660 Cedar Ave NW · Atlanta, GA 30318

$259,999

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 79 Days on market

Built 1998 9,252 sqft lot $227/sqft · 21% below area Est $328k · 21% under

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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 +8.1/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated Westside Atlanta opportunity on a corner lot! This 3-bedroom, 1-bath home features fresh paint inside and out, new flooring, and an updated kitchen-making it move-in ready for a homeowner or a solid addition to a rental portfolio. Located in an area seeing ongoing growth and revitalization, this property offers both immediate livability and long-term upside. Ideal for buyers looking to get in at an accessible price point or investors seeking strong rental potential. Sold as-is.

Key facts

• Fresh paint
• New flooring
• Updated kitchen

Tags

• CORNER LOT
• UPDATED KITCHEN
• FRESH PAINT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (23.7% below list).
• Recommended offer: $198k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); Frederick Douglass High School (math 24%, 1,112 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 5% at this address vs 32% district-wide (-26 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 26d 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 $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

• It's been on market 79 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; list at $260k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $198,325 (23.7% 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 79 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (median comp): $328,431
• List price: $259,999
• Delta: -20.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Hamilton E Holmes Dr NW	0.47mi	3/1.0	1,140 (-0%)	3mo	$125,000	$110	73
705 S Grand Ave NW	0.21mi	2/2.0 (-1)	1,228 (+7%)	2mo	$265,000	$216	70
2600 NW Baker Rd	0.55mi	3/2.0	1,135 (-1%)	4mo	$122,600	$108	68
477 Center Hill Ave NW	0.35mi	3/1.5	1,040 (-9%)	3mo	$159,600	$153	66
623 Hamilton E Holmes Dr NW	0.42mi	3/2.0	1,225 (+7%)	4mo	$324,900	$265	63
563 Center Hill Ave NW	0.20mi	4/2.0 (+1)	1,015 (-11%)	4mo	$195,000	$192	62
2294 Hill St NW	0.48mi	3/2.0	1,040 (-9%)	2mo	$307,500	$296	58
672 Commercial Ave NW	0.33mi	3/2.0	1,297 (+13%)	4mo	$364,900	$281	57
620 Hamilton E Holmes Dr NW	0.46mi	3/2.0	1,286 (+12%)	4mo	$302,120	$235	52
673 Lyric Way NW	0.64mi	3/1.5	1,272 (+11%)	3mo	$154,370	$121	49
2105 Baker Rd NW	0.56mi	3/2.0	974 (-15%)	2mo	$93,000	$95	46
2541 Santa Barbara Dr NW	0.60mi	4/2.0 (+1)	1,300 (+14%)	0mo	$265,000	$204	42

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-57,691
• Equity at exit: $38,767

10-year hold

• IRR: -16.8%
• Equity multiple: 0.06×
• Total profit: $-68,673
• Equity at exit: $22,480

Cash invested: $72,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$348 /mo · $4,178/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-253

Break-even live

Break-even rent $2,304

Max offer price $215,277

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-180	+0% $-253	+5% $-327	+10% $-400
Rent	-10% $-410	-5% $-332	+0% $-253	+5% $-175	+10% $-96
Rate	-1.0pp $-122	-0.5pp $-187	base $-253	+0.5pp $-321	+1.0pp $-389

