3334 Peachtree Rd NE #1405 · Atlanta, GA 30326

$229,900

1 bd · 1.0 ba · 793 sqft · Condo public records · 72 Days on market

Built 1997 $290/sqft · 14% below area Est $266k · 14% under $443/mo HOA · 21% 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 +13.6/15.0
• Cash flow +6.1/30.0
• Appreciation +4.8/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Beautiful, move-in-ready condo in the heart of Buckhead, offering true in-town living. This unit features hardwood floors throughout and a well-appointed kitchen with granite countertops, stainless steel appliances, and tile flooring. The open layout provides comfortable living and great natural light, perfect for both everyday living and entertaining. Enjoy full-service living with a 24/7 concierge and on-site property management. The building offers an impressive list of amenities, including a library and conference room, an outdoor kitchen, a fitness center with saunas, a squash court, a theater room, a billiard room, and two guest suites. The rooftop pool is a standout feature, offering stunning views of Buckhead and Downtown, and is connected to a spacious events room. Located in the heart of the Buckhead shopping district, you are just moments from Lenox Square and Phipps Plaza, and have direct access to MARTA right behind the building, making commuting and city access incredibly convenient.

Key facts

• Open layout
• Tile flooring
• Granite countertops

Tags

• HARDWOOD FLOORS
• WELL-APPOINTED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILE FLOORING
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (9.4% below list).
• Recommended offer: $155k (32.7% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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: 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: Sara Rawson Smith Elementary School (math 57% / reading 59%, grade C+, #143 of 1,228 statewide, top 12%, 865 students, 26% FRL); 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 28% FRL vs 71% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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

• In year one you build about $807 of equity ($2k loan paydown + $-782 appreciation (-0.3% local appreciation)).
• 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 72 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $154,674 (32.7% 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 72 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.91% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.94%
• DSCR: 0.65
• GRM: 9.2

CMA / ARV

• ARV (median comp): $265,830
• List price: $229,900
• Delta: -13.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.34% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.47×
• Total profit: $-33,830
• Equity at exit: $62,872

10-year hold

• IRR: -3.3%
• Equity multiple: 0.65×
• Total profit: $-22,800
• Equity at exit: $72,541

Cash invested: $64,372 (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 30326

• Home prices YoY: -0.3%
• Rents YoY: 4.6%
• Active inventory: 146
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$326 /mo · $3,914/yr
• Insurance: −$96
• HOA: −$443
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-426

Break-even live

Break-even rent $2,621

Max offer price $154,674

Occupancy floor —

Sensitivity live

Price	-10% $-296	-5% $-361	+0% $-426	+5% $-491	+10% $-556
Rent	-10% $-590	-5% $-508	+0% $-426	+5% $-344	+10% $-261
Rate	-1.0pp $-310	-0.5pp $-367	base $-426	+0.5pp $-485	+1.0pp $-546

