JeffCroweCRE
Multifamily

1515 Beech Valley Way NE

Atlanta, GA 30306

Location

1515 Beech Valley Way NE, Atlanta GA 30306

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List Price$750,000
2 Units$375,000 per unit
Estimated Year 1 Cash Flow$-8,162Rent upside or negotiations may be available
4.9%Est. Cap Rate
-4.3%Est. CoC
0.82xEst. DSCR
ConflictListing evidence · class A
Rents2 / 2 units
Who paysWater tenant · Elec tenant · Gas tenant · Trash owner
OccupancyNot in remarks
FinancialsMLS GI/NOI present · Tax $10,814 (2025)

Property Financials

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Data last updated: October 5, 2026 at 4:01 PM EST
ACTIVE
FMLS #7819736
Listing Provided By REMAX Metro Atlanta Cityside · 404-371-4419
Description

Property Description

Located in the highly desirable Druid Hills/Morningside corridor, this side-by-side duplex offers a compelling investment opportunity in one of Atlanta’s strongest rental markets. Projected combined rents of approximately $5,000-$6,000 per month provide potential gross rental income of $60,000-$72,000 annually. With estimated operating expenses of approximately $19,000 per year, projected Net Operating Income ranges from approximately $41,000-$53,000, depending on achieved rents. One unit is currently vacant, and the second unit is expected to be vacant by mid-September, giving a new owner flexibility to establish market rents, renovate or reposition the property, or potentially occupy one side while leasing the other. Both units feature a spacious townhome-style layout with 3 bedrooms and 2 full baths upstairs. The main levels include separate living and dining rooms, kitchens, half baths, pantries, and additional storage closets. Each residence also has access to a substantial portion of the lower level with laundry facilities and additional storage. The property features separate entrances, a circular driveway with parking for approximately four vehicles, and individually metered gas, electric, and water service—simplifying management and keeping utility expenses separate between units. Ideally positioned near Emory University, Virginia-Highland, Piedmont Park, Midtown, Buckhead, Decatur, and nearby MARTA access, the property also enjoys the natural surroundings of Daniel Johnson Nature Preserve directly behind the property. This combination of location, spacious floor plans, separate utilities, parking, and strong rental potential creates an attractive opportunity for both immediate income and long-term appreciation. The property may also be eligible for annexation into the City of Atlanta, which could provide access to the Atlanta Public Schools system. Any annexation eligibility, process, school assignment, and related benefits should be independently verified by the buyer with the City of Atlanta and applicable governmental authorities.
Listing facts

From this record

  • In-place DSCR 0.82x below 1.0 on default debt
  • Owner-paid: trash, maint
  • FMLS unit rents (may be asking). Remarks $60,000/mo vs FMLS unit rents $5,000/mo

2 doors on the listing. Generic market notes are below the fold.

Unit Mix & Available Rent Roll

Breakdown based on data provided in the FMLS listing· HUD Small Area FMR (ZIP 30306, FY2027)shown for comparison

UnitBedsBathsMonthly RentHUD SAFMRElecGasWaterGarbMaint
Unit 132$2,500$2,560+$60NNNYY
Unit 232$2,500$2,560+$60NNNYY
Total2 units$5,000Y = owner-paid · — = unknown

* Rent roll information is taken from the available FMLS listing data. Many multifamily listings do not include complete or verified tenant financials. Always verify actual rents, leases, and operating expenses during due diligence. HUD Small Area Fair Market Rents (ZIP-level payment standards) are published by the U.S. Department of Housing and Urban Development and are shown for comparison only.

Calculator

Investment Calculator

Starts from list price and unit count. Pre-filled from From Rent Roll.. Override any value.

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Repairs, pest, landscaping, cleaning, admin. Water and trash are separate lines. Electric/gas off when tenant-paid.

Financing

Conventional = fully amortizing. Commercial = shorter call + balloon. Seller finance = below-market note. Cash = no loan.

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Published from unit rents. Calculator defaults match the hero stack.

