JeffCroweCRE
Multifamily

765 Houston Mill Road NE

Atlanta, GA 30329

Location

765 Houston Mill Road NE, Atlanta GA 30329

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List Price$336,000
4 Units$84,000 per unit
Published yieldsYields UnpublishedRent coverage 25% — yields unpublished
IncompleteListing evidence · class C
Rents1 / 4 units
Who paysWater unknown · 3 units unknown
OccupancyNot in remarks
FinancialsMLS GI/NOI empty · Tax $5,300 (2025)

Not enough FMLS financials to publish cap, cash-on-cash, or DSCR in the hero. Use the calculator as a modeled scenario and request the rent roll / T-12.

Property Financials

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Data last updated: October 5, 2026 at 4:01 PM EST
ACTIVE
FMLS #7806574
Listing Provided By Ansley Real Estate | Christie's International Real Estate · 404-867-5355
Description

Property Description

TENANT OCCUPIED- HIGHLY QUALIFIED TENANT IN PLACE AT $2500.00 per month with a 10% annual increase. MIN 24 HOUR NOTICE TO SHOW. A rare opportunity to own in the highly sought-after Harwood Condominiums, priced well below many Emory-area homes with no rental restrictions and top schools. Nestled among well maintained lush green spaces and charming smaller buildings, this updated move in ready hidden retreat is quietly tucked within a safe community while just steps from Emory University, the CDC, and Druid Hills High School. Residents enjoy ample parking, a community pool, and private access to scenic trails leading to Lullwater Preserve, with its serene lake, historic ruins, and beautiful trails. The HOA is well managed and responsive. Just steps to Emory Point, Emory Village, shops, dining, and campus from this highly desirable location. Top floor unit with a large balcony located near the sunny pool and private path to Lullwater Preserve. Ring Camera at the unit entry and Camera overlooking the parking area are included in the sale. NO SIGN-USE GPS TO 765 Houston Mill Road, Go through Harwood main entrance then take the first left to building 765 ahead on the right.
Listing facts

From this record

  • Incomplete — 1 of 4 unit rents

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$2,500
Avg / unit$625
Annual GPI$30,000

FMLS shipped a single UnitTypes row (2 beds / 2 baths combined) with $2,500/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.

Scenario

Investment Calculator

Scenario only. 1 of 4 rents in FMLS — GPI blank. Do not treat the results as in-place. 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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Scenario only. Yields unpublished — thin roll. Results are not in-place.

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.
Incomplete

Jeff’s Investment Take

Market data · October 2026

Working thesis

Rent coverage or MLS financials are too thin to publish yields. Request the roll and T-12 before treating this as a screen.

  • Incomplete — 1 of 4 unit rents
Same thesis · below the tapeDeKalb County

This ask is priced under what has been clearing here. List $84,000/door vs closed median $223,283 (62% below). Not a buy call. Confirm the roll, condition, and why the discount exists.

Open the market report →
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.

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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 25% — yields unpublished

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.