6851 Roswell Rd Unit N-20 · Sandy Springs, GA 30328

$240,000

3 bd · 2.0 ba · 1,469 sqft · Condo · 5 Days on market

Built 1964 Good condition $163/sqft · 6% below area Est $255k · 6% under $557/mo HOA · 24% 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 +10.2/15.0
• Cash flow +6.6/30.0
• 1% rule +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.4/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated upper-level condo, large 2 bedroom with an additional office/3rd bedroom home in the heart of Sandy Springs. This gem of a home boasts a gorgeous kitchen with white cabinets, white quartz counter tops, stainless appliances + wine refrigerator plus striking subway tile backsplash that really makes the kitchen pop. The home features luxury vinyl flooring, new tile bathrooms, fresh paint & designer lighting throughout. Beautifully updated guest bathroom. Oversized owner's suite with lots of natural light and a gorgeous double vanity en-suite bathroom with herringbone tile flooring. Owner's Ensuite has a huge walk-in closet. This complex has many awesome amenities; beautiful Olympic size pool, lighted tennis courts, updated clubhouse, after hours guard-attended entry gate and an on-site property management team just to name a few! Great location near Sandy Springs City Center and Abernathy Greenway & park, shopping and many of the new amazing Sandy Springs restaurants. This home is waiting for you to make it your own!!

Key facts

• Wine refrigerator
• White cabinets
• Gorgeous kitchen

Tags

• GORGEOUS KITCHEN
• WHITE CABINETS
• WHITE QUARTZ COUNTER TOPS
• STAINLESS APPLIANCES
• WINE REFRIGERATOR
• SUBWAY TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (4.0% below list).
• Recommended offer: $183k (23.8% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 2.5% 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); 582 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $182,843 (23.8% 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. Built in 1964 — 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. 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?
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: 0.96% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 8.7

CMA / ARV

• ARV (median comp): $255,493
• List price: $240,000
• Delta: -6.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7156 Stonington Dr	0.58mi	2/2.5 (-1)	1,474 (+0%)	1mo	$270,000	$183	65
6851 Roswell Rd Unit A5	0.14mi	2/2.0 (-1)	1,253 (-15%)	0mo	$185,000	$148	64
7500 Roswell Rd #81	1.32mi	2/2.5 (-1)	1,478 (+1%)	1mo	$225,000	$152	56
300 Johnson Ferry Rd Unit B103	1.08mi	2/2.0 (-1)	1,520 (+4%)	1mo	$150,000	$99	53
112 Mount Vernon Cir	1.25mi	2/2.5 (-1)	1,366 (-7%)	2mo	$356,000	$261	45
511 Abingdon Way	0.86mi	2/2.0 (-1)	1,330 (-10%)	1mo	$289,500	$218	43
6730 Stone Mill Trl	0.62mi	4/2.0 (+1)	1,830 (+25%)	0mo	$710,000	$388	41
110 Bonnie Ln NE	1.48mi	3/2.5	1,723 (+17%)	1mo	$632,500	$367	37
7460 Glisten Ave	0.95mi	3/3.5	1,811 (+23%)	0mo	$449,900	$248	34
901 Abernathy Rd NE #6040	0.79mi	2/2.0 (-1)	1,193 (-19%)	2mo	$336,800	$282	34
806 Brighton Pt	1.20mi	2/2.5 (-1)	1,200 (-18%)	1mo	$190,000	$158	32
803 Brighton Pt	1.21mi	2/2.5 (-1)	1,200 (-18%)	1mo	$267,000	$223	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -33.2%
• Equity multiple: -0.05×
• Total profit: $-70,425
• Equity at exit: $35,785

10-year hold

• IRR: -73.8%
• Equity multiple: -0.76×
• Total profit: $-118,288
• 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 →

Active competition Active MLS

• For sale now: 2 active · 7 under contract
• Median asking: $267,000 ($203/sqft)
• Median days on market: 48 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30328

• Rents YoY: -0.2%
• Active inventory: 582
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$557
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-395

Break-even live

Break-even rent $2,805

Max offer price $182,843

Occupancy floor —

Sensitivity live

Price	-10% $-229	-5% $-312	+0% $-395	+5% $-478	+10% $-561
Rent	-10% $-577	-5% $-486	+0% $-395	+5% $-304	+10% $-213
Rate	-1.0pp $-274	-0.5pp $-334	base $-395	+0.5pp $-457	+1.0pp $-520

