692 Argonne Ave NE #4 · Atlanta, GA 30308

$169,900

2 bd · 1.0 ba · 667 sqft · Condo public records · 42 Days on market

Built 1965 $255/sqft · 23% below area Est $222k · 23% under $400/mo HOA · 19% of rent

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Why this score? — see what drove the C+ 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 +20.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +6.4/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private location in the heart of Midtown! Located off the street in a cozy courtyard setting - very quiet! Spacious layout with gleaming hardwoods throughout! Walk to numerous restaurants & shops! Perfect for your first-time buyer looking for a quaint city condo! Eligible under Freddie Mac First Look Initiative through 11/11/10. See private remarks to submit offer.

Key facts

• $400 HOA
• Built 1965
• Listed 42 days

Property features AI

Finance

• Other: City street with asphalt road frontage; Located in Fulton County, GA
• HOA & community: Monthly association fee of $400; Association fees cover grounds and structure maintenance, reserve fund, sewer, trash, and water; Community amenities include barbecue, storage, homeowners association, proximity to Beltline, shopping, and trails/greenway; Community of approximately 100 units

Exterior

• Parking: Street parking available
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: One-level condominium; Brick 4-sides construction; Slab foundation; Other roof type; Resale condition
• Construction: Brick construction on all sides; Slab foundation
• Exterior features: Private entrance; Courtyard

Interior

• Kitchen: White cabinets; Dishwasher; Gas oven; Refrigerator
• Bedrooms: Two bedrooms on the main level; Primary bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: One full bathroom; Primary bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: End unit with one common wall; Other interior features; Great room/dining area
• Laundry & utility: Shared laundry in common area; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.1% in Atlanta — 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 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Springdale Park Elementary School (math 72% / reading 75%, grade A, #37 of 1,228 statewide, top 3%, 742 students, 11% FRL); David T Howard Middle School (math 58% / reading 63%, grade B+, #39 of 470 statewide, top 8%, 1,119 students, 19% FRL); Midtown High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,602 students, 19% FRL) — zoned schools average 16% FRL vs 71% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Atlanta Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.1%/yr); 317 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

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 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $31k; list at $170k implies a 448% gain — meaningful room to come down on a strong offer.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 6.6

CMA / ARV

• ARV (median comp): $221,601
• List price: $169,900
• Delta: -23.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-17,387
• Equity at exit: $25,333

10-year hold

• IRR: -4.2%
• Equity multiple: 0.75×
• Total profit: $-12,038
• Equity at exit: $14,690

Cash invested: $47,572 (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 30308

• Rents YoY: 1.1%
• Active inventory: 317
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$891
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$71
• HOA: −$400
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $218

