195 14th St NE #303 · Atlanta, GA 30309

$249,800

2 bd · 2.5 ba · 1,823 sqft · Condo public records · 67 Days on market

Built 2002 $428/mo HOA · 10% 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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is one of a kind! Panoramic views of Atlanta. Must see to believe.

Key facts

• Private theater
• 24-hour concierge
• $428 HOA

Tags

• UPDATED BOSCH HVAC SYSTEM
• TRANQUIL FOUNTAIN COURTYARD
• 24-HOUR CONCIERGE
• CUTTING-EDGE FITNESS CENTER
• PRIVATE THEATER
• STYLISH CONFERENCE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+3.1%/yr); 413 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 runs 44% of the median local income ($114k/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 67 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,812 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.68% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.09% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-5,374
• Equity at exit: $37,246

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $43,554
• Equity at exit: $21,598

Cash invested: $69,944 (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 30309

• Rents YoY: 3.1%
• Active inventory: 413
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,186 high
• Mortgage (P&I): −$1,310
• Tax from tax record: −$931 /mo · $11,172/yr
• Insurance: −$104
• HOA: −$428
• Vacancy / Maint / Mgmt: −$879
• Net cashflow: $534

Break-even live

Break-even rent $3,510

Max offer price $249,800

Occupancy floor 82%

Sensitivity live

Price	-10% $676	-5% $605	+0% $534	+5% $463	+10% $393
Rent	-10% $203	-5% $369	+0% $534	+5% $699	+10% $865
Rate	-1.0pp $660	-0.5pp $598	base $534	+0.5pp $469	+1.0pp $404

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: $62,450
• Closing costs: $7,494
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 14th St NE Unit P603 Atlanta, GA	3.0	2.0	1823	$5,700	$3.13	25d	1	0.02mi
199 14th St NE #2703 Atlanta, GA	1.0	1.5	1237	$2,750	$2.22	25d	1	0.02mi
222 14th St NE Atlanta, GA	2.0	1.0–2.0	858	$2,830	$3.30	0d	10	0.05mi
207 13th St NE Atlanta, GA	3.0	1.0–3.5	1645	$5,265	$3.20	8d	14	0.07mi
222 12th St NE Atlanta, GA	1.0–2.0	1.0–2.5	1404	$7,500	$5.34	15d	3	0.11mi
222 12th St NE Atlanta, GA	2.0	2.5	1773	$6,000	$3.38	3d	3	0.11mi
222 12th St NE Atlanta, GA	2.0	2.5	1773	$6,248	$3.52	19d	2	0.11mi
1116 Piedmont Ave NE Atlanta, GA	3.0	3.0	1633	$4,350	$2.66	25d	1	0.13mi
205 12th St NE Atlanta, GA	1.0–3.0	1.0–2.0	1707	$5,498	$3.22	0d	11	0.14mi
1081 Juniper St NE Atlanta, GA	3.0	1.0–3.5	1375	$12,777	$9.29	0d	104	0.14mi
1058 Piedmont Ave NE #301 Atlanta, GA	1.0	1.5	1424	$3,600	$2.53	25d	1	0.18mi
206 11th St NE #402 Atlanta, GA	1.0	1.0	1239	$3,000	$2.42	25d	1	0.19mi
1020 Piedmont Ave NE Atlanta, GA	3.0	1.0–2.0	1005	$3,285	$3.27	0d	23	0.23mi
1080 Peachtree St NE Atlanta, GA	1.0–2.0	1.0–2.5	1213	$5,000	$4.12	4d	3	0.23mi
1080 Peachtree St NE Atlanta, GA	2.0	2.0–2.5	1417	$4,325	$3.05	3d	2	0.23mi
77 12th St NE Atlanta, GA	2.0	1.0–2.0	941	$3,428	$3.64	0d	20	0.26mi
180 10th St NE Atlanta, GA	2.0–3.0	2.0–3.0	1621	$3,450	$2.13	0d	20	0.26mi
250 10th St NE Atlanta, GA	2.0	1.0–2.0	892	$2,975	$3.33	0d	15	0.30mi
1163 W Peachtree St NW Atlanta, GA	2.0	2.0	1439	$3,788	$2.63	8d	1	0.37mi
1163 W Peachtree St NE Atlanta, GA	2.0	1.0–2.0	1013	$3,820	$3.77	0d	46	0.37mi
33 11th St NE Atlanta, GA	2.0	1.0–2.0	1148	$5,700	$4.97	0d	28	0.38mi
321 10th St NE Unit 3 Atlanta, GA	2.0	2.0	1700	$2,995	$1.76	25d	1	0.39mi
22 14th St NW Atlanta, GA	3.0	1.0–2.0	1039	$3,020	$2.91	0d	32	0.40mi
1230 W Peachtree St NW Atlanta, GA	3.0	1.0–2.0	1066	$4,277	$4.01	2d	51	0.44mi
1018 W Peachtree St NW Atlanta, GA	3.0	1.0–3.0	1156	$5,069	$4.38	0d	40	0.48mi
1240 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1101	$4,838	$4.39	0d	22	0.48mi
903 Peachtree St NE Atlanta, GA	3.0	1.0–2.5	945	$3,219	$3.41	0d	53	0.49mi
915 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1262	$6,224	$4.93	0d	23	0.49mi
95 8th St NW Atlanta, GA	3.0	1.0–2.0	1011	$3,444	$3.41	0d	38	0.50mi
1140 Spring St NW Atlanta, GA	3.0	1.0–2.0	1196	$3,662	$3.06	0d	19	0.51mi
888 Juniper St NE Atlanta, GA	1.0–3.0	1.0–3.0	1439	$4,168	$2.90	0d	24	0.52mi
1382 Peachtree St NE Atlanta, GA	3.0	1.0–2.0	919	$3,726	$4.05	0d	27	0.54mi
1301 Spring St NW Atlanta, GA	2.0	1.0–2.0	939	$4,490	$4.78	0d	37	0.55mi
1000 Spring St NW Atlanta, GA	3.0	1.0–3.0	1001	$5,085	$5.08	0d	15	0.56mi
970 Charles Allen Dr NE Unit D Atlanta, GA	3.0	2.5	1700	$5,000	$2.94	21d	1	0.57mi
1270 Spring St NW Atlanta, GA	1.0–2.0	1.0–2.0	987	$2,705	$2.74	3d	17	0.57mi
100 6th St NE Atlanta, GA	3.0	1.0–3.0	997	$2,725	$2.73	0d	23	0.59mi
395 8th St NE Atlanta, GA	3.0	2.5	1554	$4,250	$2.73	25d	1	0.60mi
811 Peachtree St NE Atlanta, GA	3.0	1.0–3.0	855	$3,295	$3.85	0d	114	0.64mi
1441 Peachtree St NE Atlanta, GA	3.0	1.0–2.0	961	$3,516	$3.66	0d	91	0.64mi

