345 7th St NE #4 · Atlanta, GA 30308

$135,000

1 bd · 1.0 ba · 650 sqft · Condo public records · 117 Days on market

Built 1973 $208/sqft · 43% below area Est $238k · 43% under $230/mo HOA · 12% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.7/10.0
• 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

CALLING ALL INVESTORS! Rentals are permitted in this building as long as they are 30 days or longer! Small condo building in the heart of midtown walkable to Piedmont Park, Beltline, Fox and more! Spacious floor plan offers flexible options - two living areas that can be used for dining, home office or whatever you need! Front room has a closet that backs up to building mechanicals - HOA has granted permission to tie in to make this a laundry closet. This is your chance to design the space you want instead of paying top dollar for design selections someone else made for you! Unit is not livable in current condition, so please bring Cash, FHA 203k rehab loans or other construction loan offers only. SOLD AS-IS.

Key facts

• Heart of midtown
• Two living areas
• Laundry closet

Tags

• SMALL CONDO BUILDING
• HEART OF MIDTOWN
• WALKABLE TO PIEDMONT PARK
• TWO LIVING AREAS
• LAUNDRY CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+1.1%/yr); 319 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $933 of loan paydown is wiped out by about $4k 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 117 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $102k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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. 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: 1.37% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 6.1

CMA / ARV

• ARV (median comp): $238,173
• List price: $135,000
• Delta: -43.32%
• 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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,945
• Equity at exit: $20,129

10-year hold

• IRR: 5.2%
• Equity multiple: 1.35×
• Total profit: $13,062
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$708
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$56
• HOA: −$230
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $349

Break-even live

Break-even rent $1,404

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $425	-5% $387	+0% $349	+5% $311	+10% $272
Rent	-10% $203	-5% $276	+0% $349	+5% $422	+10% $495
Rate	-1.0pp $417	-0.5pp $383	base $349	+0.5pp $314	+1.0pp $278

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 Argonne Ave NE Atlanta, GA	1.0	1.0	500	$1,445	$2.89	25d	1	0.12mi
869 Charles Allen Dr NE Unit 873-1 Atlanta, GA	—	1.0	500	$1,250	$2.50	16d	1	0.21mi
855 Charles Allen Dr NE Atlanta, GA	1.0	1.0	550	$1,299	$2.36	15d	1	0.21mi
265 9th St NE Atlanta, GA	1.0	1.0	750	$1,545	$2.06	25d	1	0.22mi
286 9th St NE Unit 286-03 Atlanta, GA	1.0	1.0	750	$1,650	$2.20	13d	1	0.23mi
286 9th St NE Unit 286-01 Atlanta, GA	1.0	1.0	750	$1,525	$2.03	25d	1	0.23mi
799 Charles Allen Dr NE Unit 4 Atlanta, GA	1.0	1.0	500	$2,600	$5.20	19d	1	0.23mi
806 Vedado Way NE Unit 1 Atlanta, GA	1.0	1.0	650	$3,000	$4.62	3d	1	0.25mi
711 Argonne Ave NE Unit 5 Atlanta, GA	1.0	1.0	550	$1,075	$1.95	0d	1	0.29mi
711 Argonne Ave NE Unit 5 Atlanta, GA	1.0	1.0	550	$1,075	$1.95	8d	1	0.29mi
250 10th St NE Atlanta, GA	2.0	1.0–2.0	892	$2,298	$2.57	0d	15	0.32mi
852 Monroe Dr NE Unit 02 Atlanta, GA	1.0	1.0	550	$1,695	$3.08	0d	1	0.33mi
852 Monroe Dr NE Unit 02 Atlanta, GA	—	1.0	550	$1,695	$3.08	25d	1	0.33mi
830 Piedmont Ave NE Unit 1461658P Atlanta, GA	1.0	1.0	721	$3,612	$5.01	6d	1	0.33mi
940 Piedmont Ave NE Atlanta, GA	1.0	1.0	596	$1,500	$2.51	23d	1	0.35mi
745 Monroe Dr NE #9 Atlanta, GA	1.0	1.0	620	$1,800	$2.90	25d	1	0.38mi
955 Juniper St NE #3228 Atlanta, GA	1.0	1.0	715	$1,750	$2.45	18d	1	0.40mi
811 Juniper St NE Atlanta, GA	1.0–2.0	1.0–2.0	903	$1,695	$1.88	0d	11	0.40mi
1045 Piedmont Ave NE Atlanta, GA	1.0	1.0	698	$1,995	$2.86	4d	3	0.40mi
164 4th St NE Unit 9 Atlanta, GA	2.0	1.0	650	$2,200	$3.38	5d	1	0.41mi
100 6th St NE Atlanta, GA	3.0	1.0–3.0	997	$2,110	$2.12	0d	23	0.42mi
705 Piedmont Ave NE Unit 35 Atlanta, GA	1.0	1.0	750	$1,250	$1.67	19d	1	0.42mi
705 Piedmont Ave NE Unit 35 Atlanta, GA	1.0	1.0	750	$1,250	$1.67	16d	1	0.42mi
888 Juniper St NE Atlanta, GA	1.0–3.0	1.0–3.0	1439	$2,073	$1.44	0d	24	0.43mi
1020 Piedmont Ave NE Atlanta, GA	3.0	1.0–2.0	1005	$2,614	$2.60	0d	23	0.43mi
265 Ponce de Leon Ave NE Atlanta, GA	2.0	1.0–2.0	919	$1,844	$2.01	0d	11	0.46mi
811 Peachtree St NE Atlanta, GA	3.0	1.0–3.0	855	$2,345	$2.74	0d	114	0.46mi
903 Peachtree St NE Atlanta, GA	3.0	1.0–2.5	945	$2,250	$2.38	0d	53	0.46mi
923 Peachtree St NE Atlanta, GA	1.0	1.0	732	$2,350	$3.21	16d	2	0.46mi
923 Peachtree St NE Atlanta, GA	1.0	1.0	732	$2,672	$3.65	8d	2	0.46mi
878 Peachtree St NE #415 Atlanta, GA	1.0	1.0	603	$1,750	$2.90	25d	1	0.49mi
691 Juniper St NE Atlanta, GA	1.0	1.0	709	$2,110	$2.98	5d	1	0.51mi
800 Peachtree St NE Atlanta, GA	1.0–2.0	1.0–2.0	903	$1,700	$1.88	5d	2	0.52mi
860 Peachtree St NE Atlanta, GA	1.0	1.0	744	$2,050	$2.76	19d	1	0.52mi
208 12th St NE Unit 202 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	19d	1	0.52mi
208 12th St NE Unit 102 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	25d	1	0.52mi
95 8th St NW Atlanta, GA	3.0	1.0–2.0	1011	$2,732	$2.70	0d	38	0.53mi
215 North Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1044	$1,459	$1.40	25d	22	0.55mi
1081 Juniper St NE Atlanta, GA	3.0	1.0–3.5	1375	$7,323	$5.33	0d	104	0.55mi
207 13th St NE Atlanta, GA	3.0	1.0–3.5	1645	$3,499	$2.13	8d	14	0.55mi

