6851 Roswell Rd Unit N10 · Sandy Springs, GA 30328

$169,000

1 bd · 1.0 ba · 797 sqft · Condo · 55 Days on market

Built 1964 Excellent condition $212/sqft · 17% below area Est $203k · 17% under $320/mo HOA · 19% of rent ↓ 20% since listing

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

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.4/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in and don't lift a finger! This stunning condo has been completely renovated with new flooring, an updated bathroom, and a modern kitchen with brand-new appliances. The open, airy layout flows seamlessly to your private patio, perfect for relaxing or entertaining. Enjoy plenty of convenient guest parking throughout the community, along with resort-style amenities including a sparkling pool and well-maintained tennis courts. Experience the best of Sandy Springs living, just steps from shops and restaurants with easy access to anywhere in the city. Ideal for first-time buyers, investors, or anyone seeking low-maintenance, turnkey living. This home is ready for you to come see it and fall in love today! *Virtually staged images are for illustrative purposes only and are intended to show the property's potential. They may not accurately represent the actual size, layout, or condition. Buyers should verify all measurements independently.*

Key facts

• $320 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (2.7% below list).
• Recommended offer: $142k (16.1% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.6% 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.
• Zoned schools: Woodland Elementary School (math 45% / reading 46%, grade D-, #323 of 1,228 statewide, top 26%, 968 students, 39% FRL); Ridgeview Charter School (math 33% / reading 45%, grade F, #155 of 470 statewide, top 33%, 996 students, 45% FRL); Riverwood International Charter School (math 24% / reading 10%, grade F, #269 of 424 statewide, top 65%, 1,737 students, 30% FRL) — zoned schools at 38% FRL track the district average.
• Zoned-school proficiency averages 34% at this address vs 51% district-wide (-17 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 18% 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 55 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,734 (16.1% 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 55 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 8.6

CMA / ARV

• ARV (median comp): $203,131
• List price: $169,000
• Delta: -16.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.8%
• Equity multiple: 0.07×
• Total profit: $-43,985
• Equity at exit: $25,198

10-year hold

• IRR: -54.5%
• Equity multiple: -0.51×
• Total profit: $-71,485
• Equity at exit: $14,612

Cash invested: $47,320 (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: 381
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$320
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-188

Break-even live

Break-even rent $1,883

Max offer price $141,734

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-130	+0% $-188	+5% $-247	+10% $-305
Rent	-10% $-318	-5% $-253	+0% $-188	+5% $-123	+10% $-58
Rate	-1.0pp $-103	-0.5pp $-145	base $-188	+0.5pp $-232	+1.0pp $-277

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6851 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1364	$1,500	$1.10	45d	5	0.04mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1364	$1,715	$1.26	7d	4	0.04mi
6925 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,335	$1.16	0d	22	0.18mi
6940 Roswell Rd Atlanta, GA	2.0	1.5	1000	$1,848	$1.85	45d	2	0.20mi
6940 Roswell Rd Unit 8F Atlanta, GA	2.0	1.5	1000	$1,850	$1.85	26d	1	0.20mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$1,495	$1.68	45d	4	0.23mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.0–2.5	1237	$1,899	$1.54	4d	2	0.29mi
6901 Glenlake Pkwy Atlanta, GA	1.0–3.0	1.0–2.5	1105	$1,366	$1.24	0d	20	0.46mi
7100 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,375	$1.15	45d	1	0.58mi
6558 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1297	$1,730	$1.33	0d	43	0.72mi
6500 Aria Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1007	$2,043	$2.03	0d	22	0.74mi
7260 Roswell Rd Sandy Springs, GA	2.0	1.0–2.0	895	$2,214	$2.47	0d	22	0.85mi
901 Abernathy Rd NE Unit 1 Atlanta, GA	2.0	2.0	1002	$2,100	$2.10	4d	1	0.89mi
524 Granville Ct Atlanta, GA	1.0	1.0	711	$1,395	$1.96	7d	1	0.98mi
612 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,750	$1.70	6d	1	0.98mi
613 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,900	$1.84	26d	1	0.98mi
310 Granville Ct Unit 310 Atlanta, GA	2.0	2.0	1032	$1,800	$1.74	7d	1	0.98mi
640 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,875	$1.82	26d	1	0.98mi
7150 W Peachtree Dunwoody Rd Atlanta, GA	3.0	1.0–2.0	966	$1,813	$1.88	0d	33	1.00mi
210 Granville Ct Atlanta, GA	1.0	1.0	629	$1,375	$2.19	45d	1	1.03mi
760 Mount Vernon Hwy NE Atlanta, GA	1.0–2.0	1.0–2.0	626	$1,289	$2.06	3d	21	1.07mi
7200 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1083	$1,255	$1.16	4d	9	1.15mi
6873 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	872	$1,379	$1.58	0d	22	1.16mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$2,395	$3.15	18d	2	1.18mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$1,950	$2.57	45d	2	1.18mi
475 Mount Vernon Hwy NE Atlanta, GA	1.0	1.0	700	$2,945	$4.21	26d	2	1.25mi
475 Mount Vernon Hwy NE Unit C225 Atlanta, GA	1.0	1.0	700	$2,995	$4.28	7d	1	1.25mi
100 Preston Woods Trl Atlanta, GA	1.0–3.0	1.0–2.0	1171	$1,573	$1.34	0d	13	1.29mi
57 Trowbridge Rd Sandy Springs, GA	1.0	1.0	1000	$1,852	$1.85	26d	1	1.29mi
57 Trowbridge Rd Sandy Springs, GA	1.0	1.0	1000	$1,742	$1.74	7d	1	1.29mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,019	$2.26	4d	4	1.30mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$1,975	$2.21	14d	1	1.30mi
7227 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	850	$1,350	$1.59	0d	14	1.32mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$1,983	$1.87	0d	17	1.34mi
381 Hilderbrand Dr Atlanta, GA	2.0	1.0	1061	$2,400	$2.26	45d	1	1.36mi
6125 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1024	$1,669	$1.63	0d	17	1.40mi
1265 Mount Vernon Hwy Atlanta, GA	1.0–3.0	1.0–2.0	1169	$1,492	$1.28	0d	28	1.42mi
6105 Blue Stone Rd #413 Atlanta, GA	1.0	1.0	1098	$2,200	$2.00	6d	1	1.46mi
7600 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	907	$998	$1.10	0d	89	1.47mi
6355 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	1210	$1,747	$1.44	0d	10	1.48mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-03
   statusdays on market $169,000 Pending 55 DOM
2. 2026-06-01
   days on market $169,000 Active Under Contract 54 DOM
3. 2026-05-31
   days on market $169,000 Active Under Contract 53 DOM
4. 2026-04-08
   listed $169,000 New 959-char remark

