1280 W Peachtree St NW #2814 · Atlanta, GA 30309

$175,000

1 bd · 1.0 ba · 457 sqft · Condo public records · 55 Days on market

Built 1989 $383/sqft · at area comps Est $167k · at est. $330/mo HOA · 14% 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 +21.2/30.0
• 1% rule +8.0/10.0
• DSCR +6.7/10.0
• ARV discount +5.4/15.0
• 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 studio has been upgraded to the nines. The northern view from the 28th floor is exhilarating. From your private balcony, you can see the beautiful north Georgia mountains along with an unrestricted view of Buckhead. EXCELLENT MID-TOWN LOCATION.

Key facts

• Open concept living
• Spacious balcony
• Murphy bed

Tags

• SPACIOUS BALCONY
• OPEN CONCEPT LIVING
• LUXURY VINYL PLANK FLOORING
• FLOOR TO CEILING WINDOWS
• BUILT IN CABINETS
• MURPHY BED

Property features AI

Finance

• Other: Paved city street frontage; Visitor parking located on 16th St between Spring St and W Peachtree St
• HOA & community: Monthly association fee; Association covers grounds and structure maintenance, reserve fund, tennis, and trash; Association-managed community with 430 units; Community amenities include business center, clubhouse, concierge, fitness center, gated entry, pool, racquetball, tennis courts, sidewalks, street lights, near public transport and trails/greenway

Exterior

• Parking: One parking space; Attached, covered parking (unassigned)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Underground utilities; Water and sewer available
• Home design: Condominium; One level; Entry on main level
• Construction: Concrete construction; Composition roof; Pillar/post/pier foundation; Resale property
• Exterior features: Balcony; Covered patio/porch

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Stained cabinets; Tile countertops; Kitchen opens to family room / has a view to family room
• Bedrooms: Studio layout (main level)
• Flooring: Ceramic tile; Luxury vinyl
• Bathrooms: Full bathroom with tub/shower combo (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in bookcases; Entrance foyer; High-speed internet available; Other interior features; Insulated windows; Shared/common wall with adjacent units
• Laundry & utility: Shared/common area laundry

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 $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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.
• Zoned schools: David T Howard Middle School (math 58% / reading 63%, grade B+, #39 of 470 statewide, top 8%, 1,119 students, 19% FRL); Midtown High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,602 students, 19% FRL) — zoned schools average 19% FRL vs 71% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 44% at this address vs 32% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Atlanta Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 408 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

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 ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.
• Current owner paid $60k; list at $175k implies a 192% gain — meaningful room to come down on a strong offer.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 6.4

CMA / ARV

• ARV (median comp): $167,107
• List price: $175,000
• Delta: 4.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,863
• Equity at exit: $26,093

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $12,171
• 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 30309

• Rents YoY: 3.1%
• Active inventory: 408
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$918
• Tax from tax record: −$230 /mo · $2,761/yr
• Insurance: −$73
• HOA: −$330
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $252

Break-even live

Break-even rent $1,963

Max offer price $175,000

Occupancy floor 84%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 Peachtree St NE Atlanta, GA	3.0	1.0–2.5	945	$2,223	$2.35	1d	56	0.73mi
47 5th St NW Unit 1226689P Atlanta, GA	1.0	1.0	301	$2,883	$9.58	5d	1	0.84mi
47 5th St NW Unit 1226666P Atlanta, GA	1.0	1.0	301	$2,593	$8.61	21d	1	0.84mi
47 5th St NW Unit 1226667P Atlanta, GA	1.0	1.0	301	$2,688	$8.93	16d	1	0.84mi
887 Myrtle St NE Unit 4 Atlanta, GA	—	1.0	225	$995	$4.42	7d	1	0.89mi
47 25th St NW Unit 1226664P Atlanta, GA	1.0	1.0	301	$2,666	$8.86	2d	1	0.91mi
47 25th St NW Unit 1226705P Atlanta, GA	1.0	1.0	301	$2,653	$8.81	5d	1	0.91mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $175,000 Active 55 DOM
2. 2026-06-17
   days on market $175,000 Active 54 DOM
3. 2026-06-16
   days on market $175,000 Active 53 DOM
4. 2026-06-15
   days on market $175,000 Active 52 DOM
5. 2026-06-13
   days on market $175,000 Active 50 DOM
6. 2026-06-13
   days on market $175,000 Active 49 DOM
7. 2026-06-09
   days on market $175,000 Active 46 DOM
8. 2026-06-08
   days on market $175,000 Active 45 DOM
9. 2026-06-07
   days on market $175,000 Active 44 DOM
10. 2026-06-04
    days on market $175,000 Active 41 DOM
11. 2026-06-03
    days on market $175,000 Active 40 DOM
12. 2026-06-02
    days on market $175,000 Active 39 DOM
13. 2026-06-01
    days on market $175,000 Active 38 DOM
14. 2026-05-31
    days on market $175,000 Active 37 DOM
15. 2026-04-23
    listed $175,000 Active 1773-char remark
16. 2013-04-05
    historical 249-char remark

