5505 Kingsport Dr · Sandy Springs, GA 30342

$170,000

2 bd · 2.0 ba · 1,072 sqft · Other · 34 Days on market

Built 1980 Good condition

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy 2-bedroom ground-floor condo on the Buckhead/Sandy Springs border in historical Atlanta area. The Unit: & acirc; & euro; & cent; Rare Ground-Floor Access: Private patio with a direct path to your two dedicated parking spaces & acirc; & euro; & rdquo; no stairs or elevators required. & acirc; & euro; & cent; Serene Views: Relax to the sights of the nearby creek and lush woods from your private outdoor space. & acirc; & euro; & cent; Ready to Move In: All appliances and systems are in reliable working order (sold as-is). Includes a private in-unit washer. The Location: & acirc; & euro; & cent; Prime Commuter Spot: Seconds away

Key facts

• Ground-floor access
• Private patio
• Prime commuter spot

Tags

• GROUND-FLOOR ACCESS
• PRIVATE PATIO
• PRIVATE IN-UNIT WASHER
• PRIME COMMUTER SPOT
• UNBEATABLE WALKABILITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Market conditions: Rents flat; 232 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.2

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,548
• Equity at exit: $25,348

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $4,046
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $376

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $494	-5% $435	+0% $376	+5% $318	+10% $259
Rent	-10% $221	-5% $299	+0% $376	+5% $454	+10% $532
Rate	-1.0pp $462	-0.5pp $420	base $376	+0.5pp $332	+1.0pp $288

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	3d	26	0.26mi
5555 Roswell Rd NE Unit 3 Sandy Springs, GA	2.0	2.0	1250	$1,325	$1.06	6d	1	0.41mi
5555 Roswell Rd NE Unit 13 Atlanta, GA	1.0	1.0	1000	$1,351	$1.35	6d	1	0.42mi
5675 Roswell Rd Atlanta, GA	2.0	2.0	1370	$1,637	$1.19	22d	1	0.44mi
5675 Roswell Rd Atlanta, GA	1.0	1.0	1065	$1,441	$1.35	44d	1	0.44mi
346 Carpenter Dr Atlanta, GA	2.0	2.0	1138	$1,798	$1.58	6d	3	0.47mi
5450 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	974	$1,959	$2.01	44d	1	0.68mi
5470 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1102	$2,550	$2.31	25d	17	0.72mi
6050 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	990	$2,700	$2.73	2d	27	0.73mi
6050 Roswell Rd Apt 115 Sandy Springs, GA	2.0	2.0	1074	$2,050	$1.91	22d	1	0.73mi
220 Sandy Springs Pl NE Apt D Atlanta, GA	1.0	1.0	792	$1,550	$1.96	44d	1	0.81mi
6075 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1015	$2,954	$2.91	2d	25	0.83mi
5479 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	904	$1,869	$2.07	2d	26	0.85mi
6105 Blue Stone Rd #413 Atlanta, GA	1.0	1.0	1098	$2,200	$2.00	5d	1	0.86mi
6125 Roswell Rd Atlanta, GA	1.0–3.0	1.0–3.0	1170	$2,387	$2.04	2d	15	0.92mi
5550 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	908	$1,935	$2.13	11d	9	0.93mi
5501 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1005	$1,834	$1.82	2d	39	0.96mi
381 Hilderbrand Dr Atlanta, GA	2.0	1.0	1061	$2,400	$2.26	44d	1	1.01mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$3,010	$2.84	2d	19	1.01mi
5155 Roswell Rd #1 Atlanta, GA	2.0	2.0	748	$1,500	$2.01	19d	1	1.03mi
5155 Roswell Rd #1 Atlanta, GA	1.0	1.0	748	$1,500	$2.01	18d	1	1.03mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,836	$3.18	3d	4	1.05mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,727	$3.05	13d	1	1.05mi
5095 Roswell Rd Sandy Springs, GA	2.0	2.0	1038	$1,640	$1.58	44d	2	1.10mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$2,395	$3.15	44d	2	1.14mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$3,631	$4.78	17d	2	1.14mi
5610 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	945	$2,025	$2.14	2d	8	1.15mi
475 Mount Vernon Hwy NE Unit C225 Atlanta, GA	1.0	1.0	700	$2,995	$4.28	6d	1	1.27mi
475 Mount Vernon Hwy NE Atlanta, GA	1.0	1.0	700	$2,945	$4.21	25d	2	1.27mi
64 W Belle Isle Rd Atlanta, GA	3.0	1.0	1398	$2,800	$2.00	44d	1	1.31mi
5755 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1111	$2,382	$2.14	2d	19	1.34mi
240 E Belle Isle Rd Atlanta, GA	1.0–2.0	1.0–2.0	962	$1,941	$2.02	2d	9	1.38mi
111 Glenridge Point Pkwy Atlanta, GA	1.0–2.0	1.0–2.0	943	$2,230	$2.36	2d	15	1.38mi
795 Hammond Dr Unit 1500 Atlanta, GA	2.0	1.0	1000	$2,000	$2.00	44d	1	1.50mi
799 Hammond Dr #105 Atlanta, GA	1.0	1.0	733	$1,600	$2.18	44d	1	1.50mi

Listing history 11 events

1. 2026-06-16
   status $170,000 Under Contract 34 DOM
2. 2026-06-15
   days on market $170,000 Active 34 DOM
3. 2026-06-13
   days on market $170,000 Active 32 DOM
4. 2026-06-09
   days on market $170,000 Active 28 DOM
5. 2026-06-08
   days on market $170,000 Active 27 DOM
6. 2026-06-08
   days on market $170,000 Active 26 DOM
7. 2026-06-04
   days on market $170,000 Active 23 DOM
8. 2026-06-03
   days on market $170,000 Active 22 DOM
9. 2026-06-01
   days on market $170,000 Active 20 DOM
10. 2026-05-31
    days on market $170,000 Active 19 DOM
11. 2026-05-12
    listed $170,000 Active 1346-char remark

ⓘ 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: $23,564
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$4,945
• Taxable income: $1,925
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $4,055/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This ground-floor condo is in good condition with minimal repairs needed. It offers a private patio and direct access to parking, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve the property's curb appeal and attract more potential buyers or renters.
• Both HVAC system maintenance — A clean and well-maintained HVAC system can improve comfort and energy efficiency, attracting more tenants and buyers.
• Both Window treatments — Adding window treatments can enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the property's curb appeal and attract more potential buyers or renters. ↑
• Both HVAC system maintenance — A clean and well-maintained HVAC system can improve comfort and energy efficiency, attracting more tenants and buyers. ↑
• Both Window treatments — Adding window treatments can enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 108,027
• 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

2 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $170,000 FSBO.com