320 3rd St NE #1 · Atlanta, GA 30308

$140,000

1 bd · 1.0 ba · 435 sqft · Condo public records · 41 Days on market

Built 1965 $200/mo HOA · 12% of rent

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Why this score? — see what drove the C- 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 +19.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.1/10.0
• 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

Experience the pulse of Atlanta right from your doorstep. Tucked into the historic charm of the Midtown Garden District, this move-in-ready gem is the ultimate launchpad for city living. Whether you're heading to class at Georgia Tech, GSU, or SCAD, or meeting friends at Ponce City Market and the Beltline, everything is just a stroll away. Inside, the kitchen pops with classic checkered tile, sleek stone countertops, and a gas range ready for your next culinary masterpiece. With brand-new flooring, an in-unit washer/dryer, and a coveted assigned parking space, it's the full package. The best part? Ultra-low HOA fees that make this the smartest deal in the 404.

Key facts

• Brand-new flooring
• Move-in-ready
• Stone countertops

Tags

• MIDTOWN GARDEN DISTRICT
• MOVE-IN-READY
• CLASSIC CHECKERED TILE
• STONE COUNTERTOPS
• GAS RANGE
• BRAND-NEW FLOORING

Property features AI

Finance

• Other: Near Beltline, public transportation, schools, shopping, and trails/greenway; Paved city street frontage
• Financial info: Community contains approximately 100 units
• HOA & community: Condo association fee of $200 monthly; Association also has annual fee; Association covers grounds and structure maintenance, pest control, sewer, termite, trash and water

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Phone available; Sewer available; Water available
• Home design: Condominium; One level; Patio entry/ground-level entry
• Construction: Brick 4 sides construction; Composition roof; Combination foundation; Resale condition
• Exterior features: Awning(s); Courtyard; Exterior lighting; Private entrance; Rear stairs; Front yard fencing; Patio

Interior

• Kitchen: White cabinets; Stone countertops; Gas range; Refrigerator; Garbage disposal
• Bedrooms: One main-level bedroom
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Track lighting; Aluminum-framed windows; 2+ shared/common walls
• Laundry & utility: Washer and dryer included; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $968 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 41 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 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 $106k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 1.23% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 6.8

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-15,687
• Equity at exit: $20,874

10-year hold

• IRR: -5.5%
• Equity multiple: 0.68×
• Total profit: $-12,710
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$734
• Tax from tax record: −$214 /mo · $2,572/yr
• Insurance: −$58
• HOA: −$200
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $158

Break-even live

Break-even rent $1,528

Max offer price $140,000

Occupancy floor 86%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
887 Myrtle St NE Unit 4 Atlanta, GA	—	1.0	225	$995	$4.42	8d	1	0.36mi
903 Peachtree St NE Atlanta, GA	3.0	1.0–2.5	945	$2,223	$2.35	2d	56	0.54mi
570 Boulevard Pl NE Atlanta, GA	—	1.0	265	$1,095	$4.13	1d	1	0.55mi
47 5th St NW Unit 1226689P Atlanta, GA	1.0	1.0	301	$2,883	$9.58	5d	1	0.66mi
47 5th St NW Unit 1226667P Atlanta, GA	1.0	1.0	301	$2,688	$8.93	17d	1	0.66mi
47 5th St NW Unit 1226666P Atlanta, GA	1.0	1.0	301	$2,593	$8.61	22d	1	0.66mi
444 Highland Ave NE Unit 825 Atlanta, GA	1.0	1.0	220	$1,100	$5.00	24d	1	0.86mi
444 Highland Ave NE Unit 810 Atlanta, GA	1.0	1.0	200	$900	$4.50	24d	1	0.86mi
644 N Highland Ave NE Atlanta, GA	1.0	1.0	379	$1,750	$4.62	3d	15	1.39mi
44 Krog St NE Atlanta, GA	2.0	2.0	842	$2,841	$3.37	2d	11	1.44mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: gasparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-05-05
   status Under Contract 671-char remark

   Show marketing remark (671 chars)

   Experience the pulse of Atlanta right from your doorstep. Tucked into the historic charm of the Midtown Garden District, this move-in-ready gem is the ultimate launchpad for city living. Whether you're heading to class at Georgia Tech, GSU, or SCAD, or meeting friends at Ponce City Market and the Beltline, everything is just a stroll away. Inside, the kitchen pops with classic checkered tile, sleek stone countertops, and a gas range ready for your next culinary masterpiece. With brand-new flooring, an in-unit washer/dryer, and a coveted assigned parking space, it's the full package. The best part? Ultra-low HOA fees that make this the smartest deal in the 404.

2. 2026-05-05
   status Pending

   Show marketing remark (671 chars)

   Experience the pulse of Atlanta right from your doorstep. Tucked into the historic charm of the Midtown Garden District, this move-in-ready gem is the ultimate launchpad for city living. Whether you're heading to class at Georgia Tech, GSU, or SCAD, or meeting friends at Ponce City Market and the Beltline, everything is just a stroll away. Inside, the kitchen pops with classic checkered tile, sleek stone countertops, and a gas range ready for your next culinary masterpiece. With brand-new flooring, an in-unit washer/dryer, and a coveted assigned parking space, it's the full package. The best part? Ultra-low HOA fees that make this the smartest deal in the 404.

