870 Mayson Turner Rd NW #1306 · Atlanta, GA 30314

$165,000

2 bd · 2.0 ba · 1,157 sqft · Condo public records · 30 Days on market

Built 2007 ↓ 32% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to urban living at its finest! Located a mile away from the iconic Mercedes-Benz Stadium in the vibrant West Side Village neighborhood. Located on the Top floor. Comes with 2 assigned parking spaces. The kitchen features granite countertops, stainless steel appliances, and a breakfast bar perfect for morning coffee. This condo boasts two generously sized bedrooms! The master has its en-suite bathroom, Great Roommate plan. The master suite includes a walk-in closet and a luxurious soaking tub for relaxation. The private balcony allows you to enjoy your morning coffee or evening sunsets. With this prime location just a mile away from Mercedes-Benz Stadium, you'll have easy access to

Key facts

• Walk-in closet
• Soaking tub
• Private balcony

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• WALK-IN CLOSET
• SOAKING TUB
• PRIVATE BALCONY

Property features AI

Finance

• Other: Fitness center, pool, sidewalks, street lights, near public transport, walk to schools, near shopping
• HOA & community: Association present; Association covers facilities fee, building and grounds maintenance, management, security, pool, trash, and water

Exterior

• Parking: Assigned parking for 2 vehicles
• Security: Gated community; Community security included in association
• Utilities: Public water; Public sewer; High-speed internet available; Underground utilities; Sewer connected
• Home design: Residential condominium; High-rise building; Attached property; One level
• Construction: Built in 2007; Concrete construction; Composition roof
• Exterior features: Composition roof; Concrete construction; Other lot features

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Double vanity; High ceilings; Roommate plan; Separate shower; Split bedroom plan; Walk-in closets; Great room
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 4.3% 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: Michael R. Hollis Innovation Academy (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 653 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 5% at this address vs 32% district-wide (-26 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 294 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $1,728/mo this rent would consume 49% of the median local household income ($42k/yr) (locally 1293% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 30 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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 $92k; list at $165k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $162,525 (1.5% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.05% ✓
• Cap rate: 4.26%
• Cash-on-cash: -7.26%
• DSCR: 0.68
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -29.4%
• Equity multiple: 0.03×
• Total profit: $-45,016
• Equity at exit: $24,602

10-year hold

• IRR: -32.0%
• Equity multiple: -0.39×
• Total profit: $-64,063
• Equity at exit: $14,266

Cash invested: $46,200 (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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 294
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$865
• Tax from tax record: −$259 /mo · $3,106/yr
• Insurance: −$69
• HOA est. from 5 same-building comps: −$452
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-280

Break-even live

Break-even rent $2,082

Max offer price $115,624

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-233	+0% $-280	+5% $-326	+10% $-373
Rent	-10% $-416	-5% $-348	+0% $-280	+5% $-211	+10% $-143
Rate	-1.0pp $-196	-0.5pp $-238	base $-280	+0.5pp $-322	+1.0pp $-366

