1705 Monroe Dr NE Unit C09 · Atlanta, GA 30324

$135,000

2 bd · 1.0 ba · — sqft · Condo · 23 Days on market

Built 1975 $900/mo HOA · 40% of rent

---

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).

• Cash flow +10.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's your opportunity to live in the desirable Ansley-Morningside/Piedmont area! Walk to Piedmont Park, the Beltline, BotanicaLGardens, Ansley Mall and just a few minute's drive to Ga State University and GA Tech. 2 BR 1 BA COOPERATIVE (NOT CONDO) first floor unit in Ansley North. Recently renovated with updated kitchen cabinets, counters, and appliances. Rare to have in this community, see the peaceful back yard from the balcony its filled with bamboo, a total relaxing zen feeling while right in the city. Plus, newer paint and beautifully renovated Bathroom! The Kitchen opens to the Living Room with large windows and sliding glass doors that lead to the large Balcony. Amenities include S

Key facts

• Botanicalgardens
• Large balcony
• Ansley mall

Tags

• PIEDMONT PARK
• BELTLINE
• BOTANICALGARDENS
• ANSLEY MALL
• PEACEFUL BACK YARD
• LARGE BALCONY

Property features AI

Finance

• Other: Paved roadway and city street frontage; Community features include barbecue, pool, park, proximity to public transport and shopping
• HOA & community: Monthly association fee of $900; HOA covers insurance, grounds and structure maintenance, pest control, reserves, termite service, trash, sewer and water

Exterior

• Parking: Two total parking spaces; Driveway and parking pad; Open parking available
• Utilities: Public water; Public sewer; Electric service with 220 volts; Electricity, natural gas, sewer, water, and cable available
• Home design: One-level property; Brick exterior (brick 4 sides); Composition roof; Slab foundation; Resale condition; Part of a 49-unit community
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Courtyard; Balcony; Lighting; Patio; Rear porch; In-ground gunite pool; Other on-site structures

Interior

• Kitchen: Eat-in kitchen with view to family room; Dishwasher; Disposal
• Bedrooms: Two main-level bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air; Natural gas heating
• Interior features: Entrance foyer; Recessed lighting; Aluminum-framed windows with window treatments; 2+ common walls; Roommate floor plan
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-65 ($-776/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (6.9% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $126k (6.9% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: Morningside Elementary School (math 71% / reading 72%, grade A-, #47 of 1,228 statewide, top 4%, 816 students, 6% FRL); 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 15% FRL vs 71% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 53% at this address vs 32% district-wide (+22 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 flat; 327 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $933 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,643 (6.9% 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 1975 — 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: 1.66% ✓
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 5.0

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1445 Monroe Dr Ne, Unit#d1	0.63mi	3/2.0 (+1)	—	21mo	$474,990	—	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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.16×
• Total profit: $-31,882
• Equity at exit: $20,129

10-year hold

• IRR: -67.9%
• Equity multiple: -0.47×
• Total profit: $-55,724
• Equity at exit: $11,672

Cash invested: $37,800 (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 30324

• Rents YoY: 0.0%
• Active inventory: 327
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$900
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-65

Break-even live

Break-even rent $2,320

Max offer price $125,643

Occupancy floor 98%

Sensitivity live

Price	-10% $29	-5% $-18	+0% $-65	+5% $-111	+10% $-158
Rent	-10% $-241	-5% $-153	+0% $-65	+5% $24	+10% $112
Rate	-1.0pp $3	-0.5pp $-30	base $-65	+0.5pp $-100	+1.0pp $-135