3. 2026-04-24
   historical Active Under Contract 671-char remark

   Show marketing remark (671 chars)

   Experience the pulse of Atlanta right from your doorstep. Tucked into the historic charm of the Midtown Garden District, this move-in-ready gem is the ultimate launchpad for city living. Whether you're heading to class at Georgia Tech, GSU, or SCAD, or meeting friends at Ponce City Market and the Beltline, everything is just a stroll away. Inside, the kitchen pops with classic checkered tile, sleek stone countertops, and a gas range ready for your next culinary masterpiece. With brand-new flooring, an in-unit washer/dryer, and a coveted assigned parking space, it's the full package. The best part? Ultra-low HOA fees that make this the smartest deal in the 404.

4. 2026-04-24
   historical Active Under Contract

   Show marketing remark (671 chars)

   Experience the pulse of Atlanta right from your doorstep. Tucked into the historic charm of the Midtown Garden District, this move-in-ready gem is the ultimate launchpad for city living. Whether you're heading to class at Georgia Tech, GSU, or SCAD, or meeting friends at Ponce City Market and the Beltline, everything is just a stroll away. Inside, the kitchen pops with classic checkered tile, sleek stone countertops, and a gas range ready for your next culinary masterpiece. With brand-new flooring, an in-unit washer/dryer, and a coveted assigned parking space, it's the full package. The best part? Ultra-low HOA fees that make this the smartest deal in the 404.

5. 2026-03-25
   listed $140,000 New 671-char remark

   Show marketing remark (671 chars)

   Experience the pulse of Atlanta right from your doorstep. Tucked into the historic charm of the Midtown Garden District, this move-in-ready gem is the ultimate launchpad for city living. Whether you're heading to class at Georgia Tech, GSU, or SCAD, or meeting friends at Ponce City Market and the Beltline, everything is just a stroll away. Inside, the kitchen pops with classic checkered tile, sleek stone countertops, and a gas range ready for your next culinary masterpiece. With brand-new flooring, an in-unit washer/dryer, and a coveted assigned parking space, it's the full package. The best part? Ultra-low HOA fees that make this the smartest deal in the 404.

6. 2026-03-25
   listed $140,000 Active

   Show marketing remark (671 chars)

   Experience the pulse of Atlanta right from your doorstep. Tucked into the historic charm of the Midtown Garden District, this move-in-ready gem is the ultimate launchpad for city living. Whether you're heading to class at Georgia Tech, GSU, or SCAD, or meeting friends at Ponce City Market and the Beltline, everything is just a stroll away. Inside, the kitchen pops with classic checkered tile, sleek stone countertops, and a gas range ready for your next culinary masterpiece. With brand-new flooring, an in-unit washer/dryer, and a coveted assigned parking space, it's the full package. The best part? Ultra-low HOA fees that make this the smartest deal in the 404.

7. 2025-08-31
   historical
8. 2025-08-31
   historical
9. 2025-07-31
   price $140,000
10. 2025-07-31
    price $140,000
11. 2025-05-02
    price $150,000
12. 2025-05-02
    price $150,000
13. 2025-02-14
    status Back On Market
14. 2025-02-14
    status Active
15. 2025-01-27
    historical Active Under Contract
16. 2025-01-27
    historical Active Under Contract
17. 2025-01-16
    price $155,000
18. 2025-01-16
    price $155,000
19. 2025-01-03
    listed $170,000 New
20. 2025-01-03
    listed $170,000 Active
21. 2012-04-01
    historical
22. 2011-07-19
    listed $87,900 New
23. 2010-06-12
    price $89,900 Extended
24. 2002-10-11
    soldstatus $105,950

ⓘ 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: $2,572 · $214/mo
• Projected year-2 tax: $2,572 · $214/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: $20,725
• − Mortgage interest: −$7,842
• − Property taxes: −$2,572
• − Insurance: −$700
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − HOA: −$2,400
• − Depreciation: −$4,073
• Taxable loss: −$178
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,933/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

+32.1% since first listed

24 events — show timeline

• 2026-05-05 Pending — GAMLS
• 2026-05-05 Pending — FMLS
• 2026-04-24 Contingent — GAMLS
• 2026-04-24 Contingent — FMLS
• 2026-03-25 Listed $140,000 FMLS
• 2026-03-25 Listed $140,000 GAMLS
• 2025-08-31 Listing Removed — FMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-07-31 Price Changed $140,000 GAMLS
• 2025-07-31 Price Changed $140,000 FMLS
• 2025-05-02 Price Changed $150,000 GAMLS
• 2025-05-02 Price Changed $150,000 FMLS
• 2025-02-14 Relisted — GAMLS
• 2025-02-14 Relisted — FMLS
• 2025-01-27 Contingent — FMLS
• 2025-01-27 Contingent — GAMLS
• 2025-01-16 Price Changed $155,000 GAMLS
• 2025-01-16 Price Changed $155,000 FMLS
• 2025-01-03 Listed $170,000 FMLS
• 2025-01-03 Listed $170,000 GAMLS
• 2012-04-01 Listing Removed — GAMLS
• 2011-07-19 Listed $87,900 GAMLS
• 2010-06-12 Price Changed $89,900 GAMLS
• 2002-10-11 Sold (Public Records) $105,950 Public Records

Property tax history

+13.0%/yr

Latest (2025): $2,572 · -2.9% YoY. Source: county tax records.