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1364	$2,500	$1.83	100d	4	0.15mi
6851 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1364	$2,500	$1.83	139d	5	0.15mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1361	$1,950	$1.43	35d	2	0.15mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1525	$2,500	$1.64	120d	3	0.15mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1435	$2,300	$1.60	0d	3	0.15mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1361	$1,950	$1.43	57d	2	0.15mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1435	$2,300	$1.60	10d	2	0.15mi
550 Abernathy Rd Sandy Springs, GA	2.0–3.0	2.0–2.5	1402	$1,975	$1.41	82d	10	0.20mi
6800 Glenridge Dr Unit 6820A Sandy Springs, GA	2.0	2.0	1060	$2,000	$1.89	69d	1	0.32mi
6800 Glenridge Dr Unit 6820A Sandy Springs, GA	2.0	2.0	1060	$1,700	$1.60	11d	1	0.32mi
6925 Roswell Rd Sandy Springs, GA	1.0–3.0	1.0–2.0	1155	$2,322	$2.01	0d	21	0.32mi
6940 Roswell Rd Atlanta, GA	2.0	1.5	1000	$1,848	$1.85	139d	2	0.34mi
6940 Roswell Rd Unit 13F Atlanta, GA	2.0	1.5	1000	$1,825	$1.82	38d	1	0.34mi
6940 Roswell Rd Unit 8F Atlanta, GA	2.0	1.5	1000	$1,850	$1.85	120d	1	0.34mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$2,350	$2.63	139d	4	0.37mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.5–2.5	1021	$2,500	$2.45	69d	4	0.37mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.5–2.5	1021	$2,100	$2.06	71d	4	0.37mi
6980 Roswell Rd Unit B Sandy Springs, GA	2.0	2.0	1400	$1,895	$1.35	50d	1	0.40mi
6543 Beacon Dr Atlanta, GA	3.0	3.5	1608	$4,450	$2.77	114d	1	0.40mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.5	1379	$2,800	$2.03	116d	1	0.41mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.0–2.5	1237	$2,545	$2.06	76d	2	0.41mi
6900 Roswell Rd Atlanta, GA	2.0	2.5	1379	$2,250	$1.63	0d	4	0.41mi
7000 Roswell Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	950	$3,017	$3.18	69d	1	0.43mi
6901 Glenlake Pkwy Sandy Springs, GA	1.0–3.0	1.0–2.0	1132	$2,220	$1.96	0d	22	0.50mi
6840 Sunny Brook Ln Atlanta, GA	3.0	2.0	1417	$2,500	$1.76	139d	1	0.51mi
7312 Cardigan Cir NE Unit 1 Atlanta, GA	3.0	2.5	1794	$2,700	$1.51	38d	1	0.54mi
7312 Cardigan Cir NE Unit 1 Atlanta, GA	3.0	2.5	1794	$2,650	$1.48	0d	1	0.54mi
6500 Aria Blvd Sandy Springs, GA	1.0–2.0	1.0–2.0	1040	$3,455	$3.32	0d	19	0.64mi
6558 Roswell Rd Sandy Springs, GA	2.0	1.0–2.0	1297	$1,905	$1.47	0d	8	0.69mi
7100 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,999	$1.68	139d	1	0.72mi
7100 Roswell Rd Sandy Springs, GA	1.0–3.0	1.0–2.0	1192	$1,975	$1.66	0d	57	0.72mi
901 Abernathy Rd Atlanta, GA	2.0	2.0	1002	$2,025	$2.02	46d	2	0.75mi
901 Abernathy Rd NE Unit 1 Atlanta, GA	2.0	2.0	1002	$2,100	$2.10	98d	1	0.76mi
6520 Roswell Rd #49 Sandy Springs, GA	3.0	2.5	1534	$2,650	$1.73	0d	1	0.77mi
6520 Roswell Rd #11 Sandy Springs, GA	3.0	2.5	1534	$2,500	$1.63	19d	1	0.77mi
640 Granville Ct Sandy Springs, GA	2.0	2.0	1032	$1,875	$1.82	69d	1	0.84mi
310 Granville Ct Unit 310 Atlanta, GA	2.0	2.0	1032	$1,600	$1.55	49d	1	0.84mi
612 Granville Ct Sandy Springs, GA	2.0	2.0	1032	$1,750	$1.70	69d	1	0.84mi
613 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,900	$1.84	120d	1	0.84mi
307 Hollyfax Cir Sandy Springs, GA	2.0	2.0	1567	$2,600	$1.66	32d	1	0.85mi

