860 Peachtree St NE #104 · Atlanta, GA 30308

$260,000

1 bd · 1.0 ba · 566 sqft · Condo public records · 133 Days on market

Built 2005 $459/sqft · 11% below area Est $291k · 11% under $83/mo HOA · 4% 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 +12.3/15.0
• Cash flow +10.6/30.0
• Livability +4.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience vibrant city living in this stylish condo located in the heart of Midtown Atlanta! Perfectly positioned near Piedmont Park, premier shopping, dinning and entertainment, this modern residence offers the ultimate in convenience and walkability. Step inside to find an open concept layout with abundant natural light, sleek finishes, and a thoughtfully designed floor plan that maximizes space and comfort. The building features secure access, fitness center, and community amenities.

Key facts

• Fitness center
• Community amenities
• Piedmont park

Tags

• PIEDMONT PARK
• OPEN CONCEPT LAYOUT
• SECURE ACCESS
• FITNESS CENTER
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (21.1% below list).
• Recommended offer: $205k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Springdale Park Elementary School (math 72% / reading 75%, grade A, #37 of 1,228 statewide, top 3%, 742 students, 11% FRL); David T Howard Middle School (math 58% / reading 63%, grade B+, #39 of 470 statewide, top 8%, 1,119 students, 19% FRL); Midtown High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,602 students, 19% FRL) — zoned schools average 16% FRL vs 71% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Atlanta Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.1%/yr); 319 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $8k 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 133 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $260k implies a 108% gain — meaningful room to come down on a strong offer.

Recommended offer $205,033 (21.1% 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 133 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 10.6

CMA / ARV

• ARV (median comp): $290,826
• List price: $260,000
• Delta: -10.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.26×
• Total profit: $-54,182
• Equity at exit: $38,767

10-year hold

• IRR: -20.9%
• Equity multiple: -0.00×
• Total profit: $-72,835
• Equity at exit: $22,480

Cash invested: $72,800 (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 30308

• Rents YoY: 1.1%
• Active inventory: 319
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$108
• HOA: −$83
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-129

Break-even live

Break-even rent $2,214

Max offer price $237,130

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-56	+0% $-129	+5% $-203	+10% $-277
Rent	-10% $-291	-5% $-210	+0% $-129	+5% $-48	+10% $33
Rate	-1.0pp $1	-0.5pp $-63	base $-129	+0.5pp $-197	+1.0pp $-265

