1074 Peachtree Walk NE Unit B323 · Atlanta, GA 30309

$249,000

1 bd · 1.0 ba · 730 sqft · Condo public records · 147 Days on market

Built 1996 $341/sqft · at area comps Est $245k · at est. $269/mo HOA · 11% 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).

• Cash flow +12.3/30.0
• ARV discount +6.7/15.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live in the heart of Midtown at Peachtree Walk - where convenience meets comfort. This peaceful, corner unit is priced to sell and offers an inviting layout filled with natural light, perfect for modern city living. A few of the perks include in-unit laundry and a same-floor deeded storage unit for extra space when you need it. Enjoy some of the lowest HOA fees in Atlanta at less than $300 per month, plus community amenities like a pool with ample lounge chairs, a full fitness room, frequent community social events, and gated parking including ample guest parking - a rarity for the area! All of this is just steps away from Piedmont Park, the Atlanta BeltLine, MARTA, and Midtown's vibrant dining and cultural scene.

Key facts

• $269 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-44 ($-524/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (5.8% below list).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: schools C-, 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.
• Market conditions: Rents rising (+3.1%/yr); 413 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 147 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,120 (12.0% 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 147 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

• ARV (median comp): $244,742
• List price: $249,000
• Delta: 1.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-42,775
• Equity at exit: $37,127

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-39,374
• Equity at exit: $21,529

Cash invested: $69,720 (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: 413
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$104
• HOA: −$269
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-44

Break-even live

Break-even rent $2,400

Max offer price $241,284

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $27	+0% $-44	+5% $-114	+10% $-185
Rent	-10% $-229	-5% $-136	+0% $-44	+5% $49	+10% $142
Rate	-1.0pp $82	-0.5pp $20	base $-44	+0.5pp $-108	+1.0pp $-174

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1074 Peachtree Walk NE Unit B222 Atlanta, GA	1.0	1.0	730	$1,900	$2.60	19d	1	0.03mi
1074 Peachtree Walk NE Unit B222 Atlanta, GA	1.0	1.0	730	$1,850	$2.53	8d	1	0.03mi
33 11th St NE Atlanta, GA	2.0	1.0–2.0	1148	$3,758	$3.27	0d	28	0.08mi
77 12th St NE Atlanta, GA	2.0	1.0–2.0	941	$2,620	$2.78	0d	20	0.12mi
1018 W Peachtree St NW Atlanta, GA	3.0	1.0–3.0	1156	$3,444	$2.98	0d	40	0.12mi
1163 W Peachtree St NW Atlanta, GA	—	1.0	628	$1,871	$2.98	4d	1	0.13mi
1163 W Peachtree St NE Atlanta, GA	2.0	1.0–2.0	1013	$2,780	$2.74	0d	46	0.15mi
22 14th St NW Atlanta, GA	3.0	1.0–2.0	1039	$2,522	$2.43	0d	32	0.16mi
1010 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	865	$2,594	$3.00	0d	27	0.16mi
1136 Crescent Ave NE Atlanta, GA	1.0	1.0	552	$1,500	$2.72	23d	6	0.19mi
1140 Spring St NW Atlanta, GA	3.0	1.0–2.0	1196	$2,748	$2.30	0d	19	0.20mi
1000 Spring St NW Atlanta, GA	3.0	1.0–3.0	1001	$3,561	$3.56	0d	15	0.20mi
915 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1262	$4,160	$3.30	0d	23	0.28mi
1081 Juniper St NE Atlanta, GA	3.0	1.0–3.5	1375	$7,323	$5.33	0d	104	0.28mi
1230 W Peachtree St NW Atlanta, GA	3.0	1.0–2.0	1066	$3,088	$2.90	2d	51	0.29mi
95 8th St NW Atlanta, GA	3.0	1.0–2.0	1011	$2,732	$2.70	0d	38	0.33mi
923 Peachtree St NE Atlanta, GA	1.0	1.0	732	$2,350	$3.21	16d	2	0.34mi
923 Peachtree St NE Atlanta, GA	1.0	1.0	732	$2,672	$3.65	8d	2	0.34mi
1240 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1101	$3,454	$3.14	0d	22	0.34mi
195 13th St NE Atlanta, GA	2.0	1.0–2.0	804	$2,790	$3.47	2d	14	0.36mi
1020 Piedmont Ave NE Atlanta, GA	3.0	1.0–2.0	1005	$2,614	$2.60	0d	23	0.36mi
955 Juniper St NE #3228 Atlanta, GA	1.0	1.0	715	$1,750	$2.45	17d	1	0.36mi
903 Peachtree St NE Atlanta, GA	3.0	1.0–2.5	945	$2,250	$2.38	0d	53	0.37mi
208 12th St NE Unit 202 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	19d	1	0.37mi
208 12th St NE Unit 102 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	25d	1	0.37mi
878 Peachtree St NE #415 Atlanta, GA	1.0	1.0	603	$1,750	$2.90	25d	1	0.38mi
1280 W Peachtree St NW Atlanta, GA	1.0–2.0	1.0–2.0	826	$1,800	$2.18	25d	2	0.38mi
199 14th St NE #201 Atlanta, GA	1.0	1.0	625	$1,695	$2.71	25d	1	0.38mi
199 14th St NE #812 Atlanta, GA	—	1.0	533	$1,390	$2.61	25d	1	0.39mi
199 14th St NE Unit 209 Atlanta, GA	1.0	1.0	750	$1,495	$1.99	25d	1	0.39mi
207 13th St NE Atlanta, GA	3.0	1.0–3.5	1645	$3,499	$2.13	8d	14	0.40mi
222 14th St NE Atlanta, GA	2.0	1.0–2.0	858	$2,135	$2.49	0d	10	0.40mi
940 Piedmont Ave NE Atlanta, GA	1.0	1.0	596	$1,500	$2.51	23d	1	0.41mi
860 Peachtree St NE Atlanta, GA	1.0	1.0	744	$2,050	$2.76	19d	1	0.42mi
888 Juniper St NE Atlanta, GA	1.0–3.0	1.0–3.0	1439	$2,073	$1.44	0d	24	0.42mi
1270 Spring St NW Atlanta, GA	1.0–2.0	1.0–2.0	987	$1,683	$1.71	3d	17	0.42mi
855 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	818	$1,790	$2.19	0d	23	0.42mi
1045 Piedmont Ave NE Atlanta, GA	1.0	1.0	698	$1,995	$2.86	4d	3	0.43mi
1301 Spring St NW Atlanta, GA	2.0	1.0–2.0	939	$3,112	$3.31	0d	37	0.44mi
250 10th St NE Atlanta, GA	2.0	1.0–2.0	892	$2,298	$2.57	0d	15	0.48mi

