21 Peachtree Memorial Dr NW · Atlanta, GA 30309

$175,000

1 bd · 1.0 ba · 834 sqft · Condo public records · 14 Days on market

Built 1935

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.3/30.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION AND LUXURY! Indulge in this fabulous condo conveniently located off of Peachtree in Buckhead in the HISTORIC BATTLEVIEW CONDOMINUMS. Steps from restaurants, shopping, public transportation and much much more. Additional Storage room and convenient parking behind the building makes Condo living a dream! This is your chance to have it all and this condo will not last long so book your tour quickly! BE SURE TO CLICK THROUGH ALL OF THE PICTURES. The large floorpan was designed by a nationally acclaimed Interior Designer, this Condo boasts top of the line upgrades, countertops, hand-painted floors, tile work, and a Kitchen to fall in love with and sure to impress.

Key facts

• Separate bedroom
• Flexible layout
• White cabinetry

Tags

• INVESTOR-FRIENDLY CONDO
• STEPS FROM THE BELTLINE
• FLEXIBLE LAYOUT
• SPACIOUS MAIN LIVING AREA
• SEPARATE BEDROOM
• WHITE CABINETRY

Property features AI

Finance

• Other: Single-unit multi-family (1 total unit)
• Financial info: Actual rent: $1,350 (unit vacant); Deposit amount: $1,350; Utilities (electric, gas, water, garbage, maintenance) not included
• HOA & community: Homeowners association

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Other utilities
• Home design: One level; Brick construction (brick on all sides); Composition roof; Resale property
• Construction: Brick exterior; Composition roof
• Exterior features: Parking lot; Near public transport; Near schools; Near shopping; Near trails/greenway; Nearby restaurants; Homeowners association

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Hardwood
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Hardwood floors; Central air
• Laundry & utility: Washer/dryer connection

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (4.8% below list).
• Recommended offer: $167k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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: 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: E. Rivers Elementary School (math 33% / reading 52%, grade F, #374 of 1,228 statewide, top 31%, 708 students, 32% 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 30% FRL vs 71% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent is only 18% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,681 (4.8% 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. Built in 1935 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.95% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.65%
• DSCR: 0.66
• GRM: 8.7

CMA / ARV

• ARV (median comp): $906,845
• List price: $175,000
• Delta: -79.60%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.09% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.02×
• Total profit: $-47,812
• Equity at exit: $26,093

10-year hold

• IRR: -28.2%
• Equity multiple: -0.34×
• Total profit: $-65,472
• Equity at exit: $15,131

Cash invested: $49,000 (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 30309

• Rents YoY: 3.1%
• Active inventory: 408
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$918
• Tax from tax record: −$315 /mo · $3,785/yr
• Insurance: −$73
• HOA est. from 2 same-building comps: −$323
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-312