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
870 Mayson Turner Rd NW #1442 Atlanta, GA	2.0	2.0	1094	$2,100	$1.92	25d	1	0.02mi
884 T P Burruss SR Dr SW Atlanta, GA	3.0	2.0	1366	$2,299	$1.68	25d	1	0.14mi
60 Paschal Blvd NW Atlanta, GA	1.0–3.0	1.0–2.5	945	$1,163	$1.23	25d	25	0.14mi
936 Mayson Turner Rd NW Atlanta, GA	3.0	1.0–2.0	648	$1,245	$1.92	0d	13	0.17mi
956 Mayson Turner Rd NW Atlanta, GA	1.0	1.0	1300	$635	$0.49	0d	1	0.22mi
20 Griffin St NW Unit 1 Atlanta, GA	2.0	1.0	800	$1,250	$1.56	25d	1	0.28mi
945 Palmetto Ave SW Atlanta, GA	3.0	2.0	1200	$3,500	$2.92	25d	1	0.29mi
75 Griffin St NW Atlanta, GA	2.0	1.0	1000	$1,600	$1.60	25d	1	0.34mi
101 Sunset Ave NW Atlanta, GA	1.0	1.0	700	$950	$1.36	21d	1	0.42mi
272 Joseph E Lowery Blvd NW Atlanta, GA	3.0	1.0	1230	$1,800	$1.46	25d	1	0.43mi
891 Rock St NW Atlanta, GA	2.0–3.0	2.0	1104	$1,295	$1.17	25d	4	0.46mi
961 Fair St SW Atlanta, GA	1.0	1.0	1318	$695	$0.53	25d	1	0.48mi
139 Lawton St SW Atlanta, GA	2.0	1.0	750	$995	$1.33	25d	1	0.51mi
94 Vine St NW Unit 94 Atlanta, GA	1.0	1.0	756	$1,025	$1.36	0d	1	0.53mi
155 Rosser St SW Atlanta, GA	3.0	2.0	1500	$2,073	$1.38	25d	1	0.58mi
669 Atlanta Student Movement Blvd Atlanta, GA	2.0	1.0–2.0	803	$2,252	$2.80	25d	12	0.59mi
109 Vine St SW Unit A Atlanta, GA	2.0	1.0	750	$1,150	$1.53	8d	1	0.60mi
245 Stafford St NW Unit A Atlanta, GA	2.0	1.0	784	$1,300	$1.66	25d	1	0.60mi
5 Burbank Dr SW Unit B Atlanta, GA	2.0	1.0	1000	$1,300	$1.30	17d	1	0.66mi
15 Burbank Dr SW Unit 3 Atlanta, GA	2.0	1.0	900	$1,350	$1.50	11d	1	0.67mi
372 Griffin St NW Atlanta, GA	1.0	1.0	1428	$815	$0.57	4d	1	0.68mi
1097 Westview Dr SW Unit 10 Atlanta, GA	2.0	1.0	750	$1,095	$1.46	25d	1	0.70mi
10 Rockmart Dr SW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	16d	1	0.71mi
10 Rockmart Dr NW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	16d	1	0.71mi
679 Jones Ave NW Atlanta, GA	3.0	2.0	1350	$2,195	$1.63	25d	1	0.72mi
55 Maple St NW Atlanta, GA	1.0–3.0	1.0–2.0	862	$1,790	$2.08	5d	35	0.74mi
120 Burbank Dr NW Atlanta, GA	3.0	2.0	1331	$1,795	$1.35	25d	1	0.74mi
1336 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,450	$1.81	25d	1	0.82mi
1201 Westview Dr SW Atlanta, GA	3.0	2.0	1040	$2,050	$1.97	25d	1	0.82mi
1338 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,600	$2.00	21d	1	0.82mi
403 Elm St NW Atlanta, GA	3.0	1.0	874	$1,700	$1.95	25d	1	0.82mi
1346 Eason St NW Atlanta, GA	1.0	1.0	1321	$694	$0.53	25d	1	0.85mi
1332 Akridge St NW Atlanta, GA	3.0	2.0	1400	$1,775	$1.27	25d	1	0.86mi
600 Greensferry Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	949	$1,262	$1.33	8d	16	0.86mi
435 Elm St NW Unit Elm B Atlanta, GA	2.0	2.0	1200	$2,350	$1.96	4d	1	0.87mi
481 Griffin St NW Atlanta, GA	2.0	2.0	1080	$2,000	$1.85	17d	1	0.88mi
170 Northside Dr SW Atlanta, GA	1.0–2.0	1.0–2.0	955	$1,866	$1.95	2d	11	0.88mi
370 Northside Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	981	$1,725	$1.76	0d	25	0.93mi
15 Chappell Rd NW Unit A Atlanta, GA	1.0	1.0	700	$940	$1.34	6d	1	0.94mi
23 Larkin Pl SW Atlanta, GA	1.0–2.0	1.0–2.0	1011	$2,129	$2.10	2d	14	0.95mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $165,000 Active 30 DOM
2. 2026-06-18
   days on market $165,000 Active 27 DOM
3. 2026-06-17
   days on market $165,000 Active 26 DOM
4. 2026-06-16
   days on market $165,000 Active 25 DOM
5. 2026-06-15
   days on market $165,000 Active 24 DOM
6. 2026-06-13
   days on market $165,000 Active 22 DOM
7. 2026-06-13
   days on market $165,000 Active 21 DOM
8. 2026-06-09
   days on market $165,000 Active 18 DOM
9. 2026-06-08
   days on market $165,000 Active 17 DOM
10. 2026-06-07
    statusdays on market $165,000 Active 16 DOM
11. 2026-06-04
    days on market $165,000 New 13 DOM
12. 2026-06-03
    days on market $165,000 New 12 DOM
13. 2026-06-02
    days on market $165,000 New 11 DOM
14. 2026-06-01
    days on market $165,000 New 10 DOM
15. 2026-05-31
    days on market $165,000 New 9 DOM
16. 2026-05-22
    listed $165,000 New
17. 2026-04-30
    historical
18. 2026-01-26
    listed $168,000 New
19. 2025-12-31
    historical
20. 2025-09-12
    listed $175,000 New
21. 2018-06-22
    soldstatus $92,500
22. 2018-06-15
    soldstatus $92,500 Sold
23. 2018-06-15
    soldstatus $92,500 Sold
24. 2018-05-31
    status Pending
25. 2018-05-31
    status Under Contract
26. 2018-05-26
    status Active
27. 2018-05-26
    status Back on Market
28. 2018-04-13
    status Pending
29. 2018-04-13
    status Under Contract
30. 2018-04-10
    listed $102,000 Active
31. 2018-04-10
    listed $102,000 New
32. 2012-01-23
    historical
33. 2012-01-05
    historical
34. 2012-01-04
    status Active
35. 2011-04-18
    status Pending
36. 2011-04-16
    status Under Contract
37. 2010-04-07
    price $162,900
38. 2010-04-06
    price $162,900
39. 2007-12-01
    listed $242,900 Active