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
860 Peachtree St NE Atlanta, GA	1.0	1.0	744	$2,050	$2.76	20d	1	0.01mi
878 Peachtree St NE #415 Atlanta, GA	1.0	1.0	603	$1,750	$2.90	26d	1	0.07mi
855 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	818	$1,790	$2.19	0d	22	0.09mi
811 Peachtree St NE Atlanta, GA	3.0	1.0–3.0	855	$2,345	$2.74	0d	113	0.09mi
888 Juniper St NE Atlanta, GA	1.0–3.0	1.0–3.0	1439	$2,073	$1.44	0d	24	0.10mi
800 Peachtree St NE Atlanta, GA	1.0–2.0	1.0–2.0	903	$1,700	$1.88	5d	2	0.10mi
100 6th St NE Atlanta, GA	3.0	1.0–3.0	997	$2,110	$2.12	0d	23	0.10mi
95 8th St NW Atlanta, GA	3.0	1.0–2.0	1011	$2,724	$2.69	0d	37	0.10mi
903 Peachtree St NE Atlanta, GA	3.0	1.0–2.5	945	$2,250	$2.38	0d	53	0.12mi
923 Peachtree St NE Atlanta, GA	1.0	1.0	732	$2,350	$3.21	17d	2	0.15mi
923 Peachtree St NE Atlanta, GA	1.0	1.0	732	$2,672	$3.65	9d	2	0.15mi
782 Peachtree St NE Atlanta, GA	1.0–2.0	1.0–2.5	1196	$2,011	$1.68	0d	15	0.15mi
915 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1262	$4,122	$3.27	0d	22	0.15mi
811 Juniper St NE Atlanta, GA	1.0–2.0	1.0–2.0	903	$1,695	$1.88	0d	11	0.16mi
830 Piedmont Ave NE Unit 1461658P Atlanta, GA	1.0	1.0	721	$3,612	$5.01	7d	1	0.20mi
955 Juniper St NE #3228 Atlanta, GA	1.0	1.0	715	$1,750	$2.45	18d	1	0.25mi
940 Piedmont Ave NE Atlanta, GA	1.0	1.0	596	$1,500	$2.51	24d	1	0.27mi
164 4th St NE Unit 9 Atlanta, GA	2.0	1.0	650	$2,200	$3.38	5d	1	0.27mi
691 Juniper St NE Atlanta, GA	1.0	1.0	709	$2,110	$2.98	6d	1	0.34mi
1010 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	865	$2,594	$3.00	0d	27	0.34mi
33 11th St NE Atlanta, GA	2.0	1.0–2.0	1148	$3,755	$3.27	0d	28	0.35mi
1018 W Peachtree St NW Atlanta, GA	3.0	1.0–3.0	1156	$3,444	$2.98	0d	40	0.36mi
705 Piedmont Ave NE Unit 35 Atlanta, GA	1.0	1.0	750	$1,250	$1.67	16d	1	0.36mi
705 Piedmont Ave NE Unit 35 Atlanta, GA	1.0	1.0	750	$1,250	$1.67	20d	1	0.36mi
1000 Spring St NW Atlanta, GA	3.0	1.0–3.0	1001	$3,561	$3.56	0d	15	0.37mi
265 9th St NE Atlanta, GA	1.0	1.0	750	$1,545	$2.06	26d	1	0.40mi
1020 Piedmont Ave NE Atlanta, GA	3.0	1.0–2.0	1005	$2,614	$2.60	0d	23	0.40mi
1074 Peachtree Walk NE Unit B222 Atlanta, GA	1.0	1.0	730	$1,900	$2.60	20d	1	0.41mi
1074 Peachtree Walk NE Unit B222 Atlanta, GA	1.0	1.0	730	$1,850	$2.53	9d	1	0.41mi
834 Argonne Ave NE Atlanta, GA	1.0	1.0	500	$1,445	$2.89	26d	1	0.41mi
77 12th St NE Atlanta, GA	2.0	1.0–2.0	941	$2,623	$2.79	0d	18	0.44mi
250 10th St NE Atlanta, GA	2.0	1.0–2.0	892	$2,300	$2.58	0d	15	0.44mi
131 Ponce de Leon Ave NE Atlanta, GA	4.0	1.0–4.0	1411	$2,089	$1.48	0d	17	0.44mi
286 9th St NE Unit 286-03 Atlanta, GA	1.0	1.0	750	$1,650	$2.20	14d	1	0.45mi
286 9th St NE Unit 286-01 Atlanta, GA	1.0	1.0	750	$1,525	$2.03	26d	1	0.45mi
1081 Juniper St NE Atlanta, GA	3.0	1.0–3.5	1375	$7,323	$5.33	0d	104	0.46mi
1045 Piedmont Ave NE Atlanta, GA	1.0	1.0	698	$1,995	$2.86	5d	3	0.47mi
711 Argonne Ave NE Unit 5 Atlanta, GA	1.0	1.0	550	$1,075	$1.95	0d	1	0.52mi
711 Argonne Ave NE Unit 5 Atlanta, GA	1.0	1.0	550	$1,075	$1.95	9d	1	0.52mi
208 12th St NE Unit 102 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	26d	1	0.52mi

HOA detail condo

• Monthly dues: $83 · $996/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $260,000 Active 133 DOM
2. 2026-06-18
   days on market $260,000 Active 130 DOM
3. 2026-06-17
   days on market $260,000 Active 129 DOM
4. 2026-06-16
   days on market $260,000 Active 128 DOM
5. 2026-06-15
   days on market $260,000 Active 127 DOM
6. 2026-06-13
   days on market $260,000 Active 125 DOM
7. 2026-06-13
   days on market $260,000 Active 124 DOM
8. 2026-06-09
   days on market $260,000 Active 121 DOM
9. 2026-06-08
   days on market $260,000 Active 120 DOM
10. 2026-06-07
    days on market $260,000 Active 119 DOM
11. 2026-06-04
    days on market $260,000 Active 116 DOM
12. 2026-06-03
    days on market $260,000 Active 115 DOM
13. 2026-06-02
    days on market $260,000 Active 114 DOM
14. 2026-06-01
    days on market $260,000 Active 113 DOM
15. 2026-05-31
    days on market $260,000 Active 112 DOM
16. 2026-05-04
    price $260,000 494-char remark

