55 Delmont Dr NE Unit D1 · Atlanta, GA 30305

$249,900

2 bd · 1.0 ba · 1,076 sqft · Condo public records · 93 Days on market

Built 1960 $232/sqft · 18% below area Est $307k · 18% under $450/mo HOA · 18% of rent

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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 +15.0/15.0
• Cash flow +8.0/30.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta's most walkable and coveted neighborhoods-steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard-an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

Key facts

• Vintage charm
• Classic brick
• High ceilings

Tags

• LIGHT FILLED UNIT
• VINTAGE CHARM
• CLASSIC BRICK
• OVERSIZED ORIGINAL WINDOWS
• HIGH CEILINGS
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.7% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $206k (17.7% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); 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 53% FRL vs 71% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 427 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $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 93 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $167k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,704 (17.7% 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 93 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 8.2

CMA / ARV

• ARV (median comp): $306,622
• List price: $249,900
• Delta: -18.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.75% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.26×
• Total profit: $-51,509
• Equity at exit: $37,261

10-year hold

• IRR: -9.3%
• Equity multiple: 0.36×
• Total profit: $-44,518
• Equity at exit: $21,607

Cash invested: $69,972 (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 30305

• Rents YoY: 4.8%
• Active inventory: 427
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,542 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$394 /mo · $4,729/yr
• Insurance: −$104
• HOA: −$450
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-250

Break-even live

Break-even rent $2,859

Max offer price $205,704

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-179	+0% $-250	+5% $-321	+10% $-392
Rent	-10% $-451	-5% $-351	+0% $-250	+5% $-150	+10% $-49
Rate	-1.0pp $-124	-0.5pp $-187	base $-250	+0.5pp $-315	+1.0pp $-381

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Delmont Dr NE Unit 2 Atlanta, GA	1.0	1.0	1000	$1,595	$1.59	7d	1	0.06mi
2855 Peachtree Rd NE #201 Atlanta, GA	2.0	2.0	1179	$1,995	$1.69	24d	1	0.16mi
2855 Peachtree Rd NE #101 Atlanta, GA	2.0	2.5	1277	$1,900	$1.49	16d	1	0.16mi
2955 Peachtree Rd Atlanta, GA	1.0	2.0	1003	$4,280	$4.27	6d	1	0.18mi
2965 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.5–3.0	1499	$5,392	$3.60	1d	15	0.20mi
2840 Peachtree Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	2187	$3,990	$1.82	6d	2	0.22mi
235 Pharr Rd NE Atlanta, GA	2.0	1.0–2.0	1122	$2,745	$2.45	0d	29	0.26mi
3005 Peachtree Rd NE Atlanta, GA	3.0	1.0–2.0	971	$3,192	$3.29	1d	37	0.26mi
2870 S Pharr Court NW Unit 2001 Atlanta, GA	2.0	2.0	1260	$2,100	$1.67	9d	1	0.27mi
2870 S Pharr Court NW Unit 2602 Atlanta, GA	1.0	1.0	1260	$2,100	$1.67	4d	1	0.27mi
2870 S Pharr Court NW Unit 1009 Atlanta, GA	1.0	1.0	807	$1,895	$2.35	20d	1	0.27mi
2965 Pharr Court South NW #704 Atlanta, GA	2.0	2.0	1067	$2,600	$2.44	26d	1	0.29mi
2965 S Pharr Ct NW #316 Atlanta, GA	2.0	2.0	1012	$1,750	$1.73	4d	1	0.29mi
2870 Pharr Rd NE Atlanta, GA	1.0	1.0	807	$1,700	$2.11	5d	1	0.31mi
250 Pharr Rd NE #1507 Atlanta, GA	1.0	1.0	762	$2,200	$2.89	18d	1	0.33mi
250 Pharr Rd NE #313 Atlanta, GA	2.0	2.0	1233	$3,395	$2.75	26d	1	0.33mi
250 Pharr Rd NE #313 Atlanta, GA	2.0	2.0	1233	$3,395	$2.75	17d	1	0.33mi
250 Pharr Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1006	$3,395	$3.37	14d	2	0.33mi
250 Pharr Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1006	$3,300	$3.28	1d	2	0.33mi
81 E Wesley Rd NE Unit 02 Atlanta, GA	2.0	1.0	900	$1,399	$1.55	9d	1	0.39mi
3057 N Pharr Court NW Apt E2 Atlanta, GA	2.0	2.0	1000	$1,850	$1.85	26d	1	0.39mi
297 E Paces Ferry Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1312	$4,435	$3.38	0d	34	0.41mi
395 Pharr Rd NE #308 Atlanta, GA	1.0	1.0	750	$1,600	$2.13	1d	1	0.42mi
3040 Peachtree Rd NW #813 Atlanta, GA	1.0	1.0	761	$2,300	$3.02	26d	1	0.42mi
3040 Peachtree Rd NW #1911 Atlanta, GA	2.0	2.0	1233	$3,600	$2.92	4d	1	0.42mi
3040 Peachtree Rd NW #1509 Atlanta, GA	1.0	1.0	800	$1,895	$2.37	26d	1	0.42mi
3040 Peachtree Rd NW #813 Atlanta, GA	1.0	1.0	761	$2,300	$3.02	5d	1	0.42mi
360 Pharr Rd NE Atlanta, GA	2.0	1.0–2.0	899	$2,068	$2.30	1d	38	0.43mi
325 E Paces Ferry Rd NE #1810 Atlanta, GA	1.0	1.0	953	$2,300	$2.41	26d	1	0.45mi
92 W Paces Ferry Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	1163	$3,172	$2.73	0d	15	0.50mi
400 Pharr Rd NE Atlanta, GA	2.0	1.0–2.0	906	$2,429	$2.68	0d	16	0.51mi
340 E Paces Ferry Rd NE Atlanta, GA	2.0	1.0–2.0	815	$3,845	$4.71	1d	129	0.52mi
3150 Roswell Rd NW Atlanta, GA	2.0	1.0–2.0	1033	$4,010	$3.88	0d	23	0.54mi
99 W Paces Ferry Rd NW Atlanta, GA	1.0–2.0	1.0–2.5	1193	$7,441	$6.24	5d	21	0.58mi
505 Pharr Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	720	$1,456	$2.02	26d	9	0.58mi
505 Pharr Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	720	$1,415	$1.97	5d	4	0.58mi
65 Irby Ave NW Atlanta, GA	1.0	1.0	629	$2,085	$3.31	4d	13	0.59mi
3172 Roswell Rd NW Atlanta, GA	3.0	1.0–2.0	1066	$3,301	$3.10	0d	24	0.60mi
530 E Paces Ferry Rd NE Atlanta, GA	3.0	1.0–2.5	1193	$3,087	$2.59	0d	28	0.68mi
3097 Maple Dr NE Atlanta, GA	2.0	1.0–2.0	890	$2,209	$2.48	0d	18	0.72mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 49 events

