303 Summit North Dr NE · Atlanta, GA 30324

$175,000

1 bd · 1.0 ba · 859 sqft · Condo public records · 86 Days on market

Built 1982 $204/sqft · 14% below area Est $204k · 14% under $308/mo HOA · 20% of rent

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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 +13.9/15.0
• Cash flow +9.0/30.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Schools +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gated Buckhead community with all the amenities. Move-in condition. NO STEPS! Park your car less than forty feet from your front door. MARTA, shopping, PATH 400 nearby. Premier location in the community.

Key facts

• Gated community
• Move-in condition
• Premier location

Tags

• GATED COMMUNITY
• MOVE-IN CONDITION
• MARTA NEARBY
• SHOPPING NEARBY
• PATH 400 NEARBY
• PREMIER LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (12.2% below list).
• Recommended offer: $151k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: schools C-, 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.
• Market conditions: Rents flat; 328 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 86 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $175k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,805 (13.8% 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 86 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 9.5

CMA / ARV

• ARV (median comp): $203,975
• List price: $175,000
• Delta: -14.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.15×
• Total profit: $-41,416
• Equity at exit: $26,093

10-year hold

• IRR: -37.8%
• Equity multiple: -0.31×
• Total profit: $-64,041
• Equity at exit: $15,131

Cash invested: $49,000 (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 30324

• Rents YoY: 0.0%
• Active inventory: 328
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$918
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$73
• HOA: −$308
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-137

Break-even live

Break-even rent $1,710

Max offer price $150,805

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-87	+0% $-137	+5% $-186	+10% $-236
Rent	-10% $-258	-5% $-198	+0% $-137	+5% $-76	+10% $-16
Rate	-1.0pp $-49	-0.5pp $-92	base $-137	+0.5pp $-182	+1.0pp $-228

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Atlanta, GA	1.0	1.0	611	$1,400	$2.29	0d	1	0.02mi
740 Sidney Marcus Blvd NE Atlanta, GA	1.0–2.0	1.0–2.0	882	$1,299	$1.47	0d	22	0.11mi
2700 Pine Tree Rd NE #1115 Atlanta, GA	1.0	1.0	784	$1,695	$2.16	5d	1	0.17mi
2500 Pine Tree Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,309	$1.50	25d	1	0.23mi
925 Canterbury Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1331	$1,369	$1.03	0d	27	0.31mi
2591 Piedmont Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1019	$1,398	$1.37	0d	21	0.36mi
970 Sidney Marcus Blvd NE #1206 Atlanta, GA	1.0	1.0	840	$1,500	$1.79	5d	1	0.37mi
761 Morosgo Dr NE Atlanta, GA	2.0	1.0–2.0	980	$1,792	$1.83	0d	18	0.39mi
741 Morosgo Dr NE Atlanta, GA	2.0	1.0–2.0	965	$1,789	$1.85	0d	18	0.41mi
711 Cosmopolitan Dr NE Atlanta, GA	1.0–2.0	1.5–2.5	1177	$1,650	$1.40	23d	4	0.46mi
711 Cosmopolitan Dr NE Atlanta, GA	1.0–2.0	1.5–2.0	941	$1,950	$2.07	13d	2	0.46mi
711 Cosmopolitan Dr NE Atlanta, GA	1.0–2.0	1.5–2.0	941	$1,950	$2.07	0d	2	0.46mi
658 Lindbergh Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	1022	$1,756	$1.72	4d	22	0.50mi
207 Lenox Rd NE Unit 207 Atlanta, GA	2.0	2.0	1105	$2,250	$2.04	25d	1	0.50mi
2657 Lenox Rd NE #110 Atlanta, GA	2.0	2.0	949	$1,850	$1.95	25d	1	0.50mi
2657 Lenox Rd NE Atlanta, GA	2.0	2.0	949	$1,850	$1.95	5d	2	0.52mi
2572 Lenox Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	936	$1,175	$1.26	25d	1	0.54mi
2921 Lenox Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1177	$1,850	$1.57	23d	2	0.55mi
2921 Lenox Rd NE #407 Atlanta, GA	1.0	1.0	1000	$2,000	$2.00	18d	1	0.55mi
2567 Lenox Rd NE Unit 165 L Atlanta, GA	1.0	1.0	650	$1,400	$2.15	25d	1	0.56mi
2399 Parkland Dr NE Atlanta, GA	2.0	1.0–2.0	935	$1,602	$1.71	0d	52	0.57mi
2400 Parkland Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1027	$1,459	$1.42	0d	16	0.60mi
508 Main St NE Atlanta, GA	1.0–2.0	1.0–2.0	871	$1,419	$1.63	0d	25	0.60mi
2380 Strathmore Dr NE Atlanta, GA	2.0	1.0	1116	$2,400	$2.15	25d	1	0.64mi
2450 Camellia Ln NE Atlanta, GA	1.0–2.0	1.0–2.0	911	$1,254	$1.38	0d	29	0.68mi
24307 Plantation Dr NE Atlanta, GA	1.0	1.0	816	$1,995	$2.44	16d	1	0.68mi
2323 Piedmont Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	984	$1,649	$1.67	0d	30	0.69mi
2430 Cheshire Bridge Rd NE Atlanta, GA	2.0	1.0–2.0	1001	$2,060	$2.06	0d	10	0.74mi
485 Lindbergh Pl NE Atlanta, GA	2.0	1.0–2.0	918	$1,635	$1.78	0d	30	0.74mi
505 Pharr Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	720	$1,058	$1.47	25d	9	0.81mi
505 Pharr Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	720	$1,199	$1.67	4d	4	0.81mi
2716 Buford Hwy NE Atlanta, GA	2.0	1.0	595	$1,500	$2.52	25d	1	0.89mi
400 Pharr Rd NE Atlanta, GA	2.0	1.0–2.0	906	$1,918	$2.12	0d	17	0.92mi
530 E Paces Ferry Rd NE Atlanta, GA	3.0	1.0–2.5	1193	$2,306	$1.93	0d	28	0.94mi
1680 Chantilly Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	800	$1,077	$1.35	0d	19	0.94mi
350 Peachtree Hills Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	950	$1,400	$1.47	0d	27	0.94mi
395 Pharr Rd NE #308 Atlanta, GA	1.0	1.0	750	$1,600	$2.13	0d	1	0.97mi
370 Peachtree Hills Ave NE Atlanta, GA	2.0	1.0	950	$1,322	$1.39	4d	4	0.97mi
3097 Maple Dr NE Atlanta, GA	2.0	1.0–2.0	880	$1,804	$2.05	0d	17	0.98mi
1155 Lavista Rd NE Atlanta, GA	2.0–3.0	2.0	1180	$2,038	$1.73	3d	16	0.98mi

