3510 Roswell Rd NW Unit N5 · Atlanta, GA 30305

$106,000

2 bd · 2.0 ba · 990 sqft · Condo public records · 10 Days on market

Built 1963 $399/mo HOA · 17% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL / FIXER UPPER OPPORTUNITY IN THE HEART OF BUCKHEAD! This 2-bedroom, 2-bath ground level condo is priced to sell and offers incredible upside potential with an after-renovation value estimated between $200K-$230K. The home needs a full renovation, making it the perfect opportunity for investors, flippers, or buyers looking to customize and build instant equity. Features include a private fenced backyard area, two dedicated parking spaces, and a hot water heater that is only 2 years old. The HOA covers water, sewer, trash, cable, community pool-adding exceptional value and convenience. Located in a highly desirable Buckhead neighborhood close to shopping, dining, parks, major highways, and everything the city has to offer. Opportunities like this, at this price point are hard to find. Don't miss one of the best deals on the market!

Key facts

• Community pool
• Hot water heater
• $399 HOA

Tags

• PRIVATE FENCED BACKYARD
• DEDICATED PARKING SPACES
• HOT WATER HEATER
• COMMUNITY POOL
• BUCKHEAD NEIGHBORHOOD

Property features AI

Finance

• Other: Road surface is asphalt; Located in Fulton County, GA; Directions: North on Peachtree Road, left onto Roswell Road; community on the left
• Financial info: 56 units in the community
• HOA & community: Monthly association fee of $399; Association covers cable TV, grounds and structure maintenance, reserves, sewer, pool, trash and water; Community amenities include a pool and sidewalks; Homeowners association and near public transport

Exterior

• Parking: 2 total parking spaces
• Utilities: Private water; Public sewer; Cable available; Electricity available; Natural gas available; Water available; Sewer available
• Home design: Condominium; Two levels; Fixer condition
• Construction: Brick 4 sides construction; Composition roof
• Exterior features: Balcony; Courtyard; Wood fencing

Interior

• Kitchen: White cabinets; Other surface counters; Dishwasher; Range hood; Disposal
• Bedrooms: Master on main; Split bedroom plan; 2 bedrooms on main level
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central heating; Electric cooling
• Interior features: Walk-in closet(s); No one below (no common wall beneath unit)
• Laundry & utility: Laundry closet on main level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $106k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Cap rate 15.4% 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: 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 29% FRL vs 71% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 421 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); 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 $733 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $88k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.23% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.62%
• DSCR: 2.45
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.2%
• Equity multiple: 2.30×
• Total profit: $38,689
• Equity at exit: $15,805

10-year hold

• IRR: 38.7%
• Equity multiple: 5.00×
• Total profit: $118,847
• Equity at exit: $9,165

Cash invested: $29,680 (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: 421
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$556
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$44
• HOA: −$399
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $807

