0	1.0–2.0	626	$1,768	$2.83	6d	1	0.59mi
171 Auburn Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1080	$1,295	$1.20	2d	34	0.62mi
788 Fulton Ter SE Unit b Atlanta, GA	1.0	1.0	667	$2,800	$4.20	21d	1	0.64mi
788 Fulton Ter SE Unit A Atlanta, GA	1.0	1.0	647	$2,700	$4.17	21d	1	0.64mi
230 Martin Luther King Jr Dr SE Atlanta, GA	3.0	1.0–3.0	979	$2,000	$2.04	2d	21	0.66mi
185 Montag Cir Ste 100 Atlanta, GA	2.0	1.0–2.0	973	$2,534	$2.60	2d	13	0.67mi
780 Memorial Dr SE Atlanta, GA	3.0	1.0–2.0	920	$1,869	$2.03	2d	21	0.74mi
608 Ralph McGill Blvd NE Atlanta, GA	1.0–2.0	1.0–2.0	1007	$2,137	$2.12	2d	13	0.75mi
777 Memorial Dr SE Atlanta, GA	3.0	1.0–2.0	1005	$1,943	$1.93	2d	22	0.77mi
386 Parkway Dr NE Apt 306 Atlanta, GA	1.0	1.0	615	$1,295	$2.11	6d	1	0.77mi
459 Glenwood Ave SE Unit B Atlanta, GA	1.0	1.0	700	$1,325	$1.89	17d	1	0.77mi
411 Parkway Dr NE Atlanta, GA	1.0	1.0	650	$1,200	$1.85	17d	1	0.81mi
240 N Highland Ave NE Atlanta, GA	—	1.0	688	$1,719	$2.50	22d	1	0.82mi
660 Ralph McGill Blvd NE Atlanta, GA	2.0	1.0–2.0	914	$2,493	$2.73	3d	19	0.83mi
245 N Highland Ave NE Atlanta, GA	1.0	1.0	795	$3,250	$4.09	25d	2	0.84mi
250 Piedmont Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1110	$1,523	$1.37	3d	20	0.84mi
841 Memorial Dr SE Atlanta, GA	1.0	1.0	672	$1,650	$2.46	2d	3	0.84mi
428 Parkway Dr NE Unit 430 103 Atlanta, GA	2.0	1.0	700	$1,545	$2.21	3d	1	0.85mi
940 Mauldin St SE Atlanta, GA	2.0	2.0	750	$2,600	$3.47	20d	1	0.90mi

HOA detail

• Monthly dues: $235 · $2,820/yr
• Likely covers: waterpoolgymsecurity

Listing history 50 events

1. 2026-06-18
   days on market $213,500 Active 98 DOM
2. 2026-06-17
   days on market $213,500 Active 97 DOM
3. 2026-06-16
   days on market $213,500 Active 96 DOM
4. 2026-06-15
   days on market $213,500 Active 95 DOM
5. 2026-06-13
   days on market $213,500 Active 93 DOM
6. 2026-06-13
   days on market $213,500 Active 92 DOM
7. 2026-06-09
   days on market $213,500 Active 89 DOM
8. 2026-06-08
   days on market $213,500 Active 88 DOM
9. 2026-06-07
   days on market $213,500 Active 87 DOM
10. 2026-06-04
    days on market $213,500 Active 84 DOM
11. 2026-06-03
    days on market $213,500 Active 83 DOM
12. 2026-06-02
    days on market $213,500 Active 82 DOM
13. 2026-06-01
    days on market $213,500 Active 81 DOM
14. 2026-05-31
    days on market $213,500 Active 80 DOM
15. 2026-03-12
    listed $215,000 New 1074-char remark

    Show marketing remark (1074 chars)

    Welcome to your ideal intown one-bedroom retreat, just steps from the renowned Atlanta Beltline, offering unmatched convenience and urban connectivity. Enjoy the top-floor location featuring charming hardwood floors, exposed brick walls, granite countertops, a newer HVAC system, a new hot water heater, attic storage space, and a freshly tiled bathroom wall. Despite being in a vibrant area, find peace and tranquility on your balcony, perfect for enjoying city views with your morning coffee or evening relaxation. The property includes deeded/gated parking, and a brand-new washer and dryer. The area boasts phenomenal shopping and dining options, with nearby restaurants like Krog Street Market, Staplehouse, Marcus Bar & Grill, Pisces, and Chrome Yellow Coffee Shop within walking distance. Enjoy a short bike ride to attractions such as Piedmont Park, Oakland Cemetery, the High Museum of Art, and the Atlanta History Center. Additionally, the nearby MLK Jr Recreation and Aquatic Center offers a 25-yard lap pool, gym, track, climbing wall, and basketball courts.

16. 2026-03-12
    listed $215,000 Active 1074-char remark

    Show marketing remark (1074 chars)

    Welcome to your ideal intown one-bedroom retreat, just steps from the renowned Atlanta Beltline, offering unmatched convenience and urban connectivity. Enjoy the top-floor location featuring charming hardwood floors, exposed brick walls, granite countertops, a newer HVAC system, a new hot water heater, attic storage space, and a freshly tiled bathroom wall. Despite being in a vibrant area, find peace and tranquility on your balcony, perfect for enjoying city views with your morning coffee or evening relaxation. The property includes deeded/gated parking, and a brand-new washer and dryer. The area boasts phenomenal shopping and dining options, with nearby restaurants like Krog Street Market, Staplehouse, Marcus Bar & Grill, Pisces, and Chrome Yellow Coffee Shop within walking distance. Enjoy a short bike ride to attractions such as Piedmont Park, Oakland Cemetery, the High Museum of Art, and the Atlanta History Center. Additionally, the nearby MLK Jr Recreation and Aquatic Center offers a 25-yard lap pool, gym, track, climbing wall, and basketball courts.