HOA detail condo

• Monthly dues: $428 · $5,136/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2023-08-29
   historical
2. 2010-09-29
   soldstatus $360,000
3. 2010-09-23
   historical 76-char remark

   Show marketing remark (76 chars)

   This home is one of a kind! Panoramic views of Atlanta. Must see to believe.

4. 2010-09-17
   soldstatus $360,000 Sold 76-char remark

   Show marketing remark (76 chars)

   This home is one of a kind! Panoramic views of Atlanta. Must see to believe.

5. 2010-06-24
   status Pending Existing Lender Approval 76-char remark

   Show marketing remark (76 chars)

   This home is one of a kind! Panoramic views of Atlanta. Must see to believe.

6. 2010-06-21
   listed $375,000 Active 76-char remark

   Show marketing remark (76 chars)

   This home is one of a kind! Panoramic views of Atlanta. Must see to believe.

7. 2010-04-01
   price $375,000 Active
8. 2010-03-24
   price $399,000 Reduced
9. 2010-03-09
   price $425,000 Reduced
10. 2010-01-20
    price $475,000
11. 2003-12-19
    soldstatus $324,000

ⓘ 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: $11,172 · $931/mo
• Projected year-2 tax: $11,172 · $931/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $50,235
• − Mortgage interest: −$13,993
• − Property taxes: −$11,172
• − Insurance: −$1,249
• − Repairs & maintenance: −$4,019
• − Management: −$4,019
• − HOA: −$5,136
• − Depreciation: −$7,267
• Taxable income: $3,381
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $5,598/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): 32,479
• Household income: $114,072
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 2135.0

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 0.57)
• Race & ethnicity: White 62% Black 14% Asian 9% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 4% Chinese 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: ▼ -561.75%
• Current HPI: 156.3796
• Rent YoY: ▲ 3.09%
• 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

+11.1% since first listed

11 events — show timeline

• 2023-08-29 Rental Removed — FMLS
• 2010-09-29 Sold (Public Records) $360,000 Public Records
• 2010-09-23 Listing Removed — FMLS
• 2010-09-17 Sold (MLS) $360,000 FMLS
• 2010-06-24 Pending — FMLS
• 2010-06-21 Listed $375,000 FMLS
• 2010-04-01 Price Changed $375,000 GAMLS
• 2010-03-24 Price Changed $399,000 GAMLS
• 2010-03-09 Price Changed $425,000 GAMLS
• 2010-01-20 Price Changed $475,000 GAMLS
• 2003-12-19 Sold (Public Records) $324,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $11,172 · +4.1% YoY. Source: county tax records.