20 Marietta St NW Unit 10E · Atlanta, GA 30303

$109,000

1 bd · 1.0 ba · 590 sqft · Condo public records · 72 Days on market

Built 1995 $185/sqft · 13% below area Est $126k · 13% under $416/mo HOA · 25% 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 +25.7/30.0
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• Livability +4.2/5.0
• Appreciation +3.7/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Downtown Atlanta Condo – Move-In Ready! Enjoy beautiful city views from this 1 bed, 1 bath condo located in The Metropolitan. Prime downtown location within walking distance to Georgia State University, Georgia Tech, Centennial Olympic Park, State Farm Arena, and MARTA. Walk to Mercedes-Benz Stadium, host venue for the 2026 World Cup, offering a strong location advantage near one of Atlanta’s major event venues. The building offers concierge service and secure building access, providing comfortable and convenient city living near restaurants, shopping, and major attractions. Convenient parking options available nearby within walking distance. Perfect for owner-occupants, first-time buyers, students, or anyone seeking affordable, low-maintenance living in one of Atlanta’s most walkable downtown locations. Please note: the building is not FHA approved and rental restrictions are in place.

Key facts

• Near shopping
• Near restaurants
• Concierge service

Tags

• PRIME DOWNTOWN LOCATION
• CONCIERGE SERVICE
• SECURE BUILDING ACCESS
• NEAR RESTAURANTS
• NEAR SHOPPING
• NEAR MAJOR ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+3.6%/yr); 39 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $754 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 (-2.5% appreciation + 3.6% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.55% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 5.4

CMA / ARV

• ARV (median comp): $125,867
• List price: $109,000
• Delta: -13.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.54% appreciation · 3.59% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,258
• Equity at exit: $18,487

10-year hold

• IRR: 11.5%
• Equity multiple: 1.99×
• Total profit: $30,239
• Equity at exit: $13,308

Cash invested: $30,520 (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 30303

• Home prices YoY: -2.0%
• Rents YoY: 3.6%
• Active inventory: 39
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$572
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$45
• HOA: −$416
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $260

Break-even live

Break-even rent $1,359

Max offer price $109,000

Occupancy floor 80%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Peachtree St NW Atlanta, GA	1.0–2.0	1.0–2.0	772	$1,695	$2.19	10d	1	0.06mi
32 Peachtree St NW Atlanta, GA	1.0	1.0	609	$1,488	$2.44	3d	2	0.06mi
32 Peachtree St NW #1301 Atlanta, GA	1.0	1.0	591	$1,775	$3.00	5d	1	0.07mi
50 Peachtree St NW Atlanta, GA	1.0	1.0	817	$1,422	$1.74	5d	6	0.10mi
250 Martin Luther King Junior Dr SW Atlanta, GA	3.0	1.0–3.0	989	$3,000	$3.03	1d	78	0.41mi
161 Peachtree Center Ave NE Atlanta, GA	3.0	1.0–3.5	1474	$3,029	$2.05	1d	27	0.41mi
133 Trinity Ave SW Atlanta, GA	1.0–2.0	1.0–2.0	897	$1,495	$1.67	7d	9	0.42mi
125 Ted Turner Dr SW Atlanta, GA	1.0–2.0	1.0–2.0	887	$1,723	$1.94	2d	5	0.42mi
99 Centennial Olympic Park Dr Atlanta, GA	2.0	1.0–2.0	851	$1,961	$2.30	24d	23	0.50mi
99 Centennial Olympic Park Dr Atlanta, GA	2.0	1.0–2.0	929	$1,966	$2.11	1d	15	0.50mi
161 Peachtree Center Ave NE Unit 1x1 Atlanta, GA	1.0	1.0	621	$1,601	$2.58	14d	1	0.51mi
171 Auburn Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1080	$1,295	$1.20	1d	34	0.54mi
300 Peachtree St NE Atlanta, GA	1.0	1.0	629	$1,925	$3.06	7d	2	0.55mi
300 Peachtree Rd NE Unit 1299414P Atlanta, GA	1.0–2.0	1.0–2.0	592	$2,275	$3.84	3d	2	0.55mi
300 Peachtree St NE Unit 1299363P Atlanta, GA	1.0	1.0	527	$2,680	$5.09	20d	1	0.55mi
300 Peachtree St NE Unit 1299377P Atlanta, GA	1.0	1.0	495	$2,842	$5.74	19d	1	0.55mi
305 Centennial Olympic Park Dr NW Atlanta, GA	2.0	1.0–2.0	916	$2,000	$2.18	1d	38	0.56mi
200 Edgewood Ave NE Atlanta, GA	2.0	1.0–2.0	626	$1,768	$2.83	5d	1	0.56mi
161 Mangum St SW #204 Atlanta, GA	1.0	1.0	718	$1,700	$2.37	16d	1	0.58mi
250 Piedmont Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1110	$1,523	$1.37	2d	20	0.67mi
210 Peters St SW Atlanta, GA	1.0–2.0	1.0–2.0	1033	$1,475	$1.43	2d	21	0.69mi
369 Centennial Olympic Park Dr NW Atlanta, GA	2.0	1.0–2.0	1007	$2,132	$2.12	3d	24	0.72mi
400 W Peachtree St NW #2310 Atlanta, GA	1.0	1.0	730	$2,100	$2.88	24d	1	0.74mi
210 Walker St SW #1 Atlanta, GA	1.0	1.0	650	$1,500	$2.31	4d	1	0.76mi
55 Maple St NW Atlanta, GA	1.0–3.0	1.0–2.0	862	$1,410	$1.63	4d	35	0.76mi
230 Martin Luther King Jr Dr SE Atlanta, GA	3.0	1.0–3.0	979	$2,000	$2.04	1d	21	0.77mi
89 Woodward Ave SE Atlanta, GA	1.0–3.0	1.0–2.0	1013	$989	$0.98	1d	30	0.78mi
159 Ralph McGill Blvd NE Atlanta, GA	1.0	1.0	517	$1,412	$2.73	1d	3	0.79mi
120 Ralph McGill Blvd NE #501 Atlanta, GA	1.0	1.0	560	$1,440	$2.57	11d	1	0.79mi
170 Northside Dr SW Atlanta, GA	1.0–2.0	1.0–2.0	955	$1,233	$1.29	1d	11	0.79mi
349 Decatur St SE Atlanta, GA	2.0	1.0–2.0	956	$1,904	$1.99	4d	18	0.80mi
300 Martin Luther King Jr Dr SE Atlanta, GA	—	1.0	595	$1,420	$2.39	2d	2	0.89mi
450 Piedmont Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	975	$1,430	$1.47	1d	12	0.93mi
526 Centennial Olympic Park Dr NW Atlanta, GA	1.0–3.0	1.0–2.5	970	$1,216	$1.25	2d	18	0.95mi
502 Pryor St SW #317 Atlanta, GA	1.0	1.0	750	$1,350	$1.80	24d	1	0.95mi
240 Grant St SE Atlanta, GA	2.0	1.0–2.0	801	$1,826	$2.28	2d	22	0.97mi
23 Larkin Pl SW Atlanta, GA	1.0–2.0	1.0–2.0	1011	$1,300	$1.29	1d	14	0.97mi
400 Central Park Pl NE Atlanta, GA	3.0	1.0–2.0	1013	$1,866	$1.84	1d	19	1.00mi
396 Rawson St SW Unit 12 Atlanta, GA	2.0	1.0	675	$2,100	$3.11	3d	1	1.01mi
109 Vine St SW Unit A Atlanta, GA	2.0	1.0	750	$1,150	$1.53	7d	1	1.01mi

