5544 Kingsport Dr NE #25 · Sandy Springs, GA 30342

$189,000

3 bd · 2.0 ba · 1,284 sqft · Condo public records · 88 Days on market

Built 1980 $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 +19.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.2/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location. Nice starter home. Needs some rehab.

Key facts

• End unit
• Easy access to i-285
• Outdoor deck

Tags

• TOP LEVEL UNIT
• OUTDOOR DECK
• END UNIT
• NATURAL LIGHT
• MINUTES FROM SHOPPING
• EASY ACCESS TO I-285

Property features AI

Finance

• HOA & community: Association fee of $330 monthly; HOA covers insurance, grounds and structure maintenance, reserve fund, swim/ pool, termite, trash, and water; Community of approximately 200 units; Community features include pool, sidewalks, street lights, park, trails/greenway, proximity to public transport, schools and shopping

Exterior

• Parking: 2 total parking spaces; Parking lot with unassigned spaces
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: One-level condominium; Brick 4-sided exterior; Composition roof; Resale property; Condominium ownership
• Construction: Brick construction (all sides); Composition roof
• Exterior features: Balcony; Private entrance; Deck; Rear porch; Privacy fencing; In-ground community pool; Community spa

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Refrigerator; Open-concept kitchen with separate dining area
• Bedrooms: Master bedroom on main level; 3 main-level bedrooms
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only; 2 main-level bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Crown molding; 9-ft high ceilings on main level; Window treatments; End unit with no one above
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.7% 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: Lake Forest Elementary (math 18% / reading 24%, grade F, #850 of 1,228 statewide, top 70%, 624 students, 100% 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 average 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 51% district-wide (-25 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 flat; 232 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $6k 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 88 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $65k; list at $189k implies a 191% gain — meaningful room to come down on a strong offer.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.57×
• Total profit: $-22,541
• Equity at exit: $28,181

10-year hold

• IRR: -8.5%
• Equity multiple: 0.54×
• Total profit: $-24,155
• Equity at exit: $16,341

Cash invested: $52,920 (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 30342

• Rents YoY: 0.4%
• Active inventory: 232
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$330
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $217

Break-even live

Break-even rent $2,071

Max offer price $189,000

Occupancy floor 86%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Lake Placid Dr Atlanta, GA	1.0–2.0	1.0–2.0	1015	$1,995	$1.97	2d	26	0.26mi
5555 Roswell Rd NE Unit 3 Sandy Springs, GA	2.0	2.0	1250	$1,325	$1.06	5d	1	0.41mi
5675 Roswell Rd Atlanta, GA	2.0	2.0	1370	$1,637	$1.19	21d	1	0.44mi
5675 Roswell Rd Atlanta, GA	3.0	2.0	1565	$2,077	$1.33	24d	1	0.44mi
346 Carpenter Dr Atlanta, GA	2.0	2.0	1138	$1,798	$1.58	5d	3	0.47mi
331 Carpenter Dr #8 Atlanta, GA	3.0	3.5	1652	$3,250	$1.97	43d	1	0.60mi
5450 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	974	$2,369	$2.43	43d	1	0.68mi
5470 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1102	$3,679	$3.34	24d	17	0.72mi
6050 Roswell Rd Apt 115 Sandy Springs, GA	2.0	2.0	1074	$2,050	$1.91	21d	1	0.73mi
6050 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	990	$2,700	$2.73	1d	27	0.73mi
6075 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1015	$2,954	$2.91	1d	25	0.83mi
5479 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	904	$1,869	$2.07	1d	26	0.85mi
6075 Harleston Rd Atlanta, GA	3.0	2.0	1600	$3,200	$2.00	18d	1	0.92mi
6125 Roswell Rd Atlanta, GA	1.0–3.0	1.0–3.0	1170	$3,105	$2.65	1d	15	0.92mi
5550 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	908	$1,935	$2.13	10d	9	0.93mi
5501 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1005	$2,273	$2.26	1d	39	0.96mi
381 Hilderbrand Dr Atlanta, GA	2.0	1.0	1061	$2,400	$2.26	43d	1	1.01mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$4,036	$3.81	1d	19	1.01mi
5399 Northland Dr NE Unit 3 Atlanta, GA	3.0	3.5	1800	$2,750	$1.53	43d	1	1.03mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,836	$3.18	2d	4	1.05mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,727	$3.05	12d	1	1.05mi
5480 Chemin de Vie Atlanta, GA	3.0	2.5	1800	$2,950	$1.64	2d	1	1.09mi
5095 Roswell Rd Sandy Springs, GA	2.0	2.0	1038	$1,640	$1.58	43d	2	1.10mi
5455 Chemin de Vie Atlanta, GA	2.0	2.0	1728	$2,650	$1.53	43d	1	1.12mi
5610 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	945	$2,025	$2.14	1d	8	1.15mi
64 W Belle Isle Rd Atlanta, GA	3.0	1.0	1398	$2,800	$2.00	43d	1	1.31mi
5755 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1111	$3,120	$2.81	1d	19	1.34mi
240 E Belle Isle Rd Atlanta, GA	1.0–2.0	1.0–2.0	962	$1,941	$2.02	1d	9	1.38mi
111 Glenridge Point Pkwy Atlanta, GA	1.0–2.0	1.0–2.0	943	$2,230	$2.36	1d	15	1.38mi
795 Hammond Dr Unit 1500 Atlanta, GA	2.0	1.0	1000	$2,000	$2.00	43d	1	1.50mi