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3334 Peachtree Rd NE #404 Atlanta, GA	1.0	1.0	793	$1,750	$2.21	26d	1	0.01mi
3336 Peachtree Rd NE Unit 710 Atlanta, GA	1.0	1.0	936	$2,700	$2.88	7d	1	0.03mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	2041	$2,800	$1.37	17d	3	0.04mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	2041	$2,800	$1.37	9d	3	0.04mi
3390 Stratford Rd NE Atlanta, GA	3.0	1.0–3.0	979	$1,890	$1.93	1d	45	0.18mi
3400 Stratford Rd NE Atlanta, GA	2.0	1.0–2.0	1005	$1,865	$1.86	0d	35	0.18mi
3699 Lenox Rd NE Atlanta, GA	3.0	1.0–2.0	997	$2,024	$2.03	1d	27	0.20mi
20 Terminus Pl NE Atlanta, GA	2.0	1.0–2.0	997	$2,032	$2.04	0d	23	0.22mi
3651 Lenox Rd NE Atlanta, GA	3.0	1.0–2.5	1282	$2,505	$1.95	0d	30	0.22mi
3372 Peachtree Rd NE Atlanta, GA	3.0	1.0–2.5	1147	$2,693	$2.35	1d	23	0.22mi
3445 Stratford Rd NE #805 Atlanta, GA	1.0	1.0	880	$2,150	$2.44	26d	1	0.24mi
3314 Piedmont Rd Atlanta, GA	2.0	1.0–2.0	912	$2,663	$2.92	0d	16	0.26mi
3380 Peachtree Rd NE Atlanta, GA	3.0	1.0–3.0	1051	$2,152	$2.05	0d	32	0.29mi
3382 Peachtree Rd NE Unit S06 Atlanta, GA	2.0	2.0	1060	$4,250	$4.01	26d	1	0.30mi
3242 Peachtree Rd NE Atlanta, GA	2.0	1.0–2.5	1128	$2,865	$2.54	4d	16	0.37mi
600 Phipps Blvd NE Atlanta, GA	3.0	1.0–3.0	1069	$1,745	$1.63	0d	60	0.43mi
700 Phipps Blvd NE Atlanta, GA	1.0–2.0	1.0–2.5	1202	$1,549	$1.29	0d	11	0.49mi
3558 Piedmont Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	1426	$1,492	$1.05	1d	26	0.54mi
3315 Roswell Rd NE Atlanta, GA	3.0	1.0–2.0	1079	$1,658	$1.54	0d	23	0.58mi
75 Roswell Ct NE Atlanta, GA	2.0	1.0	1020	$1,895	$1.86	1d	1	0.60mi
3097 Maple Dr NE Atlanta, GA	2.0	1.0–2.0	890	$1,839	$2.07	0d	18	0.64mi
3475 Oak Valley Rd NE Atlanta, GA	1.0–2.0	1.0–2.5	1201	$2,100	$1.75	26d	2	0.67mi
3501 Roswell Rd NE Atlanta, GA	1.0–4.0	1.0–2.5	1246	$1,400	$1.12	18d	2	0.68mi
530 E Paces Ferry Rd NE Atlanta, GA	3.0	1.0–2.5	1193	$2,305	$1.93	0d	28	0.69mi
3645 Habersham Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1046	$1,809	$1.73	0d	12	0.70mi
3434 Roswell Rd NW Atlanta, GA	2.0	1.0	1050	$1,325	$1.26	1d	2	0.70mi
3172 Roswell Rd NW Atlanta, GA	3.0	1.0–2.0	1066	$2,487	$2.33	0d	24	0.71mi
77 E Andrews Dr NW Atlanta, GA	1.0–2.0	1.0–2.5	1294	$1,829	$1.41	0d	11	0.71mi
340 E Paces Ferry Rd NE Atlanta, GA	2.0	1.0–2.0	815	$2,797	$3.43	1d	129	0.73mi
3460 Kingsboro Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1245	$1,418	$1.14	0d	24	0.73mi
3707 Roswell Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	750	$1,387	$1.85	0d	17	0.74mi
3300 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	1170	$1,999	$1.71	0d	14	0.74mi
3150 Roswell Rd NW Atlanta, GA	2.0	1.0–2.0	1033	$3,047	$2.95	0d	23	0.75mi
3443 Kingsboro Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1266	$1,595	$1.26	1d	11	0.75mi
3480 Lakeside Dr NE Atlanta, GA	2.0	1.0–2.0	901	$2,179	$2.42	0d	15	0.78mi
3478 Lakeside Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1184	$1,711	$1.44	0d	19	0.78mi
3200 Lenox Rd NE Atlanta, GA	3.0	1.0–2.0	1047	$1,418	$1.35	0d	32	0.79mi
65 Irby Ave NW Atlanta, GA	1.0	1.0	629	$2,085	$3.31	4d	13	0.79mi
325 E Paces Ferry Rd NE #1810 Atlanta, GA	1.0	1.0	953	$2,300	$2.41	26d	1	0.79mi
400 Pharr Rd NE Atlanta, GA	2.0	1.0–2.0	906	$1,918	$2.12	0d	16	0.83mi

HOA detail condo

• Monthly dues: $443 · $5,316/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $229,900 Active 72 DOM
2. 2026-06-18
   days on market $229,900 Active 69 DOM
3. 2026-06-17
   days on market $229,900 Active 68 DOM
4. 2026-06-16
   days on market $229,900 Active 67 DOM
5. 2026-06-15
   days on market $229,900 Active 66 DOM
6. 2026-06-13
   days on market $229,900 Active 64 DOM
7. 2026-06-13
   days on market $229,900 Active 63 DOM
8. 2026-06-09
   days on market $229,900 Active 60 DOM
9. 2026-06-08
   days on market $229,900 Active 59 DOM
10. 2026-06-07
    days on market $229,900 Active 58 DOM
11. 2026-06-04
    days on market $229,900 Active 55 DOM
12. 2026-06-03
    days on market $229,900 Active 54 DOM
13. 2026-06-02
    days on market $229,900 Active 53 DOM
14. 2026-06-01
    days on market $229,900 Active 52 DOM
15. 2026-05-31
    days on market $229,900 Active 51 DOM
16. 2026-04-10
    listed $239,900 New 1014-char remark

    Show marketing remark (1014 chars)

    Beautiful, move-in-ready condo in the heart of Buckhead, offering true in-town living. This unit features hardwood floors throughout and a well-appointed kitchen with granite countertops, stainless steel appliances, and tile flooring. The open layout provides comfortable living and great natural light, perfect for both everyday living and entertaining. Enjoy full-service living with a 24/7 concierge and on-site property management. The building offers an impressive list of amenities, including a library and conference room, an outdoor kitchen, a fitness center with saunas, a squash court, a theater room, a billiard room, and two guest suites. The rooftop pool is a standout feature, offering stunning views of Buckhead and Downtown, and is connected to a spacious events room. Located in the heart of the Buckhead shopping district, you are just moments from Lenox Square and Phipps Plaza, and have direct access to MARTA right behind the building, making commuting and city access incredibly convenient.

