2161 Peachtree Rd NE #205 · Atlanta, GA 30309

$229,000

2 bd · 2.0 ba · 1,301 sqft · Condo public records · 45 Days on market

Built 1986 $176/sqft · 13% below area Est $262k · 13% under $650/mo HOA · 26% 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).

• ARV discount +13.2/15.0
• Cash flow +7.5/30.0
• 1% rule +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get into this prestigious mid-rise at rock bottom pricing. Terrific location, walk to restaurants & shops. Where Buckhead meets Midtown. Sold 'as is'. Make offer.

Key facts

• $650 HOA
• Garage
• Built 1986

Property features AI

Finance

• HOA & community: Monthly association fee of $650; Association covers grounds and structure maintenance, pest control, and water; 72 units in the community; Community amenities include homeowners association, proximity to public transport, schools, shopping and trails/greenway

Exterior

• Parking: Assigned covered deeded garage parking; One garage space
• Utilities: Public water; Public sewer; Electric service available; Cable available; Phone available; Water service included in association
• Home design: One level; Condominium; Accessible entrance
• Construction: Stucco construction; Other roof
• Exterior features: Balcony; Patio; Stucco exterior; Resale condominium; City street frontage; Asphalt / paved roads

Interior

• Kitchen: Breakfast bar; White cabinets; Solid surface counters; Kitchen open to family room; Dishwasher; Disposal; Electric cooktop
• Bedrooms: Two main-level bedrooms; Roommate floor plan; Accessible bedroom and closets
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; Master bathroom with soaking tub and tub/shower combo
• Heating & cooling: Central heating (forced air); Central air; Ceiling fans
• Interior features: Crown molding; Entrance foyer; Walk-in closets; Window treatments; 2+ common walls
• Laundry & utility: Washer and dryer included; Laundry located in kitchen / laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $229k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (21.6% below list).
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $179k (21.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: E. Rivers Elementary School (math 33% / reading 52%, grade F, #374 of 1,228 statewide, top 31%, 708 students, 32% FRL); Willis A. Sutton Middle School (math 36% / reading 55%, grade D+, #97 of 470 statewide, top 22%, 1,548 students, 34% FRL); North Atlanta High School (math 27% / reading 17%, grade F, #213 of 424 statewide, top 51%, 2,316 students, 24% FRL) — zoned schools average 30% FRL vs 71% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 414 active listings in the ZIP; 40 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 $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 45 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask is 11644% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $138k; list at $229k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,462 (21.6% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 1.10% ✓
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 7.6

CMA / ARV

• ARV (median comp): $262,107
• List price: $229,000
• Delta: -12.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.8%
• Equity multiple: 0.15×
• Total profit: $-54,278
• Equity at exit: $34,145

10-year hold

• IRR: -19.4%
• Equity multiple: -0.05×
• Total profit: $-67,448
• Equity at exit: $19,800

Cash invested: $64,120 (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: 414
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,521 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$325 /mo · $3,904/yr
• Insurance: −$95
• HOA: −$650
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-280

Break-even live

Break-even rent $2,876

Max offer price $179,462

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-216	+0% $-280	+5% $-345	+10% $-410
Rent	-10% $-480	-5% $-380	+0% $-280	+5% $-181	+10% $-81
Rate	-1.0pp $-165	-0.5pp $-222	base $-280	+0.5pp $-340	+1.0pp $-400