Break-even live

Break-even rent $2,062

Max offer price $119,837

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2285 Peachtree Rd NE Atlanta, GA	1.0	1.0	667	$1,664	$2.49	3d	2	0.09mi
11 Peachtree Hills Ave NE Unit B5 Atlanta, GA	1.0	1.0	600	$1,000	$1.67	24d	1	0.17mi
120 Biscayne Dr NW Unit B10 Atlanta, GA	2.0	1.5	1036	$1,795	$1.73	19d	1	0.26mi
100 Colonial Homes Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	1188	$1,550	$1.30	1d	28	0.28mi
2420 Peachtree Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	957	$1,949	$2.04	21d	5	0.30mi
200 Colonial Homes Dr NW Atlanta, GA	1.0–2.0	1.0–2.0	980	$1,631	$1.66	2d	9	0.32mi
2111 Fairhaven Cir NE Unit UPSTAIRS Atlanta, GA	1.0	1.0	550	$1,150	$2.09	15d	1	0.32mi
2111 Fairhaven Cir NE Unit UPSTAI Atlanta, GA	1.0	1.0	550	$1,050	$1.91	13d	1	0.32mi
1000 Peachtree Park Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	994	$1,328	$1.34	3d	22	0.34mi
222 Colonial Homes Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	968	$1,909	$1.97	1d	14	0.40mi
40 Peachtree Valley Rd NE Atlanta, GA	3.0	1.0–2.0	1103	$1,653	$1.50	2d	47	0.41mi
2467 Peachtree Rd Unit 1 Atlanta, GA	2.0	2.0	1050	$1,950	$1.86	24d	1	0.42mi
2467 Peachtree Rd NE Atlanta, GA	2.0	2.0	1050	$2,375	$2.26	24d	1	0.42mi
100 Terrace Dr NE Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	0.45mi
100 Terrace Dr NE Unit 12 Atlanta, GA	2.0	1.0	700	$1,325	$1.89	24d	1	0.45mi
2479 Peachtree Rd NE #1506 Atlanta, GA	1.0	1.0	837	$3,000	$3.58	24d	1	0.46mi
2035 Peachtree Rd NW Atlanta, GA	1.0	1.0	756	$1,445	$1.91	14d	1	0.47mi
2035 Peachtree Rd NW Atlanta, GA	2.0	2.0	988	$2,037	$2.06	16d	1	0.47mi
2025 Peachtree Rd NE Atlanta, GA	1.0	1.0	600	$1,395	$2.33	5d	142	0.49mi
2035 Peachtree Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	771	$1,196	$1.55	2d	18	0.49mi
28 Collier Rd NW #11 Atlanta, GA	2.0	1.0	756	$2,400	$3.17	24d	1	0.72mi
311 Peachtree Hills Ave NE Atlanta, GA	2.0	1.0	1060	$2,600	$2.45	24d	1	0.78mi
81 E Wesley Rd NE Unit 02 Atlanta, GA	2.0	1.0	900	$1,399	$1.55	8d	1	0.86mi
1777 Peachtree St NE Atlanta, GA	2.0	1.0–2.0	886	$2,614	$2.95	8d	6	0.94mi
1777 Peachtree Rd NE Unit 405 Atlanta, GA	1.0	1.0	770	$1,899	$2.47	24d	1	0.94mi
112 Ardmore Pl NW Atlanta, GA	1.0	1.0	750	$1,199	$1.60	17d	1	0.94mi
112 Ardmore Pl NW Unit 12 Atlanta, GA	1.0	1.0	575	$999	$1.74	19d	1	0.94mi
112 Ardmore Pl NW Unit 3 Atlanta, GA	1.0	1.0	750	$1,199	$1.60	19d	1	0.95mi
350 Peachtree Hills Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	950	$1,325	$1.39	2d	28	0.95mi
370 Peachtree Hills Ave NE Atlanta, GA	2.0	1.0	950	$1,322	$1.39	4d	4	0.95mi
480 Peachtree Hills Ave NE Atlanta, GA	1.0	1.0	600	$1,186	$1.98	2d	2	1.00mi
147 26th St NW Atlanta, GA	2.0	1.0–2.0	956	$1,639	$1.71	2d	24	1.03mi
1925 Monroe Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1101	$1,464	$1.33	2d	47	1.12mi
6 Vivian Ln NE Unit 23 Atlanta, GA	1.0	1.0	650	$1,245	$1.92	22d	1	1.12mi
2840 Peachtree Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	2187	$1,650	$0.75	5d	2	1.15mi
225 26th St NW Atlanta, GA	3.0	1.0–2.0	1197	$1,889	$1.58	2d	13	1.16mi
2450 Camellia Ln NE Atlanta, GA	1.0–2.0	1.0–2.0	911	$1,359	$1.49	3d	20	1.17mi
485 Lindbergh Pl NE Atlanta, GA	2.0	1.0–2.0	918	$1,632	$1.78	2d	33	1.17mi
2870 S Pharr Court NW Unit 1009 Atlanta, GA	1.0	1.0	807	$1,895	$2.35	18d	1	1.20mi
21 Delmont Dr NE Apt 3 Atlanta, GA	1.0	1.0	556	$1,400	$2.52	17d	1	1.21mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $175,000 Active 14 DOM
2. 2026-06-17
   days on market $175,000 Active 13 DOM
3. 2026-06-16
   days on market $175,000 Active 12 DOM
4. 2026-06-15
   days on market $175,000 Active 11 DOM
5. 2026-06-13
   days on market $175,000 Active 9 DOM
6. 2026-06-13
   days on market $175,000 Active 8 DOM
7. 2026-06-09
   days on market $175,000 Active 5 DOM
8. 2026-06-08
   days on market $175,000 Active 4 DOM
9. 2026-06-07
   pricedays on marketlisting id $175,000 Active 3 DOM
10. 2026-06-04
    days on market $185,000 Active 24 DOM
11. 2026-06-03
    days on market $185,000 Active 23 DOM
12. 2026-06-02
    days on market $185,000 Active 22 DOM
13. 2026-06-01
    days on market $185,000 Active 21 DOM
14. 2026-05-31
    days on market $185,000 Active 20 DOM
15. 2026-05-11
    listed $192,000 Active 2155-char remark
16. 2021-09-09
    soldstatus $227,000 Sold 677-char remark

    Show marketing remark (677 chars)

    LOCATION AND LUXURY! Indulge in this fabulous condo conveniently located off of Peachtree in Buckhead in the HISTORIC BATTLEVIEW CONDOMINUMS. Steps from restaurants, shopping, public transportation and much much more. Additional Storage room and convenient parking behind the building makes Condo living a dream! This is your chance to have it all and this condo will not last long so book your tour quickly! BE SURE TO CLICK THROUGH ALL OF THE PICTURES. The large floorpan was designed by a nationally acclaimed Interior Designer, this Condo boasts top of the line upgrades, countertops, hand-painted floors, tile work, and a Kitchen to fall in love with and sure to impress.