1. 2026-06-18
   days on market $249,900 Active 93 DOM
2. 2026-06-17
   days on market $249,900 Active 92 DOM
3. 2026-06-16
   days on market $249,900 Active 91 DOM
4. 2026-06-15
   days on market $249,900 Active 90 DOM
5. 2026-06-13
   days on market $249,900 Active 88 DOM
6. 2026-06-13
   days on market $249,900 Active 87 DOM
7. 2026-06-09
   days on market $249,900 Active 84 DOM
8. 2026-06-08
   days on market $249,900 Active 83 DOM
9. 2026-06-07
   days on market $249,900 Active 82 DOM
10. 2026-06-04
    days on market $249,900 Active 79 DOM
11. 2026-06-03
    days on market $249,900 Active 78 DOM
12. 2026-06-02
    days on market $249,900 Active 77 DOM
13. 2026-06-01
    days on market $249,900 Active 76 DOM
14. 2026-05-31
    days on market $249,900 Active 75 DOM
15. 2026-05-13
    price $249,900 1441-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

16. 2026-05-13
    price $249,900 1459-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

17. 2026-05-05
    price $250,000 1441-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

18. 2026-05-05
    price $250,000 1459-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

19. 2026-04-20
    price $260,000 1441-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

20. 2026-04-20
    price $260,000 1459-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

21. 2026-04-17
    price $269,000 1459-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

22. 2026-04-03
    price $270,000 1459-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

23. 2026-03-26
    price $269,000 1441-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

24. 2026-03-26
    price $269,000 1459-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

25. 2026-03-26
    price $270,000 1441-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

26. 2026-03-26
    price $270,000 1459-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

27. 2026-03-17
    listed $269,000 New 1441-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

28. 2026-03-17
    listed $269,000 Active 1459-char remark

    Show marketing remark (1459 chars)