Break-even live

Break-even rent $1,856

Max offer price $169,900

Occupancy floor 85%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Argonne Ave NE Unit 5 Atlanta, GA	1.0	1.0	550	$1,075	$1.95	7d	1	0.08mi
265 Ponce de Leon Ave NE Atlanta, GA	2.0	1.0–2.0	919	$2,309	$2.51	2d	13	0.09mi
215 North Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1044	$1,875	$1.80	24d	22	0.19mi
705 Piedmont Ave NE Unit 35 Atlanta, GA	1.0	1.0	750	$1,250	$1.67	14d	1	0.19mi
705 Piedmont Ave NE Unit 35 Atlanta, GA	1.0	1.0	750	$1,250	$1.67	18d	1	0.19mi
300 Cityline Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1025	$2,297	$2.24	1d	9	0.19mi
164 4th St NE Unit 9 Atlanta, GA	2.0	1.0	650	$2,200	$3.38	3d	1	0.27mi
691 Juniper St NE Atlanta, GA	1.0	1.0	709	$2,110	$2.98	4d	1	0.28mi
131 Ponce de Leon Ave NE Atlanta, GA	4.0	1.0–4.0	1411	$2,728	$1.93	1d	17	0.29mi
834 Argonne Ave NE Atlanta, GA	1.0	1.0	500	$1,445	$2.89	24d	1	0.30mi
830 Piedmont Ave NE Unit 1461658P Atlanta, GA	1.0	1.0	721	$3,612	$5.01	5d	1	0.36mi
811 Juniper St NE Atlanta, GA	1.0–2.0	1.0–2.0	903	$2,310	$2.56	1d	13	0.37mi
799 Charles Allen Dr NE Unit 4 Atlanta, GA	1.0	1.0	500	$2,600	$5.20	18d	1	0.40mi
525 Parkway Dr NE Atlanta, GA	1.0–2.0	1.0–2.5	907	$2,500	$2.76	4d	2	0.42mi
525 Parkway Dr NE Atlanta, GA	1.0–2.0	1.0–2.5	907	$2,500	$2.76	7d	3	0.42mi
806 Vedado Way NE Unit 1 Atlanta, GA	1.0	1.0	650	$3,000	$4.62	1d	1	0.42mi
542 Unit 1299415P Atlanta, GA	1.0–2.0	1.0–2.0	742	$3,692	$4.97	10d	2	0.43mi
500 Parkway Dr NE Unit 02 Atlanta, GA	1.0	1.0	550	$1,425	$2.59	24d	1	0.44mi
811 Peachtree St NE Atlanta, GA	3.0	1.0–3.0	855	$3,295	$3.85	2d	117	0.44mi
555 Boulevard NE Atlanta, GA	2.0	1.0–2.0	586	$2,230	$3.81	1d	13	0.44mi
745 Monroe Dr NE #9 Atlanta, GA	1.0	1.0	620	$1,800	$2.90	24d	1	0.45mi
505 Courtland St NE Atlanta, GA	3.0	1.0–2.0	982	$2,942	$2.99	1d	26	0.46mi
800 Peachtree St NE Atlanta, GA	1.0–2.0	1.0–2.0	903	$2,800	$3.10	3d	2	0.46mi
782 Peachtree St NE Atlanta, GA	2.0	1.0–2.5	1196	$4,215	$3.52	1d	17	0.47mi
855 Charles Allen Dr NE Atlanta, GA	1.0	1.0	550	$1,299	$2.36	14d	1	0.48mi
525 North Ave NE Atlanta, GA	2.0	1.0–2.0	913	$3,098	$3.39	3d	13	0.49mi
265 9th St NE Atlanta, GA	1.0	1.0	750	$1,545	$2.06	24d	1	0.50mi
888 Juniper St NE Atlanta, GA	1.0–3.0	1.0–3.0	1439	$4,168	$2.90	2d	25	0.50mi
450 Piedmont Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	975	$2,646	$2.71	1d	12	0.52mi
536 Boulevard Pl NE Unit 1 Atlanta, GA	2.0	2.0	750	$1,995	$2.66	7d	1	0.52mi
400 Central Park Pl NE Atlanta, GA	3.0	1.0–2.0	1013	$2,469	$2.44	1d	19	0.53mi
542 Boulevard Pl NE Unit C Atlanta, GA	1.0	1.0	558	$3,000	$5.38	21d	1	0.53mi
428 Parkway Dr NE Unit 430 103 Atlanta, GA	2.0	1.0	700	$1,545	$2.21	2d	1	0.54mi
940 Piedmont Ave NE Atlanta, GA	1.0	1.0	596	$1,500	$2.51	21d	1	0.54mi
860 Peachtree St NE Atlanta, GA	1.0	1.0	744	$2,050	$2.76	17d	1	0.54mi
286 9th St NE Unit 286-03 Atlanta, GA	1.0	1.0	750	$1,650	$2.20	11d	1	0.54mi
286 9th St NE Unit 286-01 Atlanta, GA	1.0	1.0	750	$1,525	$2.03	24d	1	0.54mi
903 Peachtree St NE Atlanta, GA	3.0	1.0–2.5	945	$3,191	$3.38	1d	56	0.55mi
878 Peachtree St NE #415 Atlanta, GA	1.0	1.0	603	$1,750	$2.90	24d	1	0.55mi
620 Glen Iris Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	943	$4,000	$4.24	12d	4	0.56mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $169,900 Active 42 DOM
2. 2026-06-17
   days on market $169,900 Active 41 DOM
3. 2026-06-16
   days on market $169,900 Active 40 DOM
4. 2026-06-15
   days on market $169,900 Active 39 DOM
5. 2026-06-13
   days on market $169,900 Active 37 DOM
6. 2026-06-13
   days on market $169,900 Active 36 DOM
7. 2026-06-10
   price $169,900 Active 33 DOM
8. 2026-06-09
   days on market $171,900 Active 33 DOM
9. 2026-06-08
   days on market $171,900 Active 32 DOM
10. 2026-06-07
    remarks 503-char remark
11. 2026-06-07
    days on market $171,900 Active 31 DOM
12. 2026-06-04
    days on market $171,900 Active 28 DOM
13. 2026-06-03
    days on market $171,900 Active 27 DOM
14. 2026-06-02
    pricedays on market $171,900 Active 26 DOM
15. 2026-06-01
    days on market $173,900 Active 25 DOM
16. 2026-05-31
    days on market $173,900 Active 24 DOM
17. 2026-05-06
    listed $178,000 Active 507-char remark
18. 2011-02-28
    historical 371-char remark

    Show marketing remark (371 chars)

    Private location in the heart of Midtown! Located off the street in a cozy courtyard setting - very quiet! Spacious layout with gleaming hardwoods throughout! Walk to numerous restaurants & shops! Perfect for your first-time buyer looking for a quaint city condo! Eligible under Freddie Mac First Look Initiative through 11/11/10. See private remarks to submit offer.

