265 Peyton Pl SW · Atlanta, GA 30311

$119,999

2 bd · 1.5 ba · 1,008 sqft · Condo public records · 256 Days on market

Built 1976 $119/sqft · at area comps Est $115k · at est. $199/mo HOA · 13% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.3/30.0
• 1% rule +7.7/10.0
• DSCR +6.4/10.0
• ARV discount +5.4/15.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful totally renovated townhouse in super convenient location. Spacious living room with an open concept. Gorgeous kitchen with all new appliances, white cabinets, tile backsplash. New laminate flooring on the first floor. The second floor has a large primary bedroom and good-sized secondary bedroom. Main bathroom has beautiful tile surrounding the tub. All new fixtures and window treatments throughout the home. Perfect for a first-time home buyer or investor. Close proximity to downtown Atlanta and Atlanta Hartsfield Airport.

Key facts

• Open concept
• White cabinets
• New appliances

Tags

• TOTALLY RENOVATED TOWNHOUSE
• OPEN CONCEPT
• NEW APPLIANCES
• WHITE CABINETS
• TILE BACKSPLASH
• NEW LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 soft (-0.2%/yr); 245 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 256 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $120k implies a 52% gain — meaningful room to come down on a strong offer.

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 $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 6.6

CMA / ARV

• ARV (median comp): $114,575
• List price: $119,999
• Delta: 4.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-13,992
• Equity at exit: $17,892

10-year hold

• IRR: -9.4%
• Equity multiple: 0.52×
• Total profit: $-16,237
• Equity at exit: $10,375

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 245
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$629
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$50
• HOA: −$199
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $153

Break-even live

Break-even rent $1,331

Max offer price $119,999

Occupancy floor 85%

Sensitivity live

Price	-10% $221	-5% $187	+0% $153	+5% $119	+10% $85
Rent	-10% $33	-5% $93	+0% $153	+5% $214	+10% $274
Rate	-1.0pp $214	-0.5pp $184	base $153	+0.5pp $122	+1.0pp $91

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	25d	1	0.02mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	5d	1	0.02mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,574	$1.51	2d	26	0.17mi
460 Peyton Rd SW Unit B Atlanta, GA	2.0	2.0	1500	$2,000	$1.33	25d	1	0.55mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	0.56mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,356	$1.21	2d	19	0.60mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	16d	1	0.62mi
2506 Godfrey Dr NW Atlanta, GA	1.0	1.0	1344	$650	$0.48	25d	1	0.71mi
3136 Martin Luther King Jr Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	800	$1,250	$1.56	20d	5	0.72mi
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	25d	1	0.80mi
2557 Hightower Ct NW Atlanta, GA	1.0	1.0	1000	$650	$0.65	25d	1	0.84mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	25d	1	0.91mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	14d	1	0.92mi
2227 Telhurst St SW Atlanta, GA	2.0	2.0	928	$1,395	$1.50	4d	1	0.92mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	25d	1	0.94mi
3230 Cushman Cir SW Atlanta, GA	2.0	1.0	1143	$1,200	$1.05	8d	1	0.95mi
324 Brooks Ave SW Unit A Atlanta, GA	2.0	1.0	1176	$1,000	$0.85	25d	1	1.10mi
324 Brooks Ave SW Unit B Atlanta, GA	2.0	1.0	1176	$1,050	$0.89	25d	1	1.10mi
364 Brooks Ave SW Atlanta, GA	3.0	2.0	1134	$1,495	$1.32	8d	1	1.12mi
294 Brownlee Rd SW Atlanta, GA	2.0	1.5	950	$1,050	$1.11	17d	2	1.13mi
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	25d	1	1.17mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	25d	1	1.22mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	25d	1	1.22mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	25d	1	1.25mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	25d	1	1.31mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	18d	1	1.36mi
3440 Boulder Park Dr SW Atlanta, GA	2.0	1.0	800	$1,050	$1.31	11d	3	1.37mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	25d	1	1.41mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	25d	1	1.42mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	25d	1	1.44mi
2225 Beecher Cir SW Atlanta, GA	1.0	1.5	800	$795	$0.99	12d	1	1.44mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	8d	1	1.44mi
2135 Bollingbrook Dr SW Atlanta, GA	1.0	1.0	1200	$500	$0.42	25d	1	1.48mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	25d	1	1.50mi

