120 Ralph Mcgill Blvd NE #1305 · Atlanta, GA 30308

$240,000

2 bd · 2.0 ba · 1,934 sqft · Condo public records · 76 Days on market

Built 1974 $124/sqft · 52% below area Est $305k · 21% under $760/mo HOA · 25% 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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +5.1/10.0
• 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

Experience modern loft living in the heart of Atlanta! This residence at Renaissance Lofts offers nearly 1190 sq ft of open-concept space with soaring ceilings and stunning city views. This beautiful home features 1 bedroom, 1 full bath, and an expansive living and dining area with a flexible layout-perfect for entertaining or working from home. The updated kitchen boasts stainless steel appliances and ample storage. Enjoy everyday convenience with in-unit laundry, secure building access, and assigned parking. Community amenities include a fitness center, resort-style pool, concierge service, and gated entry. Strategically located in the heart of Old Forth Ward and just minutes from the Atlanta Beltline, Ponce City Market, Georgia State University, and MARTA-plus some of the city's best dining and entertainment.

Key facts

• Open-concept space
• In-unit laundry
• Stunning city views

Tags

• MODERN LOFT LIVING
• OPEN-CONCEPT SPACE
• STUNNING CITY VIEWS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 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).
• This rent runs 42% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 76 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 6.7

CMA / ARV

• ARV (median comp): $305,040
• List price: $240,000
• Delta: -21.32%
• 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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-35,038
• Equity at exit: $35,785

10-year hold

• IRR: -10.8%
• Equity multiple: 0.42×
• Total profit: $-39,239
• Equity at exit: $20,751

Cash invested: $67,200 (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 30308

• Rents YoY: 1.1%
• Active inventory: 317
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,985 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$100
• HOA: −$760
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $141