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1720 Flagler Ave NE Atlanta, GA	3.0	2.5	1900	$9,500	$5.00	25d	1	0.16mi
613 Pelham Rd NE Atlanta, GA	1.0	1.0	600	$1,400	$2.33	25d	1	0.16mi
801 Piedmont Way NE Atlanta, GA	2.0	1.0	956	$2,600	$2.72	25d	1	0.18mi
546 Allen Rd NE Unit B Atlanta, GA	2.0	2.0	1978	$2,995	$1.51	8d	1	0.24mi
1585 Piedmont Ave NE Atlanta, GA	2.0	2.0	1012	$1,880	$1.86	25d	1	0.27mi
1823 Gotham Ln NE Atlanta, GA	3.0	3.5	1700	$4,250	$2.50	25d	1	0.30mi
1845 Monroe Dr NE Unit 4 Atlanta, GA	1.0	1.0	—	$1,500	—	19d	1	0.33mi
1822 N Rock Springs Rd NE Unit 7 Atlanta, GA	2.0	1.0	840	$1,850	$2.20	4d	1	0.36mi
594 Wimbledon Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	780	$1,729	$2.22	2d	13	0.44mi
71 Maddox Dr NE Atlanta, GA	1.0	1.0	630	$1,924	$3.05	8d	2	0.50mi
71 Maddox Dr NE Unit C Atlanta, GA	1.0	1.0	630	$1,949	$3.09	25d	1	0.50mi
1450 Monroe Dr NE Unit B Atlanta, GA	2.0	1.0	1100	$2,300	$2.09	25d	1	0.51mi
1925 Monroe Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1101	$2,418	$2.20	2d	47	0.54mi
560 Dutch Valley Rd NE #2205 Atlanta, GA	1.0	1.5	960	$2,000	$2.08	22d	1	0.57mi
2000 Monroe Pl NE Atlanta, GA	2.0	2.0	1110	$1,729	$1.56	22d	1	0.64mi
2000 Monroe Pl NE Atlanta, GA	1.0–2.0	1.0–2.0	995	$2,289	$2.30	5d	10	0.64mi
1990 Rockledge Rd NE Unit 3 Atlanta, GA	1.0	1.0	650	$999	$1.54	25d	1	0.69mi
799 Marstevan Dr NE Atlanta, GA	2.0	1.0	1634	$2,800	$1.71	25d	1	0.74mi
1950 Piedmont Cir NE Atlanta, GA	2.0	1.0–2.0	888	$2,706	$3.05	2d	48	0.76mi
1952 Wellbourne Dr NE Atlanta, GA	3.0	2.0	1231	$3,200	$2.60	14d	1	0.77mi
1952 Wellbourne Dr NE Atlanta, GA	3.0	2.0	1231	$2,850	$2.32	8d	1	0.77mi
540 Bismark Rd NE Atlanta, GA	3.0	3.0	2800	$3,495	$1.25	25d	1	0.78mi
1284 Piedmont Ave NE #2 Atlanta, GA	1.0	1.0	640	$1,650	$2.58	8d	1	0.80mi
2183 Niles Pl NE Unit B Atlanta, GA	1.0	1.0	750	$1,850	$2.47	25d	1	0.86mi
2067 Telfair Cir NE Unit B Atlanta, GA	2.0	1.0	—	$3,000	—	25d	1	0.86mi
2067 Telfair Cir NE Unit A Atlanta, GA	3.0	2.5	2350	$5,000	$2.13	25d	1	0.86mi
1246 Monroe Dr NE Unit A Atlanta, GA	3.0	2.0	2387	$4,650	$1.95	25d	1	0.86mi
1170 Monroe Dr NE Unit B Atlanta, GA	1.0	1.0	900	$1,800	$2.00	25d	1	1.00mi
1989 Cheshire Bridge Rd NE Atlanta, GA	2.0	1.0–2.0	775	$1,874	$2.42	2d	25	1.01mi
1441 Peachtree St NE Atlanta, GA	3.0	1.0–2.0	961	$3,666	$3.81	3d	93	1.02mi
1421 Peachtree St NE Unit 103-A Atlanta, GA	1.0	1.0	625	$1,700	$2.72	6d	1	1.03mi
1421 Peachtree St NE #307 Atlanta, GA	2.0	1.5	1014	$1,700	$1.68	25d	1	1.04mi
1200 14th Pl NE Atlanta, GA	1.0	1.0	650	$1,595	$2.45	25d	1	1.06mi
145 15th St NE #1007 Atlanta, GA	1.0	1.0	862	$2,150	$2.49	22d	1	1.09mi
1382 Peachtree St NE Atlanta, GA	3.0	1.0–2.0	919	$3,726	$4.05	2d	28	1.10mi
259 14th St NE Unit 301 Atlanta, GA	2.0	2.0	982	$2,700	$2.75	15d	1	1.12mi
259 14th St NE Unit 301 Atlanta, GA	2.0	2.0	982	$2,700	$2.75	3d	1	1.12mi
1400 W Peachtree St NE Unit 1115 Atlanta, GA	2.0	2.0	1147	$2,989	$2.61	25d	1	1.13mi
1400 W Peachtree St NE Unit 813 Atlanta, GA	1.0	1.0	652	$1,986	$3.05	15d	1	1.13mi
1400 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	910	$3,227	$3.54	2d	33	1.13mi

HOA detail condo

• Monthly dues: $900 · $10,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 23 DOM
2. 2026-06-17
   days on market $135,000 Active 22 DOM
3. 2026-06-16
   days on market $135,000 Active 21 DOM
4. 2026-06-15
   days on market $135,000 Active 20 DOM
5. 2026-06-13
   days on market $135,000 Active 18 DOM
6. 2026-06-13
   days on market $135,000 Active 17 DOM
7. 2026-06-09
   days on market $135,000 Active 14 DOM
8. 2026-06-08
   days on market $135,000 Active 13 DOM
9. 2026-06-07
   days on market $135,000 Active 12 DOM
10. 2026-06-04
    days on market $135,000 Active 9 DOM
11. 2026-06-03
    days on market $135,000 Active 8 DOM
12. 2026-06-02
    days on market $135,000 Active 7 DOM
13. 2026-06-01
    days on market $135,000 Active 6 DOM
14. 2026-05-31
    days on market $135,000 Active 5 DOM
15. 2026-05-26
    listed $135,000 Active

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $26,860
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − HOA: −$10,800
• − Depreciation: −$3,927
• Taxable loss: −$2,427
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $-194/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): 29,073
• Household income: $92,122
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 2749.0

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 0.66)
• Race & ethnicity: White 51% Black 24% Asian 12% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 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: ▼ -476.16%
• Current HPI: 187.7587
• Rent YoY: ▬ 0.04%
• 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

1 event — show timeline

• 2026-05-26 Listed $135,000 FMLS