Property features AI

Finance

• Other: Community of 402 units
• HOA & community: Monthly association feeAssociation fees include insurance, grounds and structure maintenance, pest control, receptionist, reserve fund, swimming, tennis, and termite coverageCommunity features include clubhouse, gated access, pool, tennis courts, pickleball, sidewalks, street lights, trails/greenway, proximity to public transport, schools, and shopping

Exterior

• Parking: 2 total parking spacesUnassigned parking in a parking lot
• Utilities: Public waterPublic sewerElectric service availableCable availablePhone service available
• Home design: Two-level condominium
• Construction: Brick construction (brick 4 sides)Composition roofSlab foundationResale condition
• Exterior features: StorageTennis courtsEnclosed rear porch/patioIn-ground poolPool houseWrought iron fencing

Interior

• Kitchen: White cabinetsOther surface countertopsDishwasherDisposalGas rangeRefrigerator
• Bedrooms: 3 bedrooms on the main levelPrimary suite on the main level
• Flooring: Ceramic tileVinyl
• Bathrooms: 2 full bathrooms on the main levelPrimary bathroom with double vanity and tub/shower combo
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Entrance foyerHigh-speed internet availableWalk-in closet(s)One fireplaceEnd unit with 2+ common walls and no one above
• Laundry & utility: Main-level laundry room

HOA detail $557/mo · $6,684/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $240,000 Active 5 DOM
2. 2026-09-22
   days on market $240,000 Active 4 DOM
3. 2026-09-21
   days on market $240,000 Active 3 DOM
4. 2026-09-20
   days on market $240,000 Active 2 DOM
5. 2026-09-18
   days on marketlisting id $240,000 Active 1 DOM

   Show marketing remark (1058 chars)

   Beautifully updated upper-level condo, large 2 bedroom with an additional office/3rd bedroom home in the heart of Sandy Springs. This gem of a home boasts a gorgeous kitchen with white cabinets, white quartz counter tops, stainless appliances + wine refrigerator plus striking subway tile backsplash that really makes the kitchen pop. The home features luxury vinyl flooring, new tile bathrooms, fresh paint & designer lighting throughout. Beautifully updated guest bathroom. Oversized owner's suite with lots of natural light and a gorgeous double vanity en-suite bathroom with herringbone tile flooring. Owner's Ensuite has a huge walk-in closet. This complex has many awesome amenities; beautiful Olympic size pool, lighted tennis courts, updated clubhouse, after hours guard-attended entry gate and an on-site property management team just to name a few! Great location near Sandy Springs City Center and Abernathy Greenway & park, shopping and many of the new amazing Sandy Springs restaurants. This home is waiting for you to make it your own!!

6. 2026-09-17
   days on market $240,000 Active 62 DOM
7. 2026-09-16
   days on market $240,000 Active 61 DOM
8. 2026-09-15
   days on market $240,000 Active 60 DOM
9. 2026-09-14
   days on market $240,000 Active 59 DOM
10. 2026-09-13
    days on market $240,000 Active 58 DOM
11. 2026-09-12
    days on market $240,000 Active 57 DOM
12. 2026-09-11
    pricedays on market $240,000 Active 56 DOM
13. 2026-09-05
    days on market $250,000 Active 50 DOM
14. 2026-09-04
    days on market $250,000 Active 49 DOM
15. 2026-09-03
    days on market $250,000 Active 48 DOM
16. 2026-08-31
    days on market $250,000 Active 45 DOM
17. 2026-08-29
    days on market $250,000 Active 43 DOM
18. 2026-08-28
    days on market $250,000 Active 42 DOM
19. 2026-08-27
    days on market $250,000 Active 41 DOM
20. 2026-08-25
    days on market $250,000 Active 39 DOM
21. 2026-08-24
    days on market $250,000 Active 38 DOM
22. 2026-08-23
    days on market $250,000 Active 37 DOM
23. 2026-08-22
    days on market $250,000 Active 36 DOM
24. 2026-08-21
    days on market $250,000 Active 35 DOM
25. 2026-08-20
    days on market $250,000 Active 34 DOM
26. 2026-08-19
    days on market $250,000 Active 33 DOM
27. 2026-08-18
    days on market $250,000 Active 32 DOM
28. 2026-08-17
    days on market $250,000 Active 31 DOM
29. 2026-08-16
    days on market $250,000 Active 30 DOM
30. 2026-08-15
    days on market $250,000 Active 29 DOM
31. 2026-08-14
    days on market $250,000 Active 28 DOM
32. 2026-08-13
    days on market $250,000 Active 27 DOM
33. 2026-08-12
    days on market $250,000 Active 26 DOM
34. 2026-08-11
    days on market $250,000 Active 25 DOM
35. 2026-08-10
    days on market $250,000 Active 24 DOM
36. 2026-08-09
    days on market $250,000 Active 23 DOM
37. 2026-08-08
    days on market $250,000 Active 22 DOM
38. 2026-08-06
    days on market $250,000 Active 20 DOM
39. 2026-08-05
    days on market $250,000 Active 19 DOM
40. 2026-08-04
    days on market $250,000 Active 18 DOM
41. 2026-08-03
    days on market $250,000 Active 17 DOM
42. 2026-07-31
    days on market $250,000 Active 14 DOM
43. 2026-07-30
    days on market $250,000 Active 12 DOM
44. 2026-07-28
    days on market $250,000 Active 11 DOM
45. 2026-07-26
    days on market $250,000 Active 9 DOM
46. 2026-07-24
    days on market $250,000 Active 7 DOM
47. 2026-07-23
    days on market $250,000 Active 6 DOM
48. 2026-07-22
    days on market $250,000 Active 5 DOM
49. 2026-07-21
    days on market $250,000 Active 4 DOM
50. 2026-07-20
    days on market $250,000 Active 3 DOM