    Tucked away in the heart of Buckhead, this zero entry light filled unit in the iconic 55 Delmont building is steeped in vintage charm and timeless character. Set in a classic brick just one block off Peachtree Street, this boutique community of only 16 residences offers a rare opportunity to live in one of Atlanta’s most walkable and coveted neighborhoods—steps to the Buckhead Village District, Garden Hills Park and Pool, and both Garden Hills Elementary and Atlanta International School. This quiet unit is set back from the street and bathed in natural light, thanks to its oversized original windows. High ceilings and hardwood floors run throughout the generous floor plan, and a screened porch off the living room overlooks the central garden courtyard—an ideal spot for morning coffee or evening cocktails. The kitchen has been thoughtfully updated featuring stone countertops and tile backsplash, stainless steel appliances, white cabinetry, new hardware and a breakfast area that adds both function and charm. The bathroom exudes period style with original basketweave tile flooring, complemented by tasteful modern updates. The in-unit laundry fits a stackable washer and dryer, and the home includes an assigned off-street parking space and a private storage unit in the basement. Warm, welcoming, and full of character, this is a rare find in an Atlanta classic. Don't miss your chance to tour this condo and make it your own!

29. 2026-03-16
    historical
30. 2026-02-05
    status Active
31. 2026-02-05
    historical
32. 2026-02-04
    listed $275,000 New
33. 2026-02-04
    historical
34. 2026-01-22
    historical Active Under Contract
35. 2025-12-12
    historical
36. 2025-12-10
    listed $275,000 New
37. 2025-10-07
    price $260,000
38. 2025-08-28
    price $269,000
39. 2025-07-18
    price $279,000
40. 2025-06-21
    price $299,000
41. 2025-04-18
    listed $320,000 New
42. 2025-04-05
    historical $1,700
43. 2025-03-31
    price $1,700
44. 2025-03-25
    price $1,775
45. 2025-03-19
    price $1,825
46. 2025-03-14
    listed $1,900
47. 1998-07-29
    soldstatus $167,000
48. 1996-04-30
    soldstatus $86,500
49. 1994-05-23
    soldstatus $75,000

ⓘ 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: $4,729 · $394/mo
• Projected year-2 tax: $4,729 · $394/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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $30,509
• − Mortgage interest: −$13,998
• − Property taxes: −$4,729
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − HOA: −$5,400
• − Depreciation: −$7,270
• Taxable loss: −$7,019
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $-1,318/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): 28,110
• Household income: $106,907
• Rent vs Own: 50.6% rent · 49.4% own
• Severe rent burden: 1407.0

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 (72%)
• Race & ethnicity: White 72% Black 12% Asian 7% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 5% Lithuanian 4% Romanian 3%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 3% Chinese 2% German/W. Germanic 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: ▼ -770.70%
• Current HPI: 195.1185
• Rent YoY: ▲ 4.75%
• 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

+233.2% since first listed

35 events — show timeline

• 2026-05-13 Price Changed $249,900 GAMLS
• 2026-05-13 Price Changed $249,900 FMLS
• 2026-05-05 Price Changed $250,000 GAMLS
• 2026-05-05 Price Changed $250,000 FMLS
• 2026-04-20 Price Changed $260,000 GAMLS
• 2026-04-20 Price Changed $260,000 FMLS
• 2026-04-17 Price Changed $269,000 FMLS
• 2026-04-03 Price Changed $270,000 FMLS
• 2026-03-26 Price Changed $269,000 GAMLS
• 2026-03-26 Price Changed $269,000 FMLS
• 2026-03-26 Price Changed $270,000 GAMLS
• 2026-03-26 Price Changed $270,000 FMLS
• 2026-03-17 Listed $269,000 FMLS
• 2026-03-17 Listed $269,000 GAMLS
• 2026-03-16 Listing Removed — GAMLS
• 2026-02-05 Relisted — GAMLS
• 2026-02-05 Listing Removed — GAMLS
• 2026-02-04 Listing Removed — GAMLS
• 2026-02-04 Listed $275,000 GAMLS
• 2026-01-22 Contingent — GAMLS
• 2025-12-12 Listing Removed — GAMLS
• 2025-12-10 Listed $275,000 GAMLS
• 2025-10-07 Price Changed $260,000 GAMLS
• 2025-08-28 Price Changed $269,000 GAMLS
• 2025-07-18 Price Changed $279,000 GAMLS
• 2025-06-21 Price Changed $299,000 GAMLS
• 2025-04-18 Listed $320,000 GAMLS
• 2025-04-05 Rental Removed $1,700 FMLS
• 2025-03-31 Price Changed $1,700 FMLS
• 2025-03-25 Price Changed $1,775 FMLS
• 2025-03-19 Price Changed $1,825 FMLS
• 2025-03-14 Listed for Rent $1,900 FMLS
• 1998-07-29 Sold (Public Records) $167,000 Public Records
• 1996-04-30 Sold (Public Records) $86,500 Public Records
• 1994-05-23 Sold (Public Records) $75,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,729 · +86.8% YoY. Source: county tax records.