17. 2021-07-23
    status Under Contract 677-char remark

    Show marketing remark (677 chars)

    LOCATION AND LUXURY! Indulge in this fabulous condo conveniently located off of Peachtree in Buckhead in the HISTORIC BATTLEVIEW CONDOMINUMS. Steps from restaurants, shopping, public transportation and much much more. Additional Storage room and convenient parking behind the building makes Condo living a dream! This is your chance to have it all and this condo will not last long so book your tour quickly! BE SURE TO CLICK THROUGH ALL OF THE PICTURES. The large floorpan was designed by a nationally acclaimed Interior Designer, this Condo boasts top of the line upgrades, countertops, hand-painted floors, tile work, and a Kitchen to fall in love with and sure to impress.

18. 2021-07-21
    listed $195,000 New 677-char remark

    Show marketing remark (677 chars)

    LOCATION AND LUXURY! Indulge in this fabulous condo conveniently located off of Peachtree in Buckhead in the HISTORIC BATTLEVIEW CONDOMINUMS. Steps from restaurants, shopping, public transportation and much much more. Additional Storage room and convenient parking behind the building makes Condo living a dream! This is your chance to have it all and this condo will not last long so book your tour quickly! BE SURE TO CLICK THROUGH ALL OF THE PICTURES. The large floorpan was designed by a nationally acclaimed Interior Designer, this Condo boasts top of the line upgrades, countertops, hand-painted floors, tile work, and a Kitchen to fall in love with and sure to impress.

19. 2019-08-19
    soldstatus $150,000
20. 2017-08-14
    soldstatus $135,500 Sold
21. 2017-08-04
    status Under Contract
22. 2017-07-04
    status Back on Market
23. 2017-06-27
    status Under Contract
24. 2017-06-16
    listed $135,000 New
25. 2010-04-23
    price $59,900 Reduced
26. 2010-04-23
    price $74,000 Extended
27. 2010-04-23
    price $59,900 Reduced
28. 2010-04-23
    price $74,000 Extended
29. 2010-04-22
    price $59,900 Reduced
30. 2010-04-02
    price $74,000 Reduced
31. 2010-02-26
    price $79,000 Reduced
32. 2010-01-26
    price $84,000 Reduced
33. 1979-05-30
    soldstatus $34,000

ⓘ 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: $3,785 · $315/mo
• Projected year-2 tax: $3,785 · $315/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: $20,002
• − Mortgage interest: −$9,803
• − Property taxes: −$3,785
• − Insurance: −$875
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − HOA: −$3,876
• − Depreciation: −$5,091
• Taxable loss: −$6,628
• Est. tax savings @ 24.0%: +$1,591
• After-tax cash flow: $-2,156/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): 32,479
• Household income: $114,072
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 2135.0

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 0.57)
• Race & ethnicity: White 62% Black 14% Asian 9% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 4% Chinese 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: ▼ -561.75%
• Current HPI: 156.3796
• Rent YoY: ▲ 3.09%
• 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

+414.7% since first listed

22 events — show timeline

• 2026-06-04 Listing Removed — FMLS
• 2026-06-04 Listed $175,000 FMLS
• 2026-05-21 Price Changed $185,000 FMLS
• 2026-05-11 Listed $192,000 FMLS
• 2021-09-09 Sold (MLS) $227,000 GAMLS
• 2021-07-23 Pending — GAMLS
• 2021-07-21 Listed $195,000 GAMLS
• 2019-08-19 Sold (Public Records) $150,000 Public Records
• 2017-08-14 Sold (MLS) $135,500 GAMLS
• 2017-08-04 Pending — GAMLS
• 2017-07-04 Relisted — GAMLS
• 2017-06-27 Pending — GAMLS
• 2017-06-16 Listed $135,000 GAMLS
• 2010-04-23 Price Changed $59,900 GAMLS
• 2010-04-23 Price Changed $74,000 GAMLS
• 2010-04-23 Price Changed $59,900 GAMLS
• 2010-04-23 Price Changed $74,000 GAMLS
• 2010-04-22 Price Changed $59,900 GAMLS
• 2010-04-02 Price Changed $74,000 GAMLS
• 2010-02-26 Price Changed $79,000 GAMLS
• 2010-01-26 Price Changed $84,000 GAMLS
• 1979-05-30 Sold (Public Records) $34,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,785 · +3.5% YoY. Source: county tax records.