HOA detail condo

• Monthly dues: $416 · $4,992/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $109,000 Active 72 DOM
2. 2026-06-17
   days on market $109,000 Active 71 DOM
3. 2026-06-16
   days on market $109,000 Active 70 DOM
4. 2026-06-15
   days on market $109,000 Active 69 DOM
5. 2026-06-13
   days on market $109,000 Active 67 DOM
6. 2026-06-13
   days on market $109,000 Active 66 DOM
7. 2026-06-09
   days on market $109,000 Active 63 DOM
8. 2026-06-08
   days on market $109,000 Active 62 DOM
9. 2026-06-07
   days on market $109,000 Active 61 DOM
10. 2026-06-04
    days on market $109,000 Active 58 DOM
11. 2026-06-03
    days on market $109,000 Active 57 DOM
12. 2026-06-02
    days on market $109,000 Active 56 DOM
13. 2026-06-01
    days on market $109,000 Active 55 DOM
14. 2026-05-31
    days on market $109,000 Active 54 DOM
15. 2026-05-07
    price $109,000 917-char remark

    Show marketing remark (917 chars)

    Downtown Atlanta Condo – Move-In Ready! Enjoy beautiful city views from this 1 bed, 1 bath condo located in The Metropolitan. Prime downtown location within walking distance to Georgia State University, Georgia Tech, Centennial Olympic Park, State Farm Arena, and MARTA. Walk to Mercedes-Benz Stadium, host venue for the 2026 World Cup, offering a strong location advantage near one of Atlanta’s major event venues. The building offers concierge service and secure building access, providing comfortable and convenient city living near restaurants, shopping, and major attractions. Convenient parking options available nearby within walking distance. Perfect for owner-occupants, first-time buyers, students, or anyone seeking affordable, low-maintenance living in one of Atlanta’s most walkable downtown locations. Please note: the building is not FHA approved and rental restrictions are in place.

16. 2026-03-31
    listed $118,000 Active 917-char remark

    Show marketing remark (917 chars)

    Downtown Atlanta Condo – Move-In Ready! Enjoy beautiful city views from this 1 bed, 1 bath condo located in The Metropolitan. Prime downtown location within walking distance to Georgia State University, Georgia Tech, Centennial Olympic Park, State Farm Arena, and MARTA. Walk to Mercedes-Benz Stadium, host venue for the 2026 World Cup, offering a strong location advantage near one of Atlanta’s major event venues. The building offers concierge service and secure building access, providing comfortable and convenient city living near restaurants, shopping, and major attractions. Convenient parking options available nearby within walking distance. Perfect for owner-occupants, first-time buyers, students, or anyone seeking affordable, low-maintenance living in one of Atlanta’s most walkable downtown locations. Please note: the building is not FHA approved and rental restrictions are in place.

17. 2017-05-25
    soldstatus $101,000

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$517/yr (+$43/mo · 106.5%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $20,263
• − Mortgage interest: −$6,106
• − Property taxes: −$486
• − Insurance: −$545
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − HOA: −$4,992
• − Depreciation: −$3,171
• Taxable income: $1,721
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,712/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): 6,797
• Rent vs Own: 82.0% rent · 18.0% own
• Severe rent burden: 603.0

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: Black 52% White 29% Asian 9% Hispanic / Latino 8% Two or more races 5%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 1%
• Foreign-born: 9% · Canada, China, Guatemala
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 4% Other Asian/Pacific 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: ▼ -2.54%
• Current HPI: 125.7242
• Rent YoY: ▲ 3.59%
• 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

+7.9% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $109,000 FMLS
• 2026-03-31 Listed $118,000 FMLS
• 2017-05-25 Sold (Public Records) $101,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $486 · -4.3% YoY. Source: county tax records.