1280 Peachtree St #1504 · Atlanta, GA 30308

$221,000

1 bd · 1.0 ba · 645 sqft · Condo public records · 13 Days on market

Built 1989

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 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

Modern 1 bedroom on the 15th floor with exhilarating southeast facing views. 1280 West is a luxury condo building in the heart of Midtown Atlanta's arts district. Convenient to 75/85 for easy access to downtown, Buckhead, Piedmont Park, Mercedes Benz stadium, the Beltline and more. Unit 1504 has been remodeled with an updated kitchen, bedroom and bathroom. Enjoy full amenities including rooftop pool and tennis courts, indoor basketball court, tennis courts, running track, racquetball, club room, billiards room, gym and business center. The 15 floor hallway/common area is currently being renovated with new paint and floors

Key facts

• Parking
• Built 1989
• Listed 13 days

Property features AI

Finance

• Other: Located on a city street; Directions: GPS; County: Fulton, GA
• HOA & community: Part of an association; Community clubhouse; Community fitness center; Business center; Near Beltline; Near public transport

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Sewer available; Water available
• Home design: One-level unit; Fee simple ownership
• Construction: Stone and stucco construction; Composition roof; Resale condition
• Exterior features: Patio; Other exterior features

Interior

• Kitchen: Breakfast bar; Cabinets; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: One main-level bedroom; Bedroom with other features
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom (main level); Master bath: none
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: One common wall (attached unit); Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $221k.

Deal economics

• At list price, monthly cash flow is $69 ($830/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $221k).
• Cap rate 6.7% 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: 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 19% FRL vs 71% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 44% at this address vs 32% district-wide (+13 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); 317 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• This rent runs 32% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $7k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 15y 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.
• Current owner paid $159k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $221,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-35,491
• Equity at exit: $32,952

10-year hold

• IRR: -12.5%
• Equity multiple: 0.33×
• Total profit: $-41,359
• Equity at exit: $19,108

Cash invested: $61,880 (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: 317
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,159
• Tax from tax record: −$87 /mo · $1,050/yr
• Insurance: −$92
• HOA est. from 26 same-building comps: −$401
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $69

Break-even live

Break-even rent $2,202

Max offer price $221,000

Occupancy floor 92%

Sensitivity live

Price	-10% $194	-5% $132	+0% $69	+5% $7	+10% $-56
Rent	-10% $-112	-5% $-21	+0% $69	+5% $160	+10% $250
Rate	-1.0pp $180	-0.5pp $125	base $69	+0.5pp $12	+1.0pp $-46

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: $55,250
• Closing costs: $6,630
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1240 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1101	$3,454	$3.14	3d	25	0.03mi
1280 W Peachtree St NW Atlanta, GA	1.0–2.0	1.0–2.0	826	$1,800	$2.18	24d	2	0.03mi
1270 Spring St NW Atlanta, GA	1.0–2.0	1.0–2.0	987	$1,683	$1.71	3d	17	0.07mi
1230 W Peachtree St NW Atlanta, GA	3.0	1.0–2.0	1066	$3,088	$2.90	1d	51	0.07mi
1301 Spring St NW Atlanta, GA	2.0	1.0–2.0	939	$3,112	$3.31	2d	39	0.08mi
22 14th St NW Atlanta, GA	3.0	1.0–2.0	1039	$2,539	$2.44	2d	32	0.20mi
1163 W Peachtree St NE Atlanta, GA	2.0	1.0–2.0	1013	$2,804	$2.77	2d	45	0.21mi
1163 W Peachtree St NW Atlanta, GA	—	1.0	628	$1,871	$2.98	3d	1	0.23mi
1140 Spring St NW Atlanta, GA	3.0	1.0–2.0	1196	$2,748	$2.30	3d	20	0.24mi
1384 W Peachtree St NW Atlanta, GA	—	1.0	384	$895	$2.33	24d	1	0.24mi
1382 Peachtree St NE Atlanta, GA	3.0	1.0–2.0	919	$2,719	$2.96	1d	28	0.25mi
1400 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	910	$2,492	$2.74	1d	33	0.26mi
1400 W Peachtree St NE Unit 813 Atlanta, GA	1.0	1.0	652	$1,986	$3.05	15d	1	0.26mi
1405 Spring St NW Atlanta, GA	3.0	1.0–2.0	920	$3,366	$3.66	2d	41	0.28mi
1136 Crescent Ave NE Atlanta, GA	1.0	1.0	552	$1,500	$2.72	22d	6	0.34mi
1421 Peachtree St NE Unit 103-A Atlanta, GA	1.0	1.0	625	$1,700	$2.72	5d	1	0.35mi
1441 Peachtree St NE Atlanta, GA	3.0	1.0–2.0	961	$2,676	$2.78	3d	93	0.38mi
1074 Peachtree Walk NE Unit B222 Atlanta, GA	1.0	1.0	730	$1,850	$2.53	8d	1	0.39mi
1074 Peachtree Walk NE Unit B222 Atlanta, GA	1.0	1.0	730	$1,900	$2.60	18d	1	0.39mi
77 12th St NE Atlanta, GA	2.0	1.0–2.0	941	$2,613	$2.78	2d	22	0.39mi
10 Tower St NW Atlanta, GA	2.0	1.0–2.0	1014	$3,512	$3.46	1d	194	0.42mi
33 11th St NE Atlanta, GA	2.0	1.0–2.0	1148	$3,698	$3.22	2d	28	0.44mi
1018 W Peachtree St NW Atlanta, GA	3.0	1.0–3.0	1156	$3,444	$2.98	2d	35	0.45mi
1010 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	865	$2,620	$3.03	2d	26	0.48mi
1000 Spring St NW Atlanta, GA	3.0	1.0–3.0	1001	$3,491	$3.49	2d	16	0.49mi
222 14th St NE Atlanta, GA	2.0	1.0–2.0	858	$2,140	$2.49	2d	10	0.50mi
199 14th St NE #201 Atlanta, GA	1.0	1.0	625	$1,695	$2.71	24d	1	0.50mi
199 14th St NE Unit 209 Atlanta, GA	1.0	1.0	750	$1,495	$1.99	24d	1	0.51mi
199 14th St NE #812 Atlanta, GA	—	1.0	533	$1,390	$2.61	24d	1	0.51mi
1081 Juniper St NE Atlanta, GA	3.0	1.0–3.5	1375	$7,290	$5.30	3d	105	0.52mi
195 13th St NE Atlanta, GA	2.0	1.0–2.0	804	$2,790	$3.47	2d	14	0.53mi
1200 14th Pl NE Atlanta, GA	1.0	1.0	650	$1,595	$2.45	24d	1	0.56mi
207 13th St NE Atlanta, GA	3.0	1.0–3.5	1645	$3,499	$2.13	8d	14	0.57mi
208 12th St NE Unit 102 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	24d	1	0.57mi
208 12th St NE Unit 202 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	18d	1	0.57mi
1020 Piedmont Ave NE Atlanta, GA	2.0	1.0–2.0	1005	$2,950	$2.93	2d	23	0.63mi
180 10th St NE Atlanta, GA	1.0–3.0	1.0–3.0	1345	$2,095	$1.56	1d	21	0.64mi
915 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1262	$4,122	$3.27	2d	23	0.64mi
1220 Mecaslin St NW Atlanta, GA	1.0–3.0	1.0–3.0	1060	$1,563	$1.47	2d	19	0.66mi
401 16th St NW Unit 1357A Atlanta, GA	1.0	1.0	750	$2,000	$2.67	24d	1	0.67mi