17. 2026-04-10
    listed $239,900 Active 1014-char remark

    Show marketing remark (1014 chars)

    Beautiful, move-in-ready condo in the heart of Buckhead, offering true in-town living. This unit features hardwood floors throughout and a well-appointed kitchen with granite countertops, stainless steel appliances, and tile flooring. The open layout provides comfortable living and great natural light, perfect for both everyday living and entertaining. Enjoy full-service living with a 24/7 concierge and on-site property management. The building offers an impressive list of amenities, including a library and conference room, an outdoor kitchen, a fitness center with saunas, a squash court, a theater room, a billiard room, and two guest suites. The rooftop pool is a standout feature, offering stunning views of Buckhead and Downtown, and is connected to a spacious events room. Located in the heart of the Buckhead shopping district, you are just moments from Lenox Square and Phipps Plaza, and have direct access to MARTA right behind the building, making commuting and city access incredibly convenient.

18. 2020-10-30
    soldstatus $238,000
19. 2020-10-28
    soldstatus $238,000 Closed
20. 2020-10-28
    soldstatus $238,000 Sold
21. 2020-10-25
    status Under Contract
22. 2020-10-25
    status Pending
23. 2020-08-25
    listed $249,000 Active
24. 2020-08-25
    listed $249,000 New
25. 2019-07-11
    soldstatus $230,000
26. 2019-07-08
    soldstatus $230,000 Closed
27. 2019-07-08
    soldstatus $230,000 Sold
28. 2019-05-31
    status Under Contract
29. 2019-05-31
    status Pending
30. 2019-04-11
    listed $240,000 Active
31. 2019-04-11
    listed $240,000 New
32. 2017-05-03
    soldstatus $210,000
33. 2017-05-01
    soldstatus $210,000 Sold
34. 2017-03-14
    historical Contingent - Due Diligence
35. 2017-02-24
    listed $215,000 Active

ⓘ 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: $3,914 · $326/mo
• Projected year-2 tax: $3,914 · $326/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,983
• − Mortgage interest: −$12,878
• − Property taxes: −$3,914
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$5,316
• − Depreciation: −$6,688
• Taxable loss: −$8,959
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $-2,960/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): 8,234
• Household income: $121,984
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 1226.0

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 0.60)
• Race & ethnicity: White 53% Black 31% Asian 11% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Scotch-Irish 2% Romanian 1% Danish 1%
• Foreign-born: 20% · Canada, South Korea, China
• Languages at home: 80% English-only · Spanish 4% Korean 3% French/Haitian/Cajun 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: ▼ -0.34%
• Current HPI: 119.514
• Rent YoY: ▲ 4.57%
• 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

+11.6% since first listed

20 events — show timeline

• 2026-04-10 Listed $239,900 FMLS
• 2026-04-10 Listed $239,900 GAMLS
• 2020-10-30 Sold (Public Records) $238,000 Public Records
• 2020-10-28 Sold (MLS) $238,000 GAMLS
• 2020-10-28 Sold (MLS) $238,000 FMLS
• 2020-10-25 Pending — GAMLS
• 2020-10-25 Pending — FMLS
• 2020-08-25 Listed $249,000 GAMLS
• 2020-08-25 Listed $249,000 FMLS
• 2019-07-11 Sold (Public Records) $230,000 Public Records
• 2019-07-08 Sold (MLS) $230,000 GAMLS
• 2019-07-08 Sold (MLS) $230,000 FMLS
• 2019-05-31 Pending — GAMLS
• 2019-05-31 Pending — FMLS
• 2019-04-11 Listed $240,000 GAMLS
• 2019-04-11 Listed $240,000 FMLS
• 2017-05-03 Sold (Public Records) $210,000 Public Records
• 2017-05-01 Sold (MLS) $210,000 FMLS
• 2017-03-14 Contingent — FMLS
• 2017-02-24 Listed $215,000 FMLS

Property tax history

+1.8%/yr

Latest (2024): $3,914 · -0.0% YoY. Source: county tax records.