HOA detail condo

• Monthly dues: $269 · $3,228/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-04
   days on market $249,000 Active 147 DOM
2. 2026-06-03
   days on market $249,000 Active 146 DOM
3. 2026-06-02
   remarks 699-char remark
4. 2026-06-02
   days on marketlisting id $249,000 Active 145 DOM
5. 2026-06-01
   days on market $249,000 Active 143 DOM
6. 2026-05-31
   days on market $249,000 Active 142 DOM
7. 2026-03-03
   price $249,000 723-char remark

   Show marketing remark (741 chars)

   Live in the heart of Midtown at Peachtree Walk — where convenience meets comfort. This peaceful, corner unit is priced to sell and offers an inviting layout filled with natural light, perfect for modern city living. A few of the perks include in-unit laundry and a same-floor deeded storage unit for extra space when you need it. Enjoy some of the lowest HOA fees in Atlanta at less than $300 per month, plus community amenities like a pool with ample lounge chairs, a full fitness room, frequent community social events, and gated parking including ample guest parking — a rarity for the area! All of this is just steps away from Piedmont Park, the Atlanta BeltLine, MARTA, and Midtown’s vibrant dining and cultural scene.

8. 2026-03-03
   price $249,000 741-char remark

   Show marketing remark (741 chars)

   Live in the heart of Midtown at Peachtree Walk — where convenience meets comfort. This peaceful, corner unit is priced to sell and offers an inviting layout filled with natural light, perfect for modern city living. A few of the perks include in-unit laundry and a same-floor deeded storage unit for extra space when you need it. Enjoy some of the lowest HOA fees in Atlanta at less than $300 per month, plus community amenities like a pool with ample lounge chairs, a full fitness room, frequent community social events, and gated parking including ample guest parking — a rarity for the area! All of this is just steps away from Piedmont Park, the Atlanta BeltLine, MARTA, and Midtown’s vibrant dining and cultural scene.

9. 2026-01-09
   listed $269,000 Active 741-char remark

   Show marketing remark (723 chars)

   Live in the heart of Midtown at Peachtree Walk - where convenience meets comfort. This peaceful, corner unit is priced to sell and offers an inviting layout filled with natural light, perfect for modern city living. A few of the perks include in-unit laundry and a same-floor deeded storage unit for extra space when you need it. Enjoy some of the lowest HOA fees in Atlanta at less than $300 per month, plus community amenities like a pool with ample lounge chairs, a full fitness room, frequent community social events, and gated parking including ample guest parking - a rarity for the area! All of this is just steps away from Piedmont Park, the Atlanta BeltLine, MARTA, and Midtown's vibrant dining and cultural scene.