HOA detail condo

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

Listing history 13 events

1. 2026-05-04
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2026-02-04
   listed $189,000 Active
4. 2018-11-16
   soldstatus $65,000
5. 2018-11-05
   soldstatus $65,000 Sold 54-char remark

   Show marketing remark (54 chars)

   Great location. Nice starter home. Needs some rehab.

6. 2018-11-05
   soldstatus $65,000 Sold 54-char remark

   Show marketing remark (54 chars)

   Great location. Nice starter home. Needs some rehab.

7. 2018-10-21
   status Pending 54-char remark

   Show marketing remark (54 chars)

   Great location. Nice starter home. Needs some rehab.

8. 2018-10-15
   status Under Contract 54-char remark

   Show marketing remark (54 chars)

   Great location. Nice starter home. Needs some rehab.

9. 2018-10-15
   historical Contingent - Due Diligence 54-char remark

   Show marketing remark (54 chars)

   Great location. Nice starter home. Needs some rehab.

10. 2018-06-12
    listed $79,900 Active 54-char remark

    Show marketing remark (54 chars)

    Great location. Nice starter home. Needs some rehab.

11. 2018-06-12
    listed $79,900 New 54-char remark

    Show marketing remark (54 chars)

    Great location. Nice starter home. Needs some rehab.

12. 1991-06-18
    soldstatus $46,900
13. 1981-12-08
    soldstatus $41,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,151
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$3,960
• − Depreciation: −$5,498
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,648/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: 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

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 · 1,094,430 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,349
• Household income: $124,111
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 1459.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 16% Black 13% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 12% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -540.62%
• Current HPI: 229.2259
• Rent YoY: ▲ 0.40%
• 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

+352.2% since first listed

13 events — show timeline

• 2026-05-04 Pending — FMLS
• 2026-04-27 Contingent — FMLS
• 2026-02-04 Listed $189,000 FMLS
• 2018-11-16 Sold (Public Records) $65,000 Public Records
• 2018-11-05 Sold (MLS) $65,000 GAMLS
• 2018-11-05 Sold (MLS) $65,000 FMLS
• 2018-10-21 Pending — FMLS
• 2018-10-15 Pending — GAMLS
• 2018-10-15 Contingent — FMLS
• 2018-06-12 Listed $79,900 GAMLS
• 2018-06-12 Listed $79,900 FMLS
• 1991-06-18 Sold (Public Records) $46,900 Public Records
• 1981-12-08 Sold (Public Records) $41,800 Public Records

Property tax history

-10.0%/yr

Latest (2025): $118 · +5.5% YoY. Source: county tax records.