HOA detail condo

• Monthly dues: $230 · $2,760/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $135,000 Active 117 DOM
2. 2026-06-18
   days on market $135,000 Active 114 DOM
3. 2026-06-17
   days on market $135,000 Active 113 DOM
4. 2026-06-16
   days on market $135,000 Active 112 DOM
5. 2026-06-15
   days on market $135,000 Active 111 DOM
6. 2026-06-13
   days on market $135,000 Active 109 DOM
7. 2026-06-13
   days on market $135,000 Active 108 DOM
8. 2026-06-09
   days on market $135,000 Active 105 DOM
9. 2026-06-08
   days on market $135,000 Active 104 DOM
10. 2026-06-07
    days on market $135,000 Active 103 DOM
11. 2026-06-04
    days on market $135,000 Active 100 DOM
12. 2026-06-03
    days on market $135,000 Active 99 DOM
13. 2026-06-02
    days on market $135,000 Active 98 DOM
14. 2026-06-01
    days on market $135,000 Active 97 DOM
15. 2026-05-31
    days on market $135,000 Active 96 DOM
16. 2026-02-24
    listed $135,000 New 726-char remark

    Show marketing remark (726 chars)

    CALLING ALL INVESTORS! Rentals are permitted in this building as long as they are 30 days or longer! Small condo building in the heart of midtown walkable to Piedmont Park, Beltline, Fox and more! Spacious floor plan offers flexible options - two living areas that can be used for dining, home office or whatever you need! Front room has a closet that backs up to building mechanicals - HOA has granted permission to tie in to make this a laundry closet. This is your chance to design the space you want instead of paying top dollar for design selections someone else made for you! Unit is not livable in current condition, so please bring Cash, FHA 203k rehab loans or other construction loan offers only. SOLD AS-IS.

17. 2026-02-24
    listed $135,000 Active 726-char remark

    Show marketing remark (726 chars)

    CALLING ALL INVESTORS! Rentals are permitted in this building as long as they are 30 days or longer! Small condo building in the heart of midtown walkable to Piedmont Park, Beltline, Fox and more! Spacious floor plan offers flexible options - two living areas that can be used for dining, home office or whatever you need! Front room has a closet that backs up to building mechanicals - HOA has granted permission to tie in to make this a laundry closet. This is your chance to design the space you want instead of paying top dollar for design selections someone else made for you! Unit is not livable in current condition, so please bring Cash, FHA 203k rehab loans or other construction loan offers only. SOLD AS-IS.

18. 2005-04-20
    soldstatus $101,900
19. 1981-06-01
    soldstatus $42,800

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,377 · $115/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: $22,145
• − Mortgage interest: −$7,562
• − Property taxes: −$1,377
• − Insurance: −$675
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − HOA: −$2,760
• − Depreciation: −$3,927
• Taxable income: $2,300
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,635/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

+215.4% since first listed

4 events — show timeline

• 2026-02-24 Listed $135,000 FMLS
• 2026-02-24 Listed $135,000 GAMLS
• 2005-04-20 Sold (Public Records) $101,900 Public Records
• 1981-06-01 Sold (Public Records) $42,800 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,377 · -2.5% YoY. Source: county tax records.