    Show marketing remark (249 chars)

    This studio has been upgraded to the nines. The northern view from the 28th floor is exhilarating. From your private balcony, you can see the beautiful north Georgia mountains along with an unrestricted view of Buckhead. EXCELLENT MID-TOWN LOCATION.

17. 2013-02-22
    soldstatus $60,000
18. 2013-02-15
    soldstatus $60,000 Sold 249-char remark

    Show marketing remark (249 chars)

    This studio has been upgraded to the nines. The northern view from the 28th floor is exhilarating. From your private balcony, you can see the beautiful north Georgia mountains along with an unrestricted view of Buckhead. EXCELLENT MID-TOWN LOCATION.

19. 2013-02-04
    status Pending 249-char remark

    Show marketing remark (249 chars)

    This studio has been upgraded to the nines. The northern view from the 28th floor is exhilarating. From your private balcony, you can see the beautiful north Georgia mountains along with an unrestricted view of Buckhead. EXCELLENT MID-TOWN LOCATION.

20. 2013-01-28
    listed $60,000 Active 249-char remark

    Show marketing remark (249 chars)

    This studio has been upgraded to the nines. The northern view from the 28th floor is exhilarating. From your private balcony, you can see the beautiful north Georgia mountains along with an unrestricted view of Buckhead. EXCELLENT MID-TOWN LOCATION.

21. 2009-12-10
    soldstatus $52,000

    Show marketing remark (194 chars)

    BETTER HURRY, THIS WON'T LAST! STUDIO CONDO IN GREAT LOCATION! SOLD AS IS WHERE IS, NO DISCLOSURE STATEMENTS, SELLER SELECTS CLOSING ATTORNEY, MUST HAVE PREQUAL LETTER/PROOF OF FUNDS WITH OFFER

22. 2009-10-23
    listed $59,900

    Show marketing remark (194 chars)

    BETTER HURRY, THIS WON'T LAST! STUDIO CONDO IN GREAT LOCATION! SOLD AS IS WHERE IS, NO DISCLOSURE STATEMENTS, SELLER SELECTS CLOSING ATTORNEY, MUST HAVE PREQUAL LETTER/PROOF OF FUNDS WITH OFFER

ⓘ 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: $2,761 · $230/mo
• Projected year-2 tax: $2,761 · $230/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,381
• − Mortgage interest: −$9,803
• − Property taxes: −$2,761
• − Insurance: −$875
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − HOA: −$3,960
• − Depreciation: −$5,091
• Taxable income: $511
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,900/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

+192.2% since first listed

8 events — show timeline

• 2026-04-23 Listed $175,000 FMLS
• 2013-04-05 Listing Removed — FMLS
• 2013-02-22 Sold (Public Records) $60,000 Public Records
• 2013-02-15 Sold (MLS) $60,000 FMLS
• 2013-02-04 Pending — FMLS
• 2013-01-28 Listed $60,000 FMLS
• 2009-12-10 Sold (MLS) $52,000 FMLS
• 2009-10-23 Listed $59,900 FMLS

Property tax history

+1.5%/yr

Latest (2025): $2,761 · +0.3% YoY. Source: county tax records.