307 Granville Ct #307 · Sandy Springs, GA 30328

$165,000

1 bd · 1.0 ba · 711 sqft · Condo · 93 Days on market

Built 1989 Fair condition $235/mo HOA · 16% of rent ↓ 8% since listing

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Why this score? — see what drove the F 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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now offered at $165,000 - an excellent opportunity to own in Sandy Springs for less than the cost of renting in many metro Atlanta areas. This well-maintained 1BR/1BA condo offers low-maintenance living in one of Atlanta's strongest employment corridors. Located next to Mercedes-Benz North America and minutes from the Perimeter business district, this home is ideal for first-time buyers, medical professionals, commuters, or investors seeking rental potential. The kitchen features stainless steel appliances, a full pantry, and washer/dryer. The spacious living room includes a cozy gas fireplace and opens to a private balcony with additional storage. Large bedroom with generous closet space. Deeded covered parking included. Located in the gated, dog-friendly Granville community with elevator access, pool, fitness center, and beautifully maintained grounds. HOA covers water, sewer, and gas. Leasing permitted with HOA approval and $500 leasing fee. Walk to Costco Wholesale and Trader Joe's. Quick access to GA-400, I-285, MARTA, UPS, major hospitals, parks, trails, dining, and shopping. Convenient location, strong employment base, and easy Atlanta connectivity make this a smart option for buyers looking for affordability and convenience in Sandy Springs.

Key facts

• Gated community
• Fitness center
• Private balcony

Tags

• STAINLESS STEEL APPLIANCES
• PRIVATE BALCONY
• DEEDED COVERED PARKING
• GATED COMMUNITY
• ELEVATOR ACCESS
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (9.2% below list).
• Recommended offer: $137k (16.8% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.7% in Sandy Springs — 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 73/100 on livability (#45 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-, commute A-; Watch: amenities F, cost of living F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.2%/yr); 369 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent is only 16% of the median local income ($112k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 93 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $137,246 (16.8% 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 93 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.9%
• Equity multiple: 0.07×
• Total profit: $-43,176
• Equity at exit: $24,602

10-year hold

• IRR: -52.7%
• Equity multiple: -0.51×
• Total profit: $-69,615
• Equity at exit: $14,266

Cash invested: $46,200 (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 30328

• Rents YoY: -0.2%
• Active inventory: 369
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$235
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-192