19. 2011-02-24
    soldstatus $31,000 Sold 371-char remark

    Show marketing remark (371 chars)

    Private location in the heart of Midtown! Located off the street in a cozy courtyard setting - very quiet! Spacious layout with gleaming hardwoods throughout! Walk to numerous restaurants & shops! Perfect for your first-time buyer looking for a quaint city condo! Eligible under Freddie Mac First Look Initiative through 11/11/10. See private remarks to submit offer.

20. 2011-02-01
    status Pending 371-char remark

    Show marketing remark (371 chars)

    Private location in the heart of Midtown! Located off the street in a cozy courtyard setting - very quiet! Spacious layout with gleaming hardwoods throughout! Walk to numerous restaurants & shops! Perfect for your first-time buyer looking for a quaint city condo! Eligible under Freddie Mac First Look Initiative through 11/11/10. See private remarks to submit offer.

21. 2011-01-26
    price $29,900
22. 2011-01-25
    price $29,900 371-char remark

    Show marketing remark (371 chars)

    Private location in the heart of Midtown! Located off the street in a cozy courtyard setting - very quiet! Spacious layout with gleaming hardwoods throughout! Walk to numerous restaurants & shops! Perfect for your first-time buyer looking for a quaint city condo! Eligible under Freddie Mac First Look Initiative through 11/11/10. See private remarks to submit offer.

23. 2010-12-10
    price $39,999

    Show marketing remark (371 chars)

    Private location in the heart of Midtown! Located off the street in a cozy courtyard setting - very quiet! Spacious layout with gleaming hardwoods throughout! Walk to numerous restaurants & shops! Perfect for your first-time buyer looking for a quaint city condo! Eligible under Freddie Mac First Look Initiative through 11/11/10. See private remarks to submit offer.

24. 2010-12-10
    price $39,999 371-char remark

    Show marketing remark (371 chars)

    Private location in the heart of Midtown! Located off the street in a cozy courtyard setting - very quiet! Spacious layout with gleaming hardwoods throughout! Walk to numerous restaurants & shops! Perfect for your first-time buyer looking for a quaint city condo! Eligible under Freddie Mac First Look Initiative through 11/11/10. See private remarks to submit offer.

25. 2010-11-02
    listed $59,999 Active 371-char remark

    Show marketing remark (371 chars)

    Private location in the heart of Midtown! Located off the street in a cozy courtyard setting - very quiet! Spacious layout with gleaming hardwoods throughout! Walk to numerous restaurants & shops! Perfect for your first-time buyer looking for a quaint city condo! Eligible under Freddie Mac First Look Initiative through 11/11/10. See private remarks to submit offer.

26. 1999-08-09
    soldstatus $99,800

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,256 · $105/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$307/yr (+$26/mo · 24.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,588
• − Mortgage interest: −$9,517
• − Property taxes: −$1,256
• − Insurance: −$850
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − HOA: −$4,800
• − Depreciation: −$4,943
• Taxable income: $129
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,586/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.

Schools (NCES district)

• District: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Fulton County · 1,094,430 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 23,181
• Household income: $85,693
• Rent vs Own: 64.8% rent · 35.2% own
• Severe rent burden: 2306.0

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 0.64)
• Race & ethnicity: White 53% Black 26% Two or more races 10% Hispanic / Latino 7% Asian 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 6% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -293.30%
• Current HPI: 159.9963
• Rent YoY: ▲ 1.12%
• 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

+70.2% since first listed

14 events — show timeline

• 2026-06-09 Price Changed $169,900 FMLS
• 2026-06-02 Price Changed $171,900 FMLS
• 2026-05-28 Price Changed $173,900 FMLS
• 2026-05-19 Price Changed $174,900 FMLS
• 2026-05-06 Listed $178,000 FMLS
• 2011-02-28 Listing Removed — FMLS
• 2011-02-24 Sold (MLS) $31,000 FMLS
• 2011-02-01 Pending — FMLS
• 2011-01-26 Price Changed $29,900 GAMLS
• 2011-01-25 Price Changed $29,900 FMLS
• 2010-12-10 Price Changed $39,999 GAMLS
• 2010-12-10 Price Changed $39,999 FMLS
• 2010-11-02 Listed $59,999 FMLS
• 1999-08-09 Sold (Public Records) $99,800 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,256 · +1.6% YoY. Source: county tax records.