Break-even live

Break-even rent $1,343

Max offer price $106,000

Occupancy floor 61%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3510 Roswell Rd NW Unit J3 Atlanta, GA	2.0	2.0	990	$1,695	$1.71	7d	1	0.04mi
3501 Roswell Rd NE Atlanta, GA	1.0–4.0	1.0–2.5	1246	$1,767	$1.42	16d	2	0.14mi
3645 Habersham Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1046	$2,213	$2.12	1d	10	0.19mi
3434 Roswell Rd NW Atlanta, GA	2.0	1.0	1050	$1,325	$1.26	1d	1	0.19mi
75 Roswell Ct NE Atlanta, GA	2.0	1.0	1020	$2,000	$1.96	18d	1	0.26mi
3558 Piedmont Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	1426	$2,188	$1.53	2d	26	0.28mi
3707 Roswell Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	750	$1,835	$2.45	2d	20	0.44mi
77 E Andrews Dr NW Atlanta, GA	1.0–2.0	1.0–2.5	1294	$3,429	$2.65	1d	8	0.46mi
3315 Roswell Rd NE Atlanta, GA	3.0	1.0–2.0	1079	$1,996	$1.85	1d	25	0.47mi
3300 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	1170	$3,769	$3.22	1d	16	0.47mi
3699 Lenox Rd NE Atlanta, GA	3.0	1.0–2.0	997	$2,562	$2.57	1d	28	0.61mi
3651 Lenox Rd NE Atlanta, GA	3.0	1.0–2.5	1282	$3,545	$2.77	1d	27	0.62mi
65 Irby Ave NW Atlanta, GA	1.0	1.0	629	$2,085	$3.31	2d	13	0.68mi
99 W Paces Ferry Rd NW Atlanta, GA	1.0–2.0	1.0–2.5	1193	$7,441	$6.24	2d	21	0.68mi
3172 Roswell Rd NW Atlanta, GA	3.0	1.0–2.0	1066	$3,283	$3.08	2d	22	0.72mi
3150 Roswell Rd NW Atlanta, GA	2.0	1.0–2.0	1003	$4,024	$4.01	1d	26	0.77mi
92 W Paces Ferry Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	1163	$3,159	$2.72	1d	16	0.78mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	2041	$5,650	$2.77	14d	3	0.79mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	2041	$5,650	$2.77	7d	3	0.79mi
3336 Peachtree Rd NE Unit 710 Atlanta, GA	1.0	1.0	936	$2,700	$2.88	5d	1	0.79mi
3334 Peachtree Rd NE #404 Atlanta, GA	1.0	1.0	793	$1,750	$2.21	24d	1	0.82mi
3314 Piedmont Rd Atlanta, GA	2.0	1.0–2.0	919	$3,403	$3.70	2d	18	0.82mi
3060 Pharr Court North NW Atlanta, GA	1.0	1.0	525	$1,645	$3.13	24d	2	0.84mi
3040 Peachtree Rd NW #1509 Atlanta, GA	1.0	1.0	800	$1,895	$2.37	24d	1	0.84mi
3040 Peachtree Rd NW #813 Atlanta, GA	1.0	1.0	761	$2,300	$3.02	24d	1	0.84mi
3040 Peachtree Rd NW #813 Atlanta, GA	1.0	1.0	761	$2,300	$3.02	2d	1	0.84mi
3040 Peachtree Rd NE Unit 610 Atlanta, GA	1.0	1.0	633	$1,599	$2.53	24d	1	0.86mi
3057 N Pharr Court NW Apt E2 Atlanta, GA	2.0	2.0	1000	$1,850	$1.85	24d	1	0.88mi
3242 Peachtree Rd NE Atlanta, GA	2.0	1.0–2.5	1128	$3,248	$2.88	2d	16	0.88mi
20 Terminus Pl NE Atlanta, GA	2.0	1.0–2.0	997	$2,720	$2.73	2d	23	0.88mi
297 E Paces Ferry Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1312	$4,442	$3.39	1d	36	0.94mi
340 E Paces Ferry Rd NE Atlanta, GA	2.0	1.0–2.0	815	$3,845	$4.71	3d	130	0.95mi
3400 Stratford Rd NE Atlanta, GA	2.0	1.0–2.0	1005	$2,270	$2.26	1d	40	0.95mi
325 E Paces Ferry Rd NE #1810 Atlanta, GA	1.0	1.0	953	$2,300	$2.41	24d	1	0.98mi
3390 Stratford Rd NE Atlanta, GA	3.0	1.0–3.0	979	$2,375	$2.42	2d	41	0.99mi
3005 Peachtree Rd NE Atlanta, GA	3.0	1.0–2.0	971	$3,192	$3.29	1d	36	1.01mi
3445 Stratford Rd NE #805 Atlanta, GA	1.0	1.0	880	$2,150	$2.44	24d	1	1.01mi
250 Pharr Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1006	$3,395	$3.37	11d	2	1.01mi
250 Pharr Rd NE #1507 Atlanta, GA	1.0	1.0	762	$2,200	$2.89	16d	1	1.01mi
2965 S Pharr Ct NW #316 Atlanta, GA	2.0	2.0	1012	$1,750	$1.73	2d	1	1.03mi

HOA detail condo

• Monthly dues: $399 · $4,788/yr
• Likely covers: watersewertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-19
   listed $106,000 Active

   Show marketing remark (858 chars)

   INVESTOR SPECIAL / FIXER UPPER OPPORTUNITY IN THE HEART OF BUCKHEAD! This 2-bedroom, 2-bath ground level condo is priced to sell and offers incredible upside potential with an after-renovation value estimated between $200K-$230K. The home needs a full renovation, making it the perfect opportunity for investors, flippers, or buyers looking to customize and build instant equity. Features include a private fenced backyard area, two dedicated parking spaces, and a hot water heater that is only 2 years old. The HOA covers water, sewer, trash, cable, community pool-adding exceptional value and convenience. Located in a highly desirable Buckhead neighborhood close to shopping, dining, parks, major highways, and everything the city has to offer. Opportunities like this, at this price point are hard to find. Don't miss one of the best deals on the market!