Break-even live

Break-even rent $1,741

Max offer price $137,246

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Granville Ct Atlanta, GA	1.0	1.0	629	$1,375	$2.19	43d	1	0.02mi
524 Granville Ct Atlanta, GA	1.0	1.0	711	$1,395	$1.96	5d	1	0.06mi
760 Mount Vernon Hwy NE Atlanta, GA	1.0–2.0	1.0–2.0	626	$1,289	$2.06	2d	21	0.07mi
6500 Aria Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1007	$2,036	$2.02	2d	21	0.30mi
475 Mount Vernon Hwy NE Unit C225 Atlanta, GA	1.0	1.0	700	$2,995	$4.28	5d	1	0.65mi
475 Mount Vernon Hwy NE Atlanta, GA	1.0	1.0	700	$2,945	$4.21	24d	2	0.65mi
799 Hammond Dr #306 Atlanta, GA	1.0	1.0	585	$1,400	$2.39	17d	1	0.86mi
799 Hammond Dr #105 Atlanta, GA	1.0	1.0	733	$1,600	$2.18	43d	1	0.86mi
795 Hammond Dr #505 Atlanta, GA	1.0	1.5	703	$1,300	$1.85	24d	1	0.87mi
795 Hammond Dr #1111 Atlanta, GA	1.0	1.0	541	$1,300	$2.40	24d	1	0.87mi
— Atlanta, GA	1.0	1.0	750	$1,200	$1.60	43d	1	0.87mi
101 High St Atlanta, GA	2.0	1.0–2.0	843	$2,287	$2.71	1d	57	0.88mi
1110 Hammond Dr Atlanta, GA	2.0	1.0–2.0	975	$2,039	$2.09	3d	32	0.93mi
Goldrush Cir NE Sandy Springs, GA	1.0	1.0	600	$1,400	$2.33	43d	1	0.96mi
6901 Glenlake Pkwy Atlanta, GA	1.0–3.0	1.0–2.5	1105	$1,400	$1.27	1d	18	0.97mi
1160 Hammond Dr Atlanta, GA	3.0	1.0–2.0	1095	$1,828	$1.67	10d	35	0.99mi
1115 Springwood Connector Unit 363 Sandy Springs, GA	1.0	1.0	725	$1,620	$2.23	43d	1	1.05mi
60 Perimeter Center Pl Atlanta, GA	2.0	1.0–2.0	1090	$2,220	$2.04	3d	23	1.09mi
6125 Roswell Rd Atlanta, GA	1.0–3.0	1.0–3.0	1170	$1,669	$1.43	1d	15	1.10mi
6075 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1015	$2,344	$2.31	2d	25	1.16mi
100 Ashford Gables Dr Atlanta, GA	1.0–2.0	1.0–2.0	866	$1,067	$1.23	1d	19	1.19mi
6558 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1297	$1,705	$1.31	1d	42	1.21mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$1,495	$1.68	43d	4	1.22mi
5755 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1111	$1,645	$1.48	2d	19	1.26mi
7150 W Peachtree Dunwoody Rd Atlanta, GA	3.0	1.0–2.0	966	$1,813	$1.88	2d	34	1.27mi
6050 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	990	$1,525	$1.54	1d	27	1.27mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$1,983	$1.87	1d	19	1.28mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$1,975	$2.21	12d	1	1.28mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,019	$2.26	3d	4	1.28mi
1400 Lake Hearn Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1062	$1,891	$1.78	1d	205	1.41mi
4777 Ashford Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1078	$1,382	$1.28	2d	25	1.41mi
302 Perimeter Ctr N Atlanta, GA	2.0	1.0–2.0	948	$1,824	$1.92	2d	29	1.43mi
4867 Ashford Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1054	$1,206	$1.14	1d	40	1.46mi
5610 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	945	$1,534	$1.62	2d	8	1.46mi

HOA detail condo

• Monthly dues: $235 · $2,820/yr
• Likely covers: watersewergaslandscapingpoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-14
   price $165,000 1270-char remark

   Show marketing remark (1281 chars)

   Now offered at $165,000 — an excellent opportunity to own in Sandy Springs for less than the cost of renting in many metro Atlanta areas. This well-maintained 1BR/1BA condo offers low-maintenance living in one of Atlanta’s strongest employment corridors. Located next to Mercedes-Benz North America and minutes from the Perimeter business district, this home is ideal for first-time buyers, medical professionals, commuters, or investors seeking rental potential. The kitchen features stainless steel appliances, a full pantry, and washer/dryer. The spacious living room includes a cozy gas fireplace and opens to a private balcony with additional storage. Large bedroom with generous closet space. Deeded covered parking included. Located in the gated, dog-friendly Granville community with elevator access, pool, fitness center, and beautifully maintained grounds. HOA covers water, sewer, and gas. Leasing permitted with HOA approval and $500 leasing fee. Walk to Costco Wholesale and Trader Joe's. Quick access to GA-400, I-285, MARTA, UPS, major hospitals, parks, trails, dining, and shopping. Convenient location, strong employment base, and easy Atlanta connectivity make this a smart option for buyers looking for affordability and convenience in Sandy Springs.

2. 2026-05-14
   price $165,000 1281-char remark

   Show marketing remark (1281 chars)

   Now offered at $165,000 — an excellent opportunity to own in Sandy Springs for less than the cost of renting in many metro Atlanta areas. This well-maintained 1BR/1BA condo offers low-maintenance living in one of Atlanta’s strongest employment corridors. Located next to Mercedes-Benz North America and minutes from the Perimeter business district, this home is ideal for first-time buyers, medical professionals, commuters, or investors seeking rental potential. The kitchen features stainless steel appliances, a full pantry, and washer/dryer. The spacious living room includes a cozy gas fireplace and opens to a private balcony with additional storage. Large bedroom with generous closet space. Deeded covered parking included. Located in the gated, dog-friendly Granville community with elevator access, pool, fitness center, and beautifully maintained grounds. HOA covers water, sewer, and gas. Leasing permitted with HOA approval and $500 leasing fee. Walk to Costco Wholesale and Trader Joe's. Quick access to GA-400, I-285, MARTA, UPS, major hospitals, parks, trails, dining, and shopping. Convenient location, strong employment base, and easy Atlanta connectivity make this a smart option for buyers looking for affordability and convenience in Sandy Springs.