HOA detail condo

• Monthly dues: $199 · $2,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $119,999 Active 256 DOM
2. 2026-06-17
   days on market $119,999 Active 255 DOM
3. 2026-06-16
   days on market $119,999 Active 254 DOM
4. 2026-06-15
   days on market $119,999 Active 253 DOM
5. 2026-06-13
   days on market $119,999 Active 251 DOM
6. 2026-06-13
   days on market $119,999 Active 250 DOM
7. 2026-06-09
   days on market $119,999 Active 247 DOM
8. 2026-06-08
   days on market $119,999 Active 246 DOM
9. 2026-06-07
   days on market $119,999 Active 245 DOM
10. 2026-06-04
    days on market $119,999 Active 242 DOM
11. 2026-06-03
    days on market $119,999 Active 241 DOM
12. 2026-06-02
    days on market $119,999 Active 240 DOM
13. 2026-06-01
    days on market $119,999 Active 239 DOM
14. 2026-05-31
    days on market $119,999 Active 238 DOM
15. 2025-12-01
    price $119,999 537-char remark

    Show marketing remark (537 chars)

    Beautiful totally renovated townhouse in super convenient location. Spacious living room with an open concept. Gorgeous kitchen with all new appliances, white cabinets, tile backsplash. New laminate flooring on the first floor. The second floor has a large primary bedroom and good-sized secondary bedroom. Main bathroom has beautiful tile surrounding the tub. All new fixtures and window treatments throughout the home. Perfect for a first-time home buyer or investor. Close proximity to downtown Atlanta and Atlanta Hartsfield Airport.

16. 2025-12-01
    price $119,999 537-char remark

    Show marketing remark (537 chars)

    Beautiful totally renovated townhouse in super convenient location. Spacious living room with an open concept. Gorgeous kitchen with all new appliances, white cabinets, tile backsplash. New laminate flooring on the first floor. The second floor has a large primary bedroom and good-sized secondary bedroom. Main bathroom has beautiful tile surrounding the tub. All new fixtures and window treatments throughout the home. Perfect for a first-time home buyer or investor. Close proximity to downtown Atlanta and Atlanta Hartsfield Airport.

17. 2025-11-03
    price $124,999 537-char remark

    Show marketing remark (537 chars)

    Beautiful totally renovated townhouse in super convenient location. Spacious living room with an open concept. Gorgeous kitchen with all new appliances, white cabinets, tile backsplash. New laminate flooring on the first floor. The second floor has a large primary bedroom and good-sized secondary bedroom. Main bathroom has beautiful tile surrounding the tub. All new fixtures and window treatments throughout the home. Perfect for a first-time home buyer or investor. Close proximity to downtown Atlanta and Atlanta Hartsfield Airport.

18. 2025-11-03
    price $124,999 537-char remark

    Show marketing remark (537 chars)

    Beautiful totally renovated townhouse in super convenient location. Spacious living room with an open concept. Gorgeous kitchen with all new appliances, white cabinets, tile backsplash. New laminate flooring on the first floor. The second floor has a large primary bedroom and good-sized secondary bedroom. Main bathroom has beautiful tile surrounding the tub. All new fixtures and window treatments throughout the home. Perfect for a first-time home buyer or investor. Close proximity to downtown Atlanta and Atlanta Hartsfield Airport.

19. 2025-10-04
    listed $129,999 New 537-char remark

    Show marketing remark (537 chars)

    Beautiful totally renovated townhouse in super convenient location. Spacious living room with an open concept. Gorgeous kitchen with all new appliances, white cabinets, tile backsplash. New laminate flooring on the first floor. The second floor has a large primary bedroom and good-sized secondary bedroom. Main bathroom has beautiful tile surrounding the tub. All new fixtures and window treatments throughout the home. Perfect for a first-time home buyer or investor. Close proximity to downtown Atlanta and Atlanta Hartsfield Airport.