ⓘ 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: $3,106 · $259/mo
• Projected year-2 tax: $3,106 · $259/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,739
• − Mortgage interest: −$9,243
• − Property taxes: −$3,106
• − Insurance: −$825
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$5,424
• − Depreciation: −$4,800
• Taxable loss: −$5,976
• Est. tax savings @ 24.0%: +$1,434
• After-tax cash flow: $-1,920/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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 Black (76%)
• Race & ethnicity: Black 76% White 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

-32.1% since first listed

24 events — show timeline

• 2026-05-22 Listed $165,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-01-26 Listed $168,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-09-12 Listed $175,000 GAMLS
• 2018-06-22 Sold (Public Records) $92,500 Public Records
• 2018-06-15 Sold (MLS) $92,500 GAMLS
• 2018-06-15 Sold (MLS) $92,500 FMLS
• 2018-05-31 Pending — FMLS
• 2018-05-31 Pending — GAMLS
• 2018-05-26 Relisted — FMLS
• 2018-05-26 Relisted — GAMLS
• 2018-04-13 Pending — FMLS
• 2018-04-13 Pending — GAMLS
• 2018-04-10 Listed $102,000 GAMLS
• 2018-04-10 Listed $102,000 FMLS
• 2012-01-23 Listing Removed — GAMLS
• 2012-01-05 Listing Removed — FMLS
• 2012-01-04 Relisted — FMLS
• 2011-04-18 Pending — FMLS
• 2011-04-16 Pending — GAMLS
• 2010-04-07 Price Changed $162,900 GAMLS
• 2010-04-06 Price Changed $162,900 FMLS
• 2007-12-01 Listed $242,900 GAMLS

Property tax history

+1.4%/yr

Latest (2025): $3,106 · -1.8% YoY. Source: county tax records.