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2171 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.0	1727	$4,254	$2.46	0d	6	0.05mi
2171 Peachtree Rd NW Unit 1B1BA Atlanta, GA	1.0	1.0	1306	$2,772	$2.12	26d	1	0.05mi
2171 Peachtree Rd NW Unit 2B2BA Atlanta, GA	2.0	2.0	1509	$2,708	$1.79	26d	1	0.05mi
100 Colonial Homes Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	1188	$2,184	$1.84	0d	25	0.08mi
200 Colonial Homes Dr NW Atlanta, GA	1.0–2.0	1.0–2.0	980	$2,345	$2.39	3d	9	0.15mi
40 Peachtree Valley Rd NE Atlanta, GA	3.0	1.0–2.0	1103	$2,021	$1.83	0d	48	0.18mi
1000 Peachtree Park Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	990	$1,949	$1.97	0d	18	0.18mi
2277 Peachtree Rd Atlanta, GA	1.0	1.0	1144	$1,100	$0.96	26d	1	0.22mi
222 Colonial Homes Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	968	$2,880	$2.97	0d	14	0.24mi
2035 Peachtree Rd NW Atlanta, GA	2.0	2.0	988	$2,037	$2.06	17d	1	0.24mi
115 Biscayne Dr NW Unit B1 Atlanta, GA	3.0	2.0	1300	$1,899	$1.46	26d	1	0.25mi
2035 Peachtree Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	771	$1,556	$2.02	0d	18	0.26mi
120 Biscayne Dr NW Unit B10 Atlanta, GA	2.0	1.5	1036	$1,795	$1.73	20d	1	0.26mi
1899 Anjaco Rd NW #1 Atlanta, GA	2.0	2.0	1800	$4,000	$2.22	15d	1	0.47mi
1820 Peachtree St NW #1003 Atlanta, GA	2.0	2.5	1381	$4,000	$2.90	18d	1	0.55mi
2420 Peachtree Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	957	$2,911	$3.04	22d	5	0.57mi
2425 Peachtree Rd NE #503 Atlanta, GA	2.0	2.5	1470	$8,500	$5.78	23d	1	0.60mi
1777 Peachtree St NE Atlanta, GA	2.0	1.0–2.0	886	$3,079	$3.47	9d	6	0.66mi
1777 Peachtree Rd NE Unit 1009 Atlanta, GA	3.0	2.0	1395	$3,399	$2.44	16d	1	0.66mi
2467 Peachtree Rd Unit 1 Atlanta, GA	2.0	2.0	1050	$1,950	$1.86	26d	1	0.69mi
2467 Peachtree Rd NE Atlanta, GA	2.0	2.0	1050	$2,375	$2.26	26d	1	0.69mi
147 26th St NW Atlanta, GA	2.0	1.0–2.0	956	$1,949	$2.04	0d	24	0.75mi
267 Goodson Way NW Atlanta, GA	2.0	2.5	1350	$2,750	$2.04	7d	1	0.82mi
130 26th St NW #706 Atlanta, GA	2.0	1.0	1150	$2,800	$2.43	26d	1	0.86mi
311 Peachtree Hills Ave NE Atlanta, GA	2.0	1.0	1060	$2,600	$2.45	26d	1	0.88mi
225 26th St NW Atlanta, GA	1.0–3.0	1.0–2.0	1240	$2,114	$1.71	0d	9	0.90mi
2575 Peachtree Rd NE Unit 7G Atlanta, GA	2.0	2.0	1600	$9,000	$5.62	3d	1	0.92mi
The Peach Atlanta, GA	1.0–3.0	1.0–3.5	1175	$2,510	$2.14	5d	38	0.97mi
— Atlanta, GA	2.0	2.0	1732	$5,800	$3.35	14d	1	0.97mi
245 Lindbergh Dr NE Atlanta, GA	3.0	2.0	1292	$4,095	$3.17	26d	1	0.99mi
1660 Peachtree St NW Atlanta, GA	1.0–2.0	1.0–2.0	1022	$2,095	$2.05	0d	17	1.02mi
1925 Monroe Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1101	$2,418	$2.20	0d	48	1.05mi
370 Peachtree Hills Ave NE Atlanta, GA	2.0	1.0	950	$1,322	$1.39	5d	4	1.07mi
350 Peachtree Hills Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	950	$1,935	$2.04	0d	27	1.08mi
81 E Wesley Rd NE Unit 02 Atlanta, GA	2.0	1.0	900	$1,399	$1.55	9d	1	1.14mi
1760 Northside Dr NW Atlanta, GA	1.0–2.0	1.0–2.0	701	$1,749	$2.49	0d	8	1.17mi
300 Deering Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	825	$1,347	$1.63	0d	8	1.22mi
500 Northside Cir NW Atlanta, GA	1.0–2.0	1.0–2.0	962	$1,850	$1.92	0d	18	1.25mi
2000 Monroe Pl NE Atlanta, GA	2.0	2.0	1110	$1,729	$1.56	23d	1	1.27mi
2000 Monroe Pl NE Atlanta, GA	1.0–2.0	1.0–2.0	995	$2,289	$2.30	6d	10	1.27mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $229,000 Active 45 DOM
2. 2026-06-18
   days on market $229,000 Active 42 DOM
3. 2026-06-17
   days on market $229,000 Active 41 DOM
4. 2026-06-16
   days on market $229,000 Active 40 DOM
5. 2026-06-15
   days on market $229,000 Active 39 DOM
6. 2026-06-13
   days on market $229,000 Active 37 DOM
7. 2026-06-13
   days on market $229,000 Active 36 DOM
8. 2026-06-09
   days on market $229,000 Active 33 DOM
9. 2026-06-08
   days on market $229,000 Active 32 DOM
10. 2026-06-07
    days on market $229,000 Active 31 DOM
11. 2026-06-04
    days on market $229,000 Active 28 DOM
12. 2026-06-03
    days on market $229,000 Active 27 DOM
13. 2026-06-02
    days on market $229,000 Active 26 DOM
14. 2026-06-01
    days on market $229,000 Active 25 DOM
15. 2026-05-31
    days on market $229,000 Active 24 DOM
16. 2026-05-07
    listed $229,000 Active 1668-char remark
17. 2026-05-05
    historical $229,000 1668-char remark
18. 2026-04-27
    historical
19. 2026-01-29
    listed $230,000 Active
20. 2008-03-13
    soldstatus $138,500
21. 2008-02-28
    soldstatus $138,500

    Show marketing remark (166 chars)

    Get into this prestigious mid-rise at rock bottom pricing. Terrific location, walk to restaurants & shops. Where Buckhead meets Midtown. Sold 'as is'. Make offer.

22. 2007-12-21
    listed $158,000

    Show marketing remark (166 chars)

    Get into this prestigious mid-rise at rock bottom pricing. Terrific location, walk to restaurants & shops. Where Buckhead meets Midtown. Sold 'as is'. Make offer.

23. 1989-05-12
    soldstatus $115,000

ⓘ 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: $3,904 · $325/mo
• Projected year-2 tax: $3,904 · $325/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 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $30,247
• − Mortgage interest: −$12,828
• − Property taxes: −$3,904
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − HOA: −$7,800
• − Depreciation: −$6,662
• Taxable loss: −$6,931
• Est. tax savings @ 24.0%: +$1,664
• After-tax cash flow: $-1,702/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

-98.3% since first listed

9 events — show timeline

• 2026-06-07 Listed for Rent $1,950 FMLS
• 2026-05-07 Listed $229,000 FMLS
• 2026-05-05 Coming Soon $229,000 FMLS
• 2026-04-27 Listing Removed — FMLS
• 2026-01-29 Listed $230,000 FMLS
• 2008-03-13 Sold (Public Records) $138,500 Public Records
• 2008-02-28 Sold (MLS) $138,500 FMLS
• 2007-12-21 Listed $158,000 FMLS
• 1989-05-12 Sold (Public Records) $115,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,904 · +1.5% YoY. Source: county tax records.