Break-even live

Break-even rent $2,806

Max offer price $240,000

Occupancy floor 90%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Ralph McGill Blvd NE Atlanta, GA	2.0	1.0	1350	$1,495	$1.11	20d	1	0.09mi
450 Piedmont Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	975	$2,646	$2.71	1d	12	0.13mi
505 Courtland St NE Atlanta, GA	3.0	1.0–2.0	982	$2,942	$2.99	1d	26	0.23mi
250 Piedmont Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1110	$2,536	$2.28	2d	20	0.25mi
400 Central Park Pl NE Atlanta, GA	3.0	1.0–2.0	1013	$2,469	$2.44	1d	19	0.29mi
45 Ivan Allen Jr Blvd NW #2506 Atlanta, GA	2.0	2.0	1587	$5,750	$3.62	14d	1	0.30mi
565 Peachtree St NE #1104 Atlanta, GA	2.0	2.0	1480	$2,850	$1.93	24d	1	0.35mi
215 Piedmont Ave NE Atlanta, GA	2.0–3.0	1.0–2.0	1053	$1,845	$1.75	4d	3	0.37mi
215 Piedmont Ave NE Atlanta, GA	2.0–3.0	1.0–2.0	1053	$1,930	$1.83	10d	3	0.37mi
161 Peachtree Center Ave NE Atlanta, GA	3.0	1.0–3.5	1474	$4,371	$2.96	1d	27	0.41mi
369 Centennial Olympic Park Dr NW Atlanta, GA	2.0	1.0–2.0	1007	$2,875	$2.85	3d	24	0.42mi
305 Centennial Olympic Park Dr NW Atlanta, GA	2.0	1.0–2.0	916	$2,665	$2.91	1d	38	0.44mi
Mc Gill Park Ave #405 Atlanta, GA	2.0	2.0	1458	$3,000	$2.06	24d	1	0.44mi
215 North Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1044	$1,875	$1.80	24d	22	0.46mi
131 Ponce de Leon Ave NE Atlanta, GA	4.0	1.0–4.0	1411	$2,728	$1.93	1d	17	0.48mi
300 Cityline Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1025	$2,297	$2.24	1d	9	0.49mi
384 Ralph McGill Blvd NE #410 Atlanta, GA	3.0	3.0	1444	$3,400	$2.35	18d	1	0.52mi
526 Centennial Olympic Park Dr NW Atlanta, GA	1.0–3.0	1.0–2.5	970	$2,020	$2.08	2d	18	0.55mi
265 Ponce de Leon Ave NE Atlanta, GA	2.0	1.0–2.0	919	$2,309	$2.51	2d	13	0.56mi
375 Highland Ave NE #606 Atlanta, GA	2.0	2.5	1478	$2,800	$1.89	24d	1	0.57mi
123 Luckie St NW #1503 Atlanta, GA	2.0	2.0	1488	$3,800	$2.55	24d	1	0.58mi
691 Juniper St NE Atlanta, GA	2.0	2.0	1290	$3,000	$2.33	12d	1	0.58mi
691 Juniper St NE Atlanta, GA	2.0	2.0	1600	$3,100	$1.94	24d	1	0.58mi
693 Peachtree St NE Atlanta, GA	1.0–3.0	1.5–2.5	1585	$6,272	$3.96	2d	7	0.60mi
456 Parkway Dr NE #9 Atlanta, GA	3.0	2.5	2085	$3,350	$1.61	7d	1	0.61mi
419 Parkway Dr NE Atlanta, GA	2.0	2.0	1300	$2,125	$1.63	24d	1	0.63mi
693 Myrtle St NE #2 Atlanta, GA	2.0	1.5	2200	$2,550	$1.16	24d	1	0.63mi
699 Spring St NW Atlanta, GA	5.0	1.0–5.0	1434	$4,017	$2.80	24d	1	0.65mi
171 Auburn Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1080	$2,195	$2.03	1d	34	0.67mi
360 Ponce De Leon Ave NE Unit 27 Atlanta, GA	3.0	2.0	1275	$2,300	$1.80	24d	1	0.71mi
775 Juniper St NE Atlanta, GA	2.0	2.0	1411	$3,325	$2.36	2d	2	0.72mi
782 Peachtree St NE Atlanta, GA	2.0	1.0–2.5	1196	$4,215	$3.52	1d	17	0.75mi
517 Wabash Ave NE Atlanta, GA	3.0	2.0	1395	$3,499	$2.51	24d	1	0.79mi
787 Myrtle St NE Unit 1 Atlanta, GA	3.0	2.0	2300	$6,500	$2.83	24d	1	0.81mi
170 NE BLVD Unit 208E Atlanta, GA	1.0	1.0	1290	$4,000	$3.10	1d	1	0.81mi
811 Peachtree St NE Atlanta, GA	3.0	1.0–3.0	855	$3,295	$3.85	2d	117	0.83mi
724 Charles Allen Dr NE Unit 1 Atlanta, GA	2.0	2.5	1450	$3,500	$2.41	24d	1	0.90mi
486 Old Wheat St NE Unit C Atlanta, GA	2.0	1.0	1386	$2,500	$1.80	24d	1	0.94mi
888 Juniper St NE Atlanta, GA	1.0–3.0	1.0–3.0	1439	$4,168	$2.90	2d	25	0.94mi
608 Ralph McGill Blvd NE Atlanta, GA	1.0–2.0	1.0–2.0	1007	$3,161	$3.14	1d	13	0.97mi

HOA detail condo

• Monthly dues: $760 · $9,120/yr
• Likely covers: poolgymdoormansecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $240,000 Active 76 DOM
2. 2026-06-17
   days on market $240,000 Active 75 DOM
3. 2026-06-16
   days on market $240,000 Active 74 DOM
4. 2026-06-15
   days on market $240,000 Active 73 DOM
5. 2026-06-13
   days on market $240,000 Active 71 DOM
6. 2026-06-13
   days on market $240,000 Active 70 DOM
7. 2026-06-09
   days on market $240,000 Active 67 DOM
8. 2026-06-08
   days on market $240,000 Active 66 DOM
9. 2026-06-07
   days on market $240,000 Active 65 DOM
10. 2026-06-04
    days on market $240,000 Active 62 DOM
11. 2026-06-03
    days on market $240,000 Active 61 DOM
12. 2026-06-02
    pricedays on market $240,000 Active 60 DOM
13. 2026-06-01
    days on market $260,000 Active 59 DOM
14. 2026-05-31
    days on market $260,000 Active 58 DOM
15. 2026-04-25
    price $260,000 825-char remark

    Show marketing remark (843 chars)