HOA detail condo

• Monthly dues: $308 · $3,696/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $175,000 Active 86 DOM
2. 2026-06-18
   days on market $175,000 Active 83 DOM
3. 2026-06-17
   days on market $175,000 Active 82 DOM
4. 2026-06-16
   days on market $175,000 Active 81 DOM
5. 2026-06-15
   days on market $175,000 Active 80 DOM
6. 2026-06-13
   days on market $175,000 Active 78 DOM
7. 2026-06-13
   days on market $175,000 Active 77 DOM
8. 2026-06-09
   days on market $175,000 Active 74 DOM
9. 2026-06-08
   days on market $175,000 Active 73 DOM
10. 2026-06-07
    days on market $175,000 Active 72 DOM
11. 2026-06-04
    days on market $175,000 Active 69 DOM
12. 2026-06-03
    days on market $175,000 Active 68 DOM
13. 2026-06-02
    days on market $175,000 Active 67 DOM
14. 2026-06-02
    price $175,000 Active 66 DOM
15. 2026-06-01
    days on market $195,000 Active 66 DOM
16. 2026-05-31
    days on market $195,000 Active 65 DOM
17. 2026-03-27
    listed $195,000 New 203-char remark

    Show marketing remark (203 chars)

    Gated Buckhead community with all the amenities. Move-in condition. NO STEPS! Park your car less than forty feet from your front door. MARTA, shopping, PATH 400 nearby. Premier location in the community.

18. 2026-03-27
    listed $195,000 Active 203-char remark

    Show marketing remark (203 chars)

    Gated Buckhead community with all the amenities. Move-in condition. NO STEPS! Park your car less than forty feet from your front door. MARTA, shopping, PATH 400 nearby. Premier location in the community.

19. 2013-05-29
    price $50,000
20. 2013-05-22
    soldstatus $55,000
21. 2013-05-14
    soldstatus $55,000 Sold
22. 2013-05-14
    price $55,000
23. 2013-02-27
    historical Pending Approval
24. 2013-02-19
    listed $50,000 New
25. 2001-12-03
    soldstatus $110,233

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$982/yr (+$82/mo · 156.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,440
• − Mortgage interest: −$9,803
• − Property taxes: −$628
• − Insurance: −$875
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − HOA: −$3,696
• − Depreciation: −$5,091
• Taxable loss: −$4,603
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $-539/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): 29,073
• Household income: $92,122
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 2749.0

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 0.66)
• Race & ethnicity: White 51% Black 24% Asian 12% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -476.16%
• Current HPI: 187.7587
• Rent YoY: ▬ 0.04%
• 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

+76.9% since first listed

9 events — show timeline

• 2026-03-27 Listed $195,000 FMLS
• 2026-03-27 Listed $195,000 GAMLS
• 2013-05-29 Price Changed $50,000 GAMLS
• 2013-05-22 Sold (Public Records) $55,000 Public Records
• 2013-05-14 Sold (MLS) $55,000 GAMLS
• 2013-05-14 Price Changed $55,000 GAMLS
• 2013-02-27 Contingent — GAMLS
• 2013-02-19 Listed $50,000 GAMLS
• 2001-12-03 Sold (Public Records) $110,233 Public Records

Property tax history

-3.3%/yr

Latest (2025): $628 · -17.9% YoY. Source: county tax records.