17. 2025-12-31
    historical
18. 2025-12-31
    historical
19. 2025-09-24
    price $218,000
20. 2025-09-24
    price $218,000
21. 2025-08-19
    price $220,000
22. 2025-08-19
    price $220,000
23. 2025-07-23
    listed $224,900 New
24. 2025-07-23
    listed $224,900 Active
25. 2025-05-31
    historical
26. 2025-05-31
    historical
27. 2024-12-05
    listed $245,000 Active
28. 2024-12-05
    listed $245,000 New
29. 2024-01-05
    soldstatus $230,000 Sold
30. 2024-01-05
    soldstatus $230,000 Closed
31. 2023-12-04
    status Pending
32. 2023-12-04
    status Active
33. 2023-12-04
    status Under Contract
34. 2023-11-30
    historical
35. 2023-11-30
    historical
36. 2023-11-14
    status Active
37. 2023-11-12
    status Pending
38. 2023-11-06
    price $230,000
39. 2023-11-06
    price $230,000
40. 2023-10-02
    price $235,000
41. 2023-10-02
    price $235,000
42. 2023-08-28
    price $241,000
43. 2023-08-26
    price $241,000
44. 2023-08-21
    price $247,000
45. 2023-08-19
    price $247,000
46. 2023-08-16
    listed $225,000 New
47. 2023-08-16
    listed $225,000 Active
48. 2017-08-31
    soldstatus $140,000
49. 2017-08-28
    soldstatus $140,000 Sold
50. 2017-08-28
    soldstatus $140,000 Sold

ⓘ 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: $2,476 · $206/mo
• Projected year-2 tax: $2,476 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,302
• − Mortgage interest: −$11,959
• − Property taxes: −$2,476
• − Insurance: −$1,068
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − HOA: −$2,820
• − Depreciation: −$6,211
• Taxable loss: −$6,640
• Est. tax savings @ 24.0%: +$1,594
• After-tax cash flow: $-1,377/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): 26,942
• Household income: $82,779
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2010.0

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 0.62)
• Race & ethnicity: Black 46% White 41% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -507.19%
• Current HPI: 240.8692
• Rent YoY: ▲ 2.84%
• 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

+109.3% since first listed

46 events — show timeline

• 2026-03-12 Listed $215,000 FMLS
• 2026-03-12 Listed $215,000 GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-09-24 Price Changed $218,000 GAMLS
• 2025-09-24 Price Changed $218,000 FMLS
• 2025-08-19 Price Changed $220,000 GAMLS
• 2025-08-19 Price Changed $220,000 FMLS
• 2025-07-23 Listed $224,900 FMLS
• 2025-07-23 Listed $224,900 GAMLS
• 2025-05-31 Listing Removed — GAMLS
• 2025-05-31 Listing Removed — FMLS
• 2024-12-05 Listed $245,000 GAMLS
• 2024-12-05 Listed $245,000 FMLS
• 2024-01-05 Sold (MLS) $230,000 FMLS
• 2024-01-05 Sold (MLS) $230,000 GAMLS
• 2023-12-04 Pending — FMLS
• 2023-12-04 Relisted — FMLS
• 2023-12-04 Pending — GAMLS
• 2023-11-30 Listing Removed — FMLS
• 2023-11-30 Listing Removed — GAMLS
• 2023-11-14 Relisted — FMLS
• 2023-11-12 Pending — FMLS
• 2023-11-06 Price Changed $230,000 GAMLS
• 2023-11-06 Price Changed $230,000 FMLS
• 2023-10-02 Price Changed $235,000 GAMLS
• 2023-10-02 Price Changed $235,000 FMLS
• 2023-08-28 Price Changed $241,000 GAMLS
• 2023-08-26 Price Changed $241,000 FMLS
• 2023-08-21 Price Changed $247,000 GAMLS
• 2023-08-19 Price Changed $247,000 FMLS
• 2023-08-16 Listed $225,000 FMLS
• 2023-08-16 Listed $225,000 GAMLS
• 2017-08-31 Sold (Public Records) $140,000 Public Records
• 2017-08-28 Sold (MLS) $140,000 GAMLS
• 2017-08-28 Sold (MLS) $140,000 FMLS
• 2017-08-11 Pending — GAMLS
• 2017-08-11 Contingent — FMLS
• 2017-08-09 Listed $125,000 GAMLS
• 2017-08-09 Listed $125,000 FMLS
• 2016-09-19 Sold (Public Records) $107,000 Public Records
• 2016-09-02 Sold (MLS) $107,000 FMLS
• 2016-08-07 Contingent — FMLS
• 2016-08-06 Listed $110,000 FMLS
• 2005-08-15 Sold (Public Records) $117,000 Public Records
• 2004-07-29 Sold (Public Records) $102,700 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,476 · -39.4% YoY. Source: county tax records.