JeffCroweCRE
Multifamily

2956 Grandview Avenue NE

Atlanta, GA 30305

Location

2956 Grandview Avenue NE, Atlanta GA 30305

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List Price$799,000
4 Units$199,750 per unit
Estimated Year 1 Cash Flow$-28,553Rent upside or negotiations may be available
2.4%Est. Cap Rate
-14.3%Est. CoC
0.40xEst. DSCR
Below 1.0x DSCRListing evidence · class B
RentsBuilding total $3,200/mo · unit mix not in FMLS
Who paysWater unknown · Elec tenant
OccupancyNot in remarks
FinancialsListing building total · Tax $7,143 (2025)

Property Financials

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Data last updated: October 5, 2026 at 4:01 PM EST
ACTIVE
FMLS #7813272
Listing Provided By REMAX Around Atlanta · 404-550-0533
Description

Property Description

First time offered for sale in decades! Rare Buckhead multifamily opportunity! This all-brick quadruplex presents a unique opportunity to acquire a four-unit investment property in one of Atlanta's most established and sought-after neighborhoods. The building features two units on the main level and two terrace-level units with private entrances, providing a practical layout that appeals to a broad range of tenants while offering investors flexibility for future improvements. Ideally situated in the heart of Buckhead, the property is just minutes from Buckhead Village, premier shopping, outstanding restaurants, parks, MARTA, major employment centers, all while offering convenient access to GA-400, I-85, Midtown, and Downtown Atlanta. Its exceptional location continues to drive strong tenant demand and long-term investment appeal. Each of the four units is separately metered for electricity, simplifying utility management. The property also offers convenient off-street parking for every unit. The main-level apartments are served by a front gravel parking area for easy access, while a private driveway leads to dedicated parking and entrances for the two terrace-level units. Whether your goal is to renovate and modernize the existing units to capitalize on Buckhead's strong rental market and unlock the property's full income potential, build long-term equity, or expand an investment portfolio with a quality Buckhead asset, this property offers exceptional value-add potential. Thoughtful improvements could position the property to command premium rental rates while taking advantage of the continued demand for well-located housing in one of Atlanta's strongest rental markets. The property also presents an attractive opportunity for a 1031 Exchange buyer seeking an income-producing asset with meaningful upside. Properties of this caliber and location seldom become available. Buyers with long-term vision may also wish to investigate other potential future uses of the property, subject to zoning requirements, governmental approvals, and their own due diligence. A rare opportunity to acquire a Buckhead quadruplex with exceptional potential in one of Atlanta's premier locations.
Listing facts

From this record

  • In-place DSCR 0.40x below 1.0 on default debt
  • GPI from listing building total, not a unit roll

4 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

Listing provided building totals only
Units4
In-place monthly$3,200
Avg / unit$800
Annual GPI$38,400

FMLS shipped a single UnitTypes row (6 beds / 4 baths combined) with $3,200/mo. That figure is the building total, not one apartment. Unit-level mix is not in the listing.

Full detailed rent roll, tenant leases, and actual income/expense data not included in listing.

* 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 Listing building total.. Override any value. Listing rent treated as the building total, not a single unit.

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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 listing building total. 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 0.40x does not cover default debt — the listing only screens if the price or the rent moves.

  • Modeled debt service exceeds NOI at 0.40x. That is the binding constraint, not the badge.
  • Published cap 2.4% sits at or under county sold NOI cap 6.0%.
  • In-place DSCR 0.40x below 1.0 on default debt
  • GPI from listing building total, not a unit roll
Est. Cap Rate2.4%
Est. Cash-on-Cash-14.3%
Est. DSCR0.40xconventional
Price / Unit$199,750
vs Local Close $/Door4% above recent close $/door
Local market contextFulton County
Med. close $/door$192,62592 closed · 12 mo
Med. asking rent$1,642
Months of supply10.4Active ÷ (12-mo closed ÷ 12)
County sold gross9.0%Rent ÷ close · T12 sold tape
County asking gross9.0%Rent ÷ list · live asks
County sold NOI cap6.0%Calculator stack on closes
View all Fulton multifamily →View all Atlanta multifamily →Full Georgia multifamily market report →Voucher Spread™ report →

Modeled from available FMLS data, unit mix, and operating assumptions and Fulton 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$257,714$64,429 / door · 68% below list $799,000
  • 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).
  • List is $799,000. 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.

Yields published from listing building total $3,200/mo

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.