20. 2025-10-04
    listed $129,999 Active 537-char remark

    Show marketing remark (537 chars)

    Beautiful totally renovated townhouse in super convenient location. Spacious living room with an open concept. Gorgeous kitchen with all new appliances, white cabinets, tile backsplash. New laminate flooring on the first floor. The second floor has a large primary bedroom and good-sized secondary bedroom. Main bathroom has beautiful tile surrounding the tub. All new fixtures and window treatments throughout the home. Perfect for a first-time home buyer or investor. Close proximity to downtown Atlanta and Atlanta Hartsfield Airport.

21. 2023-09-27
    soldstatus $79,000
22. 2023-09-23
    price $79,000
23. 2023-09-22
    soldstatus $79,000 Closed
24. 2023-09-22
    soldstatus $79,000 Sold
25. 2023-09-12
    status Under Contract
26. 2023-09-12
    status Pending
27. 2023-08-18
    listed $110,000 Active
28. 2023-08-18
    listed $110,000 New
29. 2014-01-01
    historical
30. 2013-09-09
    listed $24,500 New
31. 2013-09-01
    historical
32. 2013-08-01
    price $24,900 Reduced
33. 2013-07-12
    price $27,900 Reduced
34. 2013-06-22
    price $29,900 Reduced
35. 2013-05-25
    price $34,900 Reduced
36. 2013-05-01
    price $36,900 Reduced
37. 2013-03-29
    listed $39,950 New
38. 2012-12-24
    historical
39. 2012-12-10
    price $28,800
40. 2012-11-08
    price $28,900
41. 2012-10-31
    listed $29,900 New
42. 1982-11-24
    soldstatus $23,000
43. 1978-09-01
    soldstatus $14,900

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,080 · $173/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,302
• − Mortgage interest: −$6,722
• − Property taxes: −$2,080
• − Insurance: −$600
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − HOA: −$2,388
• − Depreciation: −$3,491
• Taxable income: $93
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $1,817/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

+705.4% since first listed

29 events — show timeline

• 2025-12-01 Price Changed $119,999 GAMLS
• 2025-12-01 Price Changed $119,999 FMLS
• 2025-11-03 Price Changed $124,999 FMLS
• 2025-11-03 Price Changed $124,999 GAMLS
• 2025-10-04 Listed $129,999 FMLS
• 2025-10-04 Listed $129,999 GAMLS
• 2023-09-27 Sold (Public Records) $79,000 Public Records
• 2023-09-23 Price Changed $79,000 FMLS
• 2023-09-22 Sold (MLS) $79,000 GAMLS
• 2023-09-22 Sold (MLS) $79,000 FMLS
• 2023-09-12 Pending — GAMLS
• 2023-09-12 Pending — FMLS
• 2023-08-18 Listed $110,000 GAMLS
• 2023-08-18 Listed $110,000 FMLS
• 2014-01-01 Listing Removed — GAMLS
• 2013-09-09 Listed $24,500 GAMLS
• 2013-09-01 Listing Removed — GAMLS
• 2013-08-01 Price Changed $24,900 GAMLS
• 2013-07-12 Price Changed $27,900 GAMLS
• 2013-06-22 Price Changed $29,900 GAMLS
• 2013-05-25 Price Changed $34,900 GAMLS
• 2013-05-01 Price Changed $36,900 GAMLS
• 2013-03-29 Listed $39,950 GAMLS
• 2012-12-24 Listing Removed — GAMLS
• 2012-12-10 Price Changed $28,800 GAMLS
• 2012-11-08 Price Changed $28,900 GAMLS
• 2012-10-31 Listed $29,900 GAMLS
• 1982-11-24 Sold (Public Records) $23,000 Public Records
• 1978-09-01 Sold (Public Records) $14,900 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,080 · +60.8% YoY. Source: county tax records.