3. 2026-02-25
   listed $179,000 New 1270-char remark

   Show marketing remark (1281 chars)

   Now offered at $165,000 — an excellent opportunity to own in Sandy Springs for less than the cost of renting in many metro Atlanta areas. This well-maintained 1BR/1BA condo offers low-maintenance living in one of Atlanta’s strongest employment corridors. Located next to Mercedes-Benz North America and minutes from the Perimeter business district, this home is ideal for first-time buyers, medical professionals, commuters, or investors seeking rental potential. The kitchen features stainless steel appliances, a full pantry, and washer/dryer. The spacious living room includes a cozy gas fireplace and opens to a private balcony with additional storage. Large bedroom with generous closet space. Deeded covered parking included. Located in the gated, dog-friendly Granville community with elevator access, pool, fitness center, and beautifully maintained grounds. HOA covers water, sewer, and gas. Leasing permitted with HOA approval and $500 leasing fee. Walk to Costco Wholesale and Trader Joe's. Quick access to GA-400, I-285, MARTA, UPS, major hospitals, parks, trails, dining, and shopping. Convenient location, strong employment base, and easy Atlanta connectivity make this a smart option for buyers looking for affordability and convenience in Sandy Springs.

4. 2026-02-25
   listed $179,000 Active 1281-char remark

   Show marketing remark (1281 chars)

   Now offered at $165,000 — an excellent opportunity to own in Sandy Springs for less than the cost of renting in many metro Atlanta areas. This well-maintained 1BR/1BA condo offers low-maintenance living in one of Atlanta’s strongest employment corridors. Located next to Mercedes-Benz North America and minutes from the Perimeter business district, this home is ideal for first-time buyers, medical professionals, commuters, or investors seeking rental potential. The kitchen features stainless steel appliances, a full pantry, and washer/dryer. The spacious living room includes a cozy gas fireplace and opens to a private balcony with additional storage. Large bedroom with generous closet space. Deeded covered parking included. Located in the gated, dog-friendly Granville community with elevator access, pool, fitness center, and beautifully maintained grounds. HOA covers water, sewer, and gas. Leasing permitted with HOA approval and $500 leasing fee. Walk to Costco Wholesale and Trader Joe's. Quick access to GA-400, I-285, MARTA, UPS, major hospitals, parks, trails, dining, and shopping. Convenient location, strong employment base, and easy Atlanta connectivity make this a smart option for buyers looking for affordability and convenience in Sandy Springs.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,977
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − HOA: −$2,820
• − Depreciation: −$4,800
• Taxable loss: −$5,062
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $-1,087/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This 1BR/1BA condo in Sandy Springs offers low-maintenance living with a fresh paint job and minor repairs needed.

Repairs flagged

• Minor Ceiling fan in living room — Worn blades
• Minor Light fixture in living room — Worn fixture

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fan blades — Fresh blades improve functionality and appearance
• Both Clean and maintain HVAC system — A clean and functioning HVAC system improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Ceiling fan in living room · Worn blades	Minor	$500–3,000
Light fixture in living room · Worn fixture	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fan blades — Fresh blades improve functionality and appearance ↑
• Both Clean and maintain HVAC system — A clean and functioning HVAC system improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Sandy Springs

• Score: 73/100
• State rank: #45
• US rank: #5106

Category grades

Amenities F Commute A- Cost of living F Crime A- Employment A+ Housing B- Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandy Springs, GA
• County: Fulton County · 1,094,430 people
• City population: 108,027
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,508
• Household income: $112,111
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1884.0

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 0.61)
• Race & ethnicity: White 59% Black 18% Asian 12% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 81% English-only · Other Indo-European 5% Spanish 4% Other Asian/Pacific 4%

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: ▼ -361.92%
• Current HPI: 238.4936
• Rent YoY: ▼ -0.24%
• 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

-7.8% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $165,000 GAMLS
• 2026-05-14 Price Changed $165,000 FMLS
• 2026-02-25 Listed $179,000 FMLS
• 2026-02-25 Listed $179,000 GAMLS