451 W Ontario Ave SW, Atlanta, GA 30310
LISTING YOUR HOME
Why this home shows well
• 1920s bungalow character in Westview. Built in 1920, with classic bungalow architecture that stands out to buyers looking for a home with history.
• New roof (replaced last year). One of the first things buyers and inspectors ask about, already handled.
• New furnace (replaced last year). An updated heating system adds peace of mind.
• Brand-new carpet (installed this fall). Fresh floors that photograph well.
• 5 bedrooms / 2 baths, about 2,708 sq ft, one story. Flexible space for an office, guest room, or hobby room.
Showing a leased home: how we'd handle photos and showings
Follow the lease. We'll review your lease's notice requirements and give proper advance notice for every photo session and showing.
2. Tenant cooperation. We'll ask for the tenant's cooperation early and can discuss an optional incentive for keeping the home show-ready.
3. One scheduled photo day. Photos and any video are booked on a date set with the tenant, so it's one coordinated visit.
4. Lease summary for buyers. A tenant estoppel and lease summary (term, rent, deposit) give buyers verified lease details upfront.
Investor view
What an investor buyer sees on today's call: a leased 1920s Westview bungalow with income in place.
• Lease in place: $3,100/month through September 2027, or $37,200 a year in gross rent.
• Recent updates: new roof and furnace last year and new carpet this fall, so fewer near-term repairs for an owner.
• Known costs: 2025 property taxes were $3,467. Insurance and upkeep are set by each buyer.
• Nearby rentals: recent asking rents for 4–5 bedroom homes in 30310 run about $2,300–$2,850/month, so a buyer will look closely at the lease.
• How investors measure it: gross rent multiplier (price ÷ annual rent) and cap rate (net income ÷ price). Renée will walk through both with you once a price range is set.
Sources: Realist tax record (2025 taxes); public rental listings on Redfin, Rentberry, HotPads and FMLS-syndicated sites, checked Oct 10, 2026. Illustrative only, not an appraisal or investment advice. No price or return is guaranteed.
Your selling options
Your lease runs through September 2027, past your May 2027 goal. Here are the paths we'll walk through on today's call.
Sell with the tenant in place
Market the home to investor buyers as a leased rental. The $3,100/month lease in place through September 2027 is an income feature for them. The lease and security deposit transfer to the buyer at closing, so the tenant's lease stays intact.
2. Negotiate an early lease end, then sell vacant
Work out an early move-out with the tenant, for example with a move-out incentive, then sell vacant to the full market, including owner-occupant buyers. This depends on your lease terms and the tenant's agreement; we recommend reviewing it with a real estate attorney first.
3. Cash offer option
Sell as-is to a cash buyer through an approved program. Fewer showings and a flexible closing date. Offers are often below open-market value, so Renée will compare your estimated net side by side.
If you're buying in Cobb, ask about approved Buy Before You Sell programs.
On today's call, Renée will walk you through the estimated net and timeline for each option. No price, offer, or outcome is guaranteed.
Timeline to May 2027
Your lease runs to September 2027, so a May 2027 sale means either selling with the tenant in place or a negotiated early lease end.
Now (Oct–Nov 2026): Today's call; comparative market analysis (CMA); consult with your CPA about timing; attorney review of the lease
Winter (Dec 2026–Feb 2027): Choose the path: tenant-in-place sale to an investor, or talk with the tenant about an early lease end and move-out date
Early spring (Feb–Mar 2027): Lease summary/estoppel ready; scheduled photo day with proper notice (or prep after move-out, if agreed)
Spring market (Mar–Apr 2027): List and go to market; review offers
May 2027: Close (lease and deposit transfer to the buyer, or vacant delivery if an early end was agreed)
Dates are a plan, not a guarantee. We'll adjust to your lease, your CPA's and attorney's input, and the market.
Marketing Timeline
Strategic Home Pricing: Appealing to Today's Buyers
This guide explores effective strategies for setting the optimal asking price for your home in Atlanta, Georgia. It emphasizes the importance of understanding buyer behavior, pricing strategies, and market conditions. By comparing your property with others in similar price ranges, ensuring its condition is competitive, and aligning with current market values, you enhance your chances of attracting qualified buyers. Learn how to present your home as the best value in terms of price, condition, and location.
Taxes on the sale
Today's call isn't tax advice; we're not tax advisors.
• Federal law (Internal Revenue Code Section 121) may let owners exclude up to $250,000 of gain on a main home ($500,000 for married filing jointly) if they owned and lived in it 2 of the 5 years before the sale.
• Special rules can apply after a divorce, including an ex-spouse's use of the home and transfers between spouses. IRS Publication 523 covers them.
• The time since you moved out, and any rental period, can affect eligibility, so timing the sale is worth discussing with a CPA before listing.
• Renée can connect you with a CPA or tax attorney.
Source: IRS Publication 523, Selling Your Home — irs.gov/pub523
Quick CMA – 8 Westview comps (FMLS)
A professionally prepared comparative market analysis for a property in Atlanta’s 30310 area. The report reviews market-related information to support informed real estate decision-making and is presented as a broker price opinion rather than an appraisal.
RPR CMA – same 8 Westview comps
A seller-focused comparative market analysis for 451 W Ontario Ave, Atlanta, GA. This presentation provides market context and property insights to support informed pricing and selling decisions.
Cloud CMA (live) – same 8 Westview comps
Market absorption – 30310, Residential Detached, last 6 months
A six-month absorption analysis of residential detached home sales and inventory, organized by price range. The report summarizes closed sales, active listings, days on market, total days on market, sale-to-list price ratios, and estimated months of inventory to reveal market activity and pricing patterns.
Tax record – 451 W Ontario Ave SW
A concise overview of a single-family property in Atlanta’s West End Park area, covering home characteristics, lot details, ownership, taxes, assessments, zoning, location factors, and selected community insights. The report also includes historical sale information, valuation trends, walkability, school district data, and neighborhood risk indicators.
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Specialty training and designations by the National Association of Realtors include RENE (Real Estate Negotiation Expert) and SRS (Seller Representative Specialist)
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Selling your home: MORE information!!
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Understanding the Seller's Property Disclosure Statement
The Seller's Property Disclosure Statement is designed to assist the seller in meeting the legal obligation of disclosing any known hidden defects of the property to potential buyers, even if the property is sold "as-is." This comprehensive document requires sellers to answer questions about the property's condition, offering transparency and guiding buyers in conducting their inspections. The statement clarifies that seller's answers are based on their knowledge and not guarantees, underscoring the importance of buyer diligence.
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This exhibit is an essential part of the agreement for purchasing property in Georgia, providing key information about community associations. Sellers must complete the disclosure accurately, and update it if necessary. Buyers are advised to review community covenants for a comprehensive understanding of their rights and obligations. The document outlines the types of associations, necessary contact information, and payment details for annual assessments, ensuring transparent communication in real estate transactions.
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s of a Successful Home Sale: Expert Guidance from Your Real Estate Professional
Discover how a real estate professional can transform the often daunting task of selling your home into a seamless experience. From conducting a Comparative Market Analysis to strategic marketing and negotiations, your agent is well-equipped to manage the complexities of selling, ensuring maximum value. Learn the crucial jobs they handle, like showings and contracts, while understanding your role in making your home market-ready, all contributing to a timely and lucrative closing.
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Thank you for inviting me into your home and into your life!
I appreciate the trust you have placed in me. I look forward to helping you both step into this exciting next step of your journey.