    Show marketing remark (494 chars)

    Experience vibrant city living in this stylish condo located in the heart of Midtown Atlanta! Perfectly positioned near Piedmont Park, premier shopping, dinning and entertainment, this modern residence offers the ultimate in convenience and walkability. Step inside to find an open concept layout with abundant natural light, sleek finishes, and a thoughtfully designed floor plan that maximizes space and comfort. The building features secure access, fitness center, and community amenities.

17. 2026-04-16
    price $260,000 494-char remark

    Show marketing remark (494 chars)

    Experience vibrant city living in this stylish condo located in the heart of Midtown Atlanta! Perfectly positioned near Piedmont Park, premier shopping, dinning, and entertainment, this modern residence offers the ultimate in convenience and walkability. Step inside to find an open-concept layout with abundant natural light, sleek finishes, and a thoughtfully designed floor plan that maximizes space and comfort. The building features secure access, fitness center, and community amenities.

18. 2026-02-07
    listed $275,000 Active 494-char remark

    Show marketing remark (494 chars)

    Experience vibrant city living in this stylish condo located in the heart of Midtown Atlanta! Perfectly positioned near Piedmont Park, premier shopping, dinning and entertainment, this modern residence offers the ultimate in convenience and walkability. Step inside to find an open concept layout with abundant natural light, sleek finishes, and a thoughtfully designed floor plan that maximizes space and comfort. The building features secure access, fitness center, and community amenities.

19. 2026-02-06
    price $275,000 494-char remark

    Show marketing remark (494 chars)

    Experience vibrant city living in this stylish condo located in the heart of Midtown Atlanta! Perfectly positioned near Piedmont Park, premier shopping, dinning, and entertainment, this modern residence offers the ultimate in convenience and walkability. Step inside to find an open-concept layout with abundant natural light, sleek finishes, and a thoughtfully designed floor plan that maximizes space and comfort. The building features secure access, fitness center, and community amenities.

20. 2025-10-22
    listed $285,000 New 494-char remark

    Show marketing remark (494 chars)

    Experience vibrant city living in this stylish condo located in the heart of Midtown Atlanta! Perfectly positioned near Piedmont Park, premier shopping, dinning, and entertainment, this modern residence offers the ultimate in convenience and walkability. Step inside to find an open-concept layout with abundant natural light, sleek finishes, and a thoughtfully designed floor plan that maximizes space and comfort. The building features secure access, fitness center, and community amenities.

21. 2008-01-04
    soldstatus $125,000
22. 2007-07-06
    listed $125,000

ⓘ 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: $2,333 · $194/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$59/yr (+$5/mo · 2.5%)

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

Taxation est. · year 1

• Rental income: $24,604
• − Mortgage interest: −$14,564
• − Property taxes: −$2,333
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − HOA: −$996
• − Depreciation: −$7,564
• Taxable loss: −$6,089
• Est. tax savings @ 24.0%: +$1,461
• After-tax cash flow: $-92/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): 23,181
• Household income: $85,693
• Rent vs Own: 64.8% rent · 35.2% own
• Severe rent burden: 2306.0

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 0.64)
• Race & ethnicity: White 53% Black 26% Two or more races 10% Hispanic / Latino 7% Asian 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 6% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -293.30%
• Current HPI: 159.9963
• Rent YoY: ▲ 1.12%
• 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

+108.0% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $260,000 FMLS
• 2026-04-16 Price Changed $260,000 GAMLS
• 2026-02-07 Listed $275,000 FMLS
• 2026-02-06 Price Changed $275,000 GAMLS
• 2025-10-22 Listed $285,000 GAMLS
• 2008-01-04 Sold (MLS) $125,000 FMLS
• 2007-07-06 Listed $125,000 FMLS

Property tax history

-1.6%/yr

Latest (2025): $2,333 · +5.7% YoY. Source: county tax records.