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	18d	1	0.10mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	26d	1	0.14mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	9d	1	0.20mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	19d	1	0.32mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	26d	1	0.33mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	26d	1	0.35mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	26d	1	0.37mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	26d	1	0.38mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	20d	1	0.38mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	26d	1	0.39mi
854 N Grand Ave NW Atlanta, GA	4.0	2.5	1436	$1,824	$1.27	26d	1	0.42mi
874 Center Hill Ave NW Atlanta, GA	3.0	2.0	1176	$1,695	$1.44	26d	1	0.44mi
2355 Hill St NW Atlanta, GA	3.0	3.0	1320	$1,700	$1.29	26d	1	0.49mi
929 N Grand Ave NW Atlanta, GA	3.0	2.0	1100	$2,500	$2.27	26d	1	0.56mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	26d	1	0.60mi
2060 Baker Rd NW Atlanta, GA	2.0	2.0	1436	$2,100	$1.46	5d	1	0.66mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	26d	1	0.66mi
24 S Eugenia Pl NW Atlanta, GA	4.0	2.5	1410	$1,725	$1.22	26d	1	0.71mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	26d	1	0.71mi
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	26d	1	0.73mi
2059 Detroit Ave NW Atlanta, GA	2.0	1.0	750	$1,340	$1.79	23d	1	0.75mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	12d	1	0.75mi
714 Emily Pl NW Atlanta, GA	3.0	2.0	1492	$2,700	$1.81	4d	1	0.79mi
1958 Maywood Pl NW Atlanta, GA	2.0	1.0	829	$1,425	$1.72	7d	1	0.80mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	15d	1	0.80mi
38 Hollywood Dr NW Atlanta, GA	4.0	2.0	1400	$2,200	$1.57	26d	1	0.85mi
511 Emily Pl NW Atlanta, GA	3.0	1.0	1101	$1,745	$1.58	26d	1	0.89mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	26d	1	0.90mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	26d	1	0.97mi
1026 Sims Ave NW Unit B Atlanta, GA	4.0	3.0	1492	$2,842	$1.90	26d	1	1.01mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	26d	1	1.01mi
1894 North Ave NW Atlanta, GA	2.0	1.5	1098	$1,995	$1.82	26d	1	1.01mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	17d	1	1.02mi
1110 Cato St NW Atlanta, GA	3.0	1.0	1050	$1,400	$1.33	26d	1	1.03mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	4d	1	1.03mi
2284 Alvin Dr NW Unit B 1 Atlanta, GA	3.0	1.0	875	$1,025	$1.17	0d	1	1.03mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	0d	1	1.03mi
2284 Alvin Dr NW Unit D Atlanta, GA	2.0	1.0	868	$995	$1.15	4d	1	1.03mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	26d	1	1.05mi
308 Anderson Ave NW Unit A Atlanta, GA	4.0	3.0	1250	$2,200	$1.76	26d	1	1.06mi

Listing history 34 events

1. 2026-06-21
   days on market $259,999 Active 79 DOM
2. 2026-06-18
   days on market $259,999 Active 76 DOM
3. 2026-06-17
   days on market $259,999 Active 75 DOM
4. 2026-06-16
   days on market $259,999 Active 74 DOM
5. 2026-06-15
   days on market $259,999 Active 73 DOM
6. 2026-06-13
   days on market $259,999 Active 71 DOM
7. 2026-06-13
   days on market $259,999 Active 70 DOM
8. 2026-06-09
   days on market $259,999 Active 67 DOM
9. 2026-06-08
   days on market $259,999 Active 66 DOM
10. 2026-06-07
    days on market $259,999 Active 65 DOM
11. 2026-06-04
    days on market $259,999 Active 62 DOM
12. 2026-06-03
    days on market $259,999 Active 61 DOM
13. 2026-06-02
    days on market $259,999 Active 60 DOM
14. 2026-06-01
    days on market $259,999 Active 59 DOM
15. 2026-05-31
    days on market $259,999 Active 58 DOM
16. 2026-05-12
    price $259,999 490-char remark

    Show marketing remark (669 chars)

    Ask about up to $20,000 in homebuyer grant funds and 100% financing options (no down payment & no PMI) available for qualified buyers through preferred lender programs. Updated Westside Atlanta opportunity on a corner lot! This 3-bedroom, 1-bath home features fresh paint inside and out, new flooring, and an updated kitchen—making it move-in ready for a homeowner or a solid addition to a rental portfolio. Located in an area seeing ongoing growth and revitalization, this property offers both immediate livability and long-term upside. Ideal for buyers looking to get in at an accessible price point or investors seeking strong rental potential. Sold as-is.