2. 2026-05-19
   listed $106,000 New 858-char remark

   Show marketing remark (858 chars)

   INVESTOR SPECIAL / FIXER UPPER OPPORTUNITY IN THE HEART OF BUCKHEAD! This 2-bedroom, 2-bath ground level condo is priced to sell and offers incredible upside potential with an after-renovation value estimated between $200K-$230K. The home needs a full renovation, making it the perfect opportunity for investors, flippers, or buyers looking to customize and build instant equity. Features include a private fenced backyard area, two dedicated parking spaces, and a hot water heater that is only 2 years old. The HOA covers water, sewer, trash, cable, community pool-adding exceptional value and convenience. Located in a highly desirable Buckhead neighborhood close to shopping, dining, parks, major highways, and everything the city has to offer. Opportunities like this, at this price point are hard to find. Don't miss one of the best deals on the market!

3. 2010-10-22
   historical 255-char remark

   Show marketing remark (255 chars)

   GREAT BUCKHEAD LOCATION-UPDATED LIGHT FIXTURES AND HARDWOOD FLOOR THUR-OUT-BRIGHT KITCHEN INCLUDING REFIG, MICROWAVE, WASHER/DRYER AND MORE. HUGE STORAGE AREA, AND PLENTY OF PARKING FOR THIS UNIT.-PREQUAL LET OR PROOF OF $-.APPROVED FOR HOMEPATH FINANCING

4. 2010-10-20
   soldstatus $88,000 Sold 255-char remark

   Show marketing remark (255 chars)

   GREAT BUCKHEAD LOCATION-UPDATED LIGHT FIXTURES AND HARDWOOD FLOOR THUR-OUT-BRIGHT KITCHEN INCLUDING REFIG, MICROWAVE, WASHER/DRYER AND MORE. HUGE STORAGE AREA, AND PLENTY OF PARKING FOR THIS UNIT.-PREQUAL LET OR PROOF OF $-.APPROVED FOR HOMEPATH FINANCING

5. 2010-10-08
   historical Contingent - Other 255-char remark

   Show marketing remark (255 chars)

   GREAT BUCKHEAD LOCATION-UPDATED LIGHT FIXTURES AND HARDWOOD FLOOR THUR-OUT-BRIGHT KITCHEN INCLUDING REFIG, MICROWAVE, WASHER/DRYER AND MORE. HUGE STORAGE AREA, AND PLENTY OF PARKING FOR THIS UNIT.-PREQUAL LET OR PROOF OF $-.APPROVED FOR HOMEPATH FINANCING

6. 2010-08-25
   listed $92,900 Active 255-char remark

   Show marketing remark (255 chars)

   GREAT BUCKHEAD LOCATION-UPDATED LIGHT FIXTURES AND HARDWOOD FLOOR THUR-OUT-BRIGHT KITCHEN INCLUDING REFIG, MICROWAVE, WASHER/DRYER AND MORE. HUGE STORAGE AREA, AND PLENTY OF PARKING FOR THIS UNIT.-PREQUAL LET OR PROOF OF $-.APPROVED FOR HOMEPATH FINANCING

7. 2006-03-10
   soldstatus $126,000
8. 2006-03-10
   soldstatus $126,000
9. 1998-04-30
   soldstatus $121,500
10. 1998-04-06
    soldstatus $62,000

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: +$229/yr (+$19/mo · 30.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,376
• − Mortgage interest: −$5,938
• − Property taxes: −$746
• − Insurance: −$530
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$4,788
• − Depreciation: −$3,084
• Taxable income: $8,751
• Est. tax owed @ 24.0%: −$2,100
• After-tax cash flow: $7,583/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

+71.0% since first listed

10 events — show timeline

• 2026-05-19 Listed $106,000 GAMLS
• 2026-05-19 Listed $106,000 FMLS
• 2010-10-22 Listing Removed — FMLS
• 2010-10-20 Sold (MLS) $88,000 FMLS
• 2010-10-08 Contingent — FMLS
• 2010-08-25 Listed $92,900 FMLS
• 2006-03-10 Sold (Public Records) $126,000 Public Records
• 2006-03-10 Sold (Public Records) $126,000 Public Records
• 1998-04-30 Sold (Public Records) $121,500 Public Records
• 1998-04-06 Sold (Public Records) $62,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $746 · -4.1% YoY. Source: county tax records.