Coverage rules
  • GPI pre-fills only from MLS GI, a building-total UnitTypes row, or a rent roll covering ≥ 80% of doors.
  • A single sample rent is not averaged across the building.
  • Vacancy floor is max(5%, 100 − present occupancy in remarks).
  • Mgmt 8% at 8+ units, else 10%. Insurance $800/door. R&M $800/door.
  • Utility allowances turn on only when the who-pays grid or remarks say owner-paid.
  • SAFMR push is mix-weighted and hidden when the sample is extrapolated from thin coverage.
  • Commercial = 30% / 7% / 25-yr amort. Conventional = 25% / 7% / 30-yr. Cash = 100% equity, no debt service. CoC = NOI ÷ price.
Screenable · below 1.0x DSCR

Jeff’s Investment Take

Market data · October 2026

Working thesis

In-place DSCR 0.82x does not cover default debt — the listing only screens if the price or the rent moves.

Ask is 68% above recent DeKalb County close $/door.

  • Modeled debt service exceeds NOI at 0.82x. That is the binding constraint, not the badge.
  • In-place DSCR 0.82x below 1.0 on default debt
  • Owner-paid: trash, maint
  • FMLS unit rents (may be asking). Remarks $60,000/mo vs FMLS unit rents $5,000/mo
Est. Cap Rate4.9%
Est. Cash-on-Cash-4.3%
Est. DSCR0.82xconventional
Price / Unit$375,000
vs Local Close $/Door68% above recent close $/door
Local market contextDeKalb County
Med. close $/door$223,28338 closed · 12 mo
Med. asking rent$1,500
Months of supply10.1Active ÷ (12-mo closed ÷ 12)
County sold gross7.2%Rent ÷ close · T12 sold tape
County asking gross8.5%Rent ÷ list · live asks
County sold NOI cap4.8%Calculator stack on closes
View all DeKalb multifamily →View all Atlanta multifamily →Full Georgia multifamily market report →Voucher Spread™ report →

Modeled from available FMLS data, unit mix, and operating assumptions and DeKalb County benchmarks. DSCR and cash-on-cash use conventional terms (25% down / 7% / 30-yr) for ≤4 units. Always verify with current rent roll and expenses.

Estimated offer

Price that clears 1.25× DSCR

Modeled basis so in-place NOI covers debt at 1.25× on default conventional terms. Not a bid. If you want to offer — including below this number or below list — start here. Jeff will request the rent roll and T-12 before anyone writes a number.

Estimated offer$490,951$245,476 / door · 35% below list $750,000
  • Solve: max purchase price where modeled NOI ÷ annual debt service = 1.25×.
  • Debt assumed at 25% down / 7% / 30-yr · conventional. Vacancy 5.0%, management 10% of EGI, modeled opex (tax record + insurance / R&M allowances + trash).
  • List is $750,000. The 1.25× basis sits below ask, so financing at list is tight unless rents or expenses move.

Change GPI, expenses, or terms in the Investment Calculator to re-solve. Always confirm with the rent roll and T-12 before writing an offer.

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Disclaimer

Important Investment Information

Median estimated cap, cash-on-cash, and DSCR require MLS gross income or NOI, a dated broker package, a listing building total, or a unit rent roll covering at least 80% of doors. Thin records stay Incomplete — those yields are not printed in the hero or on cards. The calculator is a labeled scenario, not in-place income.

When a line is missing we use disclosed defaults only inside the calculator: vacancy floor of max(5%, 100 − present occupancy in remarks); management 8% of EGI at 8+ units otherwise 10%; insurance $800 per door; R&M $800 per door. Utility allowances turn on only if the who-pays grid or remarks say owner-paid (water $900–1,800 per door until a T-12). A single who-pays row does not set the building. We do not use an all-in “other” of $1,100 per door, and we do not average one sample rent across the building.

Rent coverage 100% — yields published from unit rents

Some figures shown on this page are estimated because complete data was not provided in the listing. Estimated values are clearly marked.

Any estimated or modeled figures represent the independent analysis of Jeff Crowe / Century 21 The Avenues and are not supplied by FMLS or the listing broker.

This website and its content are for informational and educational purposes only. Nothing on this site constitutes financial, investment, tax, or real estate advice. All information is deemed reliable but not guaranteed. You should always conduct your own thorough due diligence, verify all data independently, review the physical condition of the property, and consult with your own qualified attorney, accountant, and investment advisor before making any purchase decision.