HOA detail condo

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

Listing history 10 events

1. 2026-06-18
   days on market $221,000 Active 13 DOM
2. 2026-06-17
   days on market $221,000 Active 12 DOM
3. 2026-06-16
   days on market $221,000 Active 11 DOM
4. 2026-06-15
   days on market $221,000 Active 10 DOM
5. 2026-06-13
   days on market $221,000 Active 8 DOM
6. 2026-06-13
   days on market $221,000 Active 7 DOM
7. 2026-06-09
   days on market $221,000 Active 4 DOM
8. 2026-06-08
   days on market $221,000 Active 3 DOM
9. 2026-06-07
   remarks 629-char remark
10. 2026-06-07
    listed $221,000 Active 2 DOM

ⓘ 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: $1,050 · $87/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: +$984/yr (+$82/mo · 93.7%)

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

Taxation est. · year 1

• Rental income: $27,474
• − Mortgage interest: −$12,379
• − Property taxes: −$1,050
• − Insurance: −$1,105
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − HOA: −$4,812
• − Depreciation: −$6,429
• Taxable loss: −$2,697
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,478/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

+176.6% since first listed

35 events — show timeline

• 2026-06-05 Listed $221,000 FMLS
• 2026-06-05 Listed $221,000 GAMLS
• 2026-06-04 Coming Soon $221,000 GAMLS
• 2026-06-04 Coming Soon $221,000 FMLS
• 2025-06-04 Listing Removed — FMLS
• 2025-05-30 Relisted — FMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-01-25 Price Changed $219,000 GAMLS
• 2025-01-25 Price Changed $219,000 FMLS
• 2024-12-09 Price Changed $229,900 FMLS
• 2024-12-09 Price Changed $229,900 GAMLS
• 2024-10-14 Listed $239,900 GAMLS
• 2024-10-14 Listed $239,900 FMLS
• 2017-06-13 Sold (Public Records) $158,900 Public Records
• 2017-06-09 Sold (MLS) $158,900 FMLS
• 2017-05-12 Contingent — FMLS
• 2017-05-02 Listed $158,900 FMLS
• 2015-12-22 Sold (MLS) $94,900 GAMLS
• 2015-12-22 Sold (MLS) $94,900 FMLS
• 2015-12-04 Pending — GAMLS
• 2015-12-03 Pending — FMLS
• 2015-11-26 Price Changed $94,900 GAMLS
• 2015-11-26 Price Changed $94,900 FMLS
• 2015-11-24 Price Changed $107,500 GAMLS
• 2015-11-23 Price Changed $107,500 FMLS
• 2015-10-28 Price Changed $112,990 GAMLS
• 2015-10-28 Price Changed $112,990 FMLS
• 2015-10-01 Price Changed $118,800 GAMLS
• 2015-10-01 Price Changed $118,800 FMLS
• 2015-09-05 Listed $124,900 GAMLS
• 2015-09-05 Listed $124,900 FMLS
• 2013-03-27 Listing Removed — GAMLS
• 2012-09-12 Contingent — GAMLS
• 2012-03-29 Price Changed $41,900 GAMLS
• 2011-09-01 Listed $79,900 GAMLS

Property tax history

-5.0%/yr

Latest (2025): $1,050 · -4.0% YoY. Source: county tax records.