ⓘ 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 17% 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: $27,654
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$6,684
• − Depreciation: −$6,982
• Taxable loss: −$8,680
• Est. tax savings @ 24.0%: +$2,083
• After-tax cash flow: $-2,657/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $7,345–$22,035 screening

This well-maintained and updated condo is in good condition with no major repairs needed. It offers a good return on investment with potential for further improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior brick — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both New flooring in common areas — Can increase both resale and rental value by making the space more modern and appealing. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Woodland Elementary School D- GA #323/1,228 Nat'l #15,746/41,679 Middle Ridgeview Charter School F GA #155/470 Nat'l #6,362/14,009 High Riverwood International Charter School F GA #269/424 Nat'l #14,836/17,239

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

B Composite livability gradescore 73/100

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 · 1,203,707 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: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Community of 402 units
• HOA & community: Monthly association feeAssociation fees include insurance, grounds and structure maintenance, pest control, receptionist, reserve fund, swimming, tennis, and termite coverageCommunity features include clubhouse, gated access, pool, tennis courts, pickleball, sidewalks, street lights, trails/greenway, proximity to public transport, schools, and shopping

Exterior

• Parking: 2 total parking spacesUnassigned parking in a parking lot
• Utilities: Public waterPublic sewerElectric service availableCable availablePhone service available
• Home design: Two-level condominium
• Construction: Brick construction (brick 4 sides)Composition roofSlab foundationResale condition
• Exterior features: StorageTennis courtsEnclosed rear porch/patioIn-ground poolPool houseWrought iron fencing

Interior

• Kitchen: White cabinetsOther surface countertopsDishwasherDisposalGas rangeRefrigerator
• Bedrooms: 3 bedrooms on the main levelPrimary suite on the main level
• Flooring: Ceramic tileVinyl
• Bathrooms: 2 full bathrooms on the main levelPrimary bathroom with double vanity and tub/shower combo
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Entrance foyerHigh-speed internet availableWalk-in closet(s)One fireplaceEnd unit with 2+ common walls and no one above
• Laundry & utility: Main-level laundry room

Price history

+11900.0% since first listed

21 events — show timeline

• 2026-09-18 Listed $240,000 FMLS
• 2026-09-18 Listed $240,000 GAMLS
• 2026-09-17 Listing Removed — GAMLS
• 2026-09-09 Price Changed $240,000 GAMLS
• 2026-07-20 Listing Removed — GAMLS
• 2026-07-17 Listed $250,000 GAMLS
• 2026-06-13 Price Changed $265,000 GAMLS
• 2026-05-15 Price Changed $270,000 GAMLS
• 2026-03-09 Price Changed $275,000 GAMLS
• 2026-02-13 Listed $285,000 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-09-26 Listed $290,000 GAMLS
• 2025-06-21 Listing Removed — GAMLS
• 2025-06-21 Listing Removed — FMLS
• 2025-03-04 Price Changed $289,500 GAMLS
• 2025-03-04 Price Changed $289,500 FMLS
• 2025-01-23 Listed $295,000 GAMLS
• 2025-01-23 Listed $295,000 FMLS
• 2024-10-12 Rental Removed $1,500 TURBOTENANT
• 2024-09-17 Price Changed $1,500 TURBOTENANT
• 2024-09-11 Listed for Rent $2,000 TURBOTENANT