10. 2026-01-09
    listed $269,000 New 723-char remark

    Show marketing remark (723 chars)

    Live in the heart of Midtown at Peachtree Walk - where convenience meets comfort. This peaceful, corner unit is priced to sell and offers an inviting layout filled with natural light, perfect for modern city living. A few of the perks include in-unit laundry and a same-floor deeded storage unit for extra space when you need it. Enjoy some of the lowest HOA fees in Atlanta at less than $300 per month, plus community amenities like a pool with ample lounge chairs, a full fitness room, frequent community social events, and gated parking including ample guest parking - a rarity for the area! All of this is just steps away from Piedmont Park, the Atlanta BeltLine, MARTA, and Midtown's vibrant dining and cultural scene.

11. 2026-01-08
    historical $269,000 723-char remark

    Show marketing remark (741 chars)

    Live in the heart of Midtown at Peachtree Walk — where convenience meets comfort. This peaceful, corner unit is priced to sell and offers an inviting layout filled with natural light, perfect for modern city living. A few of the perks include in-unit laundry and a same-floor deeded storage unit for extra space when you need it. Enjoy some of the lowest HOA fees in Atlanta at less than $300 per month, plus community amenities like a pool with ample lounge chairs, a full fitness room, frequent community social events, and gated parking including ample guest parking — a rarity for the area! All of this is just steps away from Piedmont Park, the Atlanta BeltLine, MARTA, and Midtown’s vibrant dining and cultural scene.

12. 2026-01-08
    historical $269,000 741-char remark

    Show marketing remark (741 chars)

    Live in the heart of Midtown at Peachtree Walk — where convenience meets comfort. This peaceful, corner unit is priced to sell and offers an inviting layout filled with natural light, perfect for modern city living. A few of the perks include in-unit laundry and a same-floor deeded storage unit for extra space when you need it. Enjoy some of the lowest HOA fees in Atlanta at less than $300 per month, plus community amenities like a pool with ample lounge chairs, a full fitness room, frequent community social events, and gated parking including ample guest parking — a rarity for the area! All of this is just steps away from Piedmont Park, the Atlanta BeltLine, MARTA, and Midtown’s vibrant dining and cultural scene.

13. 2024-08-06
    soldstatus $269,000
14. 2024-08-02
    soldstatus $269,000 Closed
15. 2024-08-02
    soldstatus $269,000 Sold
16. 2024-07-10
    status Under Contract
17. 2024-07-10
    status Pending
18. 2024-06-27
    listed $269,000 Active
19. 2024-06-27
    listed $269,000 New
20. 2015-07-22
    price $135,000
21. 2015-07-21
    soldstatus $135,000
22. 2015-07-17
    soldstatus $135,000 Sold
23. 2015-07-17
    price $139,999
24. 2015-05-27
    historical Contingent - Due Diligence
25. 2015-04-30
    status Active
26. 2015-04-21
    historical Contingent - Due Diligence
27. 2015-04-13
    price $139,999
28. 2015-03-20
    price $144,999
29. 2015-03-01
    listed $149,900 Active
30. 2007-05-07
    soldstatus $143,500
31. 2001-10-15
    soldstatus $124,700

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $2,613 · $218/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 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $28,141
• − Mortgage interest: −$13,948
• − Property taxes: −$2,613
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − HOA: −$3,228
• − Depreciation: −$7,244
• Taxable loss: −$4,639
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $589/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

+99.7% since first listed

25 events — show timeline

• 2026-03-03 Price Changed $249,000 GAMLS
• 2026-03-03 Price Changed $249,000 FMLS
• 2026-01-09 Listed $269,000 FMLS
• 2026-01-09 Listed $269,000 GAMLS
• 2026-01-08 Coming Soon $269,000 GAMLS
• 2026-01-08 Coming Soon $269,000 FMLS
• 2024-08-06 Sold (Public Records) $269,000 Public Records
• 2024-08-02 Sold (MLS) $269,000 GAMLS
• 2024-08-02 Sold (MLS) $269,000 FMLS
• 2024-07-10 Pending — GAMLS
• 2024-07-10 Pending — FMLS
• 2024-06-27 Listed $269,000 GAMLS
• 2024-06-27 Listed $269,000 FMLS
• 2015-07-22 Price Changed $135,000 FMLS
• 2015-07-21 Sold (Public Records) $135,000 Public Records
• 2015-07-17 Price Changed $139,999 FMLS
• 2015-07-17 Sold (MLS) $135,000 FMLS
• 2015-05-27 Contingent — FMLS
• 2015-04-30 Relisted — FMLS
• 2015-04-21 Contingent — FMLS
• 2015-04-13 Price Changed $139,999 FMLS
• 2015-03-20 Price Changed $144,999 FMLS
• 2015-03-01 Listed $149,900 FMLS
• 2007-05-07 Sold (Public Records) $143,500 Public Records
• 2001-10-15 Sold (Public Records) $124,700 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,613 · -38.8% YoY. Source: county tax records.