17. 2026-05-12
    price $259,999 669-char remark

    Show marketing remark (669 chars)

    Ask about up to $20,000 in homebuyer grant funds and 100% financing options (no down payment & no PMI) available for qualified buyers through preferred lender programs. Updated Westside Atlanta opportunity on a corner lot! This 3-bedroom, 1-bath home features fresh paint inside and out, new flooring, and an updated kitchen—making it move-in ready for a homeowner or a solid addition to a rental portfolio. Located in an area seeing ongoing growth and revitalization, this property offers both immediate livability and long-term upside. Ideal for buyers looking to get in at an accessible price point or investors seeking strong rental potential. Sold as-is.

18. 2026-03-31
    listed $300,000 New 490-char remark

    Show marketing remark (669 chars)

    Ask about up to $20,000 in homebuyer grant funds and 100% financing options (no down payment & no PMI) available for qualified buyers through preferred lender programs. Updated Westside Atlanta opportunity on a corner lot! This 3-bedroom, 1-bath home features fresh paint inside and out, new flooring, and an updated kitchen—making it move-in ready for a homeowner or a solid addition to a rental portfolio. Located in an area seeing ongoing growth and revitalization, this property offers both immediate livability and long-term upside. Ideal for buyers looking to get in at an accessible price point or investors seeking strong rental potential. Sold as-is.

19. 2026-03-31
    listed $300,000 Active 669-char remark

    Show marketing remark (669 chars)

    Ask about up to $20,000 in homebuyer grant funds and 100% financing options (no down payment & no PMI) available for qualified buyers through preferred lender programs. Updated Westside Atlanta opportunity on a corner lot! This 3-bedroom, 1-bath home features fresh paint inside and out, new flooring, and an updated kitchen—making it move-in ready for a homeowner or a solid addition to a rental portfolio. Located in an area seeing ongoing growth and revitalization, this property offers both immediate livability and long-term upside. Ideal for buyers looking to get in at an accessible price point or investors seeking strong rental potential. Sold as-is.

20. 2026-02-11
    soldstatus $170,000
21. 2026-01-29
    status Pending
22. 2026-01-28
    historical Active Under Contract
23. 2026-01-27
    soldstatus $145,000 Closed
24. 2026-01-15
    status Pending
25. 2026-01-13
    historical Active Under Contract
26. 2025-12-27
    listed $187,000 Active
27. 2023-01-04
    soldstatus $160,000
28. 2022-12-13
    soldstatus $160,000 Sold
29. 2022-12-13
    soldstatus $160,000 Closed
30. 2022-11-20
    status Pending
31. 2022-11-20
    status Under Contract
32. 2022-11-06
    listed $175,000 Active
33. 2022-11-05
    listed $175,000 New
34. 1999-08-06
    soldstatus $63,620

ⓘ 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: $4,178 · $348/mo
• Projected year-2 tax: $4,178 · $348/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,799
• − Mortgage interest: −$14,564
• − Property taxes: −$4,178
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$7,564
• Taxable loss: −$7,614
• Est. tax savings @ 24.0%: +$1,827
• After-tax cash flow: $-1,211/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

+308.7% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $259,999 GAMLS
• 2026-05-12 Price Changed $259,999 FMLS
• 2026-03-31 Listed $300,000 FMLS
• 2026-03-31 Listed $300,000 GAMLS
• 2026-02-11 Sold (Public Records) $170,000 Public Records
• 2026-01-29 Pending — FMLS
• 2026-01-28 Contingent — FMLS
• 2026-01-27 Sold (MLS) $145,000 FMLS
• 2026-01-15 Pending — FMLS
• 2026-01-13 Contingent — FMLS
• 2025-12-27 Listed $187,000 FMLS
• 2023-01-04 Sold (Public Records) $160,000 Public Records
• 2022-12-13 Sold (MLS) $160,000 FMLS
• 2022-12-13 Sold (MLS) $160,000 GAMLS
• 2022-11-20 Pending — FMLS
• 2022-11-20 Pending — GAMLS
• 2022-11-06 Listed $175,000 FMLS
• 2022-11-05 Listed $175,000 GAMLS
• 1999-08-06 Sold (Public Records) $63,620 Public Records

Property tax history

+14.5%/yr

Latest (2025): $4,178 · +172.4% YoY. Source: county tax records.