    Experience modern loft living in the heart of Atlanta! This residence at Renaissance Lofts offers nearly 1190 sq ft of open-concept space with soaring ceilings and stunning city views. This beautiful home features 1 bedroom, 1 full bath, and an expansive living and dining area with a flexible layout—perfect for entertaining or working from home. The updated kitchen boasts stainless steel appliances and ample storage. Enjoy everyday convenience with in-unit laundry, secure building access, and assigned parking. Community amenities include a fitness center, resort-style pool, concierge service, and gated entry. Strategically located in the heart of Old Forth Ward and just minutes from the Atlanta Beltline, Ponce City Market, Georgia State University, and MARTA—plus some of the city’s best dining and entertainment.

16. 2026-04-25
    price $260,000 843-char remark

    Show marketing remark (843 chars)

    Experience modern loft living in the heart of Atlanta! This residence at Renaissance Lofts offers nearly 1190 sq ft of open-concept space with soaring ceilings and stunning city views. This beautiful home features 1 bedroom, 1 full bath, and an expansive living and dining area with a flexible layout—perfect for entertaining or working from home. The updated kitchen boasts stainless steel appliances and ample storage. Enjoy everyday convenience with in-unit laundry, secure building access, and assigned parking. Community amenities include a fitness center, resort-style pool, concierge service, and gated entry. Strategically located in the heart of Old Forth Ward and just minutes from the Atlanta Beltline, Ponce City Market, Georgia State University, and MARTA—plus some of the city’s best dining and entertainment.

17. 2026-04-03
    listed $280,000 New 825-char remark

    Show marketing remark (843 chars)

    Experience modern loft living in the heart of Atlanta! This residence at Renaissance Lofts offers nearly 1190 sq ft of open-concept space with soaring ceilings and stunning city views. This beautiful home features 1 bedroom, 1 full bath, and an expansive living and dining area with a flexible layout—perfect for entertaining or working from home. The updated kitchen boasts stainless steel appliances and ample storage. Enjoy everyday convenience with in-unit laundry, secure building access, and assigned parking. Community amenities include a fitness center, resort-style pool, concierge service, and gated entry. Strategically located in the heart of Old Forth Ward and just minutes from the Atlanta Beltline, Ponce City Market, Georgia State University, and MARTA—plus some of the city’s best dining and entertainment.

18. 2026-04-03
    listed $280,000 Active 843-char remark

    Show marketing remark (843 chars)

    Experience modern loft living in the heart of Atlanta! This residence at Renaissance Lofts offers nearly 1190 sq ft of open-concept space with soaring ceilings and stunning city views. This beautiful home features 1 bedroom, 1 full bath, and an expansive living and dining area with a flexible layout—perfect for entertaining or working from home. The updated kitchen boasts stainless steel appliances and ample storage. Enjoy everyday convenience with in-unit laundry, secure building access, and assigned parking. Community amenities include a fitness center, resort-style pool, concierge service, and gated entry. Strategically located in the heart of Old Forth Ward and just minutes from the Atlanta Beltline, Ponce City Market, Georgia State University, and MARTA—plus some of the city’s best dining and entertainment.

19. 2019-11-06
    soldstatus $350,000
20. 2013-06-06
    soldstatus $160,000
21. 2000-08-24
    soldstatus $240,600

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $2,208 · $184/mo
• Expected delta: +$1,027/yr (+$86/mo · 86.9%)

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

Taxation est. · year 1

• Rental income: $35,825
• − Mortgage interest: −$13,444
• − Property taxes: −$1,181
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,866
• − Management: −$2,866
• − HOA: −$9,120
• − Depreciation: −$6,982
• Taxable loss: −$1,834
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $2,137/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

+8.1% since first listed

7 events — show timeline

• 2026-04-25 Price Changed $260,000 GAMLS
• 2026-04-25 Price Changed $260,000 FMLS
• 2026-04-03 Listed $280,000 FMLS
• 2026-04-03 Listed $280,000 GAMLS
• 2019-11-06 Sold (Public Records) $350,000 Public Records
• 2013-06-06 Sold (Public Records) $160,000 Public Records
• 2000-08-24 Sold (Public Records) $240,600 Public Records

Property tax history

-5.3%/yr

Latest (2025): $1,181 · -11.8% YoY. Source: county tax records.