   Show marketing remark (971 chars)

   Move right in and don’t lift a finger! This stunning condo has been completely renovated with new flooring, an updated bathroom, and a modern kitchen with brand-new appliances. The open, airy layout flows seamlessly to your private patio, perfect for relaxing or entertaining. Enjoy plenty of convenient guest parking throughout the community, along with resort-style amenities including a sparkling pool and well-maintained tennis courts. Experience the best of Sandy Springs living, just steps from shops and restaurants with easy access to anywhere in the city. Ideal for first-time buyers, investors, or anyone seeking low-maintenance, turnkey living. This home is ready for you to come see it and fall in love today! *Virtually staged images are for illustrative purposes only and are intended to show the property’s potential. They may not accurately represent the actual size, layout, or condition. Buyers should verify all measurements independently.*

5. 2026-04-08
   listed $169,000 Active 971-char remark

   Show marketing remark (971 chars)

   Move right in and don’t lift a finger! This stunning condo has been completely renovated with new flooring, an updated bathroom, and a modern kitchen with brand-new appliances. The open, airy layout flows seamlessly to your private patio, perfect for relaxing or entertaining. Enjoy plenty of convenient guest parking throughout the community, along with resort-style amenities including a sparkling pool and well-maintained tennis courts. Experience the best of Sandy Springs living, just steps from shops and restaurants with easy access to anywhere in the city. Ideal for first-time buyers, investors, or anyone seeking low-maintenance, turnkey living. This home is ready for you to come see it and fall in love today! *Virtually staged images are for illustrative purposes only and are intended to show the property’s potential. They may not accurately represent the actual size, layout, or condition. Buyers should verify all measurements independently.*

6. 2025-08-29
   historical
7. 2025-08-29
   historical
8. 2025-06-19
   price $179,000
9. 2025-06-19
   price $179,000
10. 2025-06-10
    price $195,000
11. 2025-03-26
    price $195,000
12. 2025-03-14
    listed $210,000 Active
13. 2025-03-12
    historical
14. 2025-02-28
    listed $210,000 New

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,739
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − HOA: −$3,840
• − Depreciation: −$4,916
• Taxable loss: −$5,022
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $-1,056/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 · 6 photos

Excellent 95/100 None rehab

This completely renovated and move-in-ready condo is in excellent condition with modern updates and a private patio, making it an ideal investment opportunity.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting.
• Rental Landscaping improvements — A well-maintained garden can attract more renters and increase rental value.
• Both Adding smart home features — Smart home features can improve convenience and appeal to a wider range of buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Rental Landscaping improvements — A well-maintained garden can attract more renters and increase rental value. ↑
• Both Adding smart home features — Smart home features can improve convenience and appeal to a wider range of buyers and renters. ↑

ⓘ 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

-19.5% since first listed

11 events — show timeline

• 2026-04-08 Listed $169,000 FMLS
• 2026-04-08 Listed $169,000 GAMLS
• 2025-08-29 Listing Removed — FMLS
• 2025-08-29 Listing Removed — GAMLS
• 2025-06-19 Price Changed $179,000 GAMLS
• 2025-06-19 Price Changed $179,000 FMLS
• 2025-06-10 Price Changed $195,000 GAMLS
• 2025-03-26 Price Changed $195,000 FMLS
• 2025-03-14 Listed $210,000 FMLS
• 2025-03-12 Coming Soon — FMLS
• 2025-02-28 Listed $210,000 GAMLS