504 Sutters Pt · Sandy Springs, GA 30328

$350,000

3 bd · 3.5 ba · 1,845 sqft · Condo · 17 Days on market

Built 1973 Good condition

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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 +7.3/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.4/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just minutes away from the Perimeter Mall, this 3 bedroom and 3.5 bathroom home in Sandy Springs is in an awesome location! Come inside and enter the spacious kitchen where black appliances and tons of storage are at the forefront. A stone fireplace is featured in the living room and the large mantle is a great spot to store photos and books. The primary bedroom has great natural lighting and a ceiling fan helps keep the room cool. The home is also right off of I-285.

Key facts

• Large family room
• Community pool
• Built 1973

Tags

• LARGE FAMILY ROOM
• PRIVATE OUTDOOR LIVING AREA

Property features AI

Finance

• HOA & community: Association present; association fee includes facilities fee

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available
• Home design: Residential condominium; Resale property; Three or more levels
• Construction: Built in 1973
• Exterior features: Stone and wood siding exterior; Other-style roof; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms plus 1 lower-level bedroom
• Flooring: Hardwood; Carpet
• Bathrooms: 3 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Finished full basement; Den, family room, and foyer; Fireplace
• Laundry & utility: Washer and dryer; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-463 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (14.5% below list).
• Recommended offer: $299k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.6% in Sandy Springs — 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 73/100 on livability (#45 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-, commute A-; Watch: amenities F, cost of living F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: High Point Elementary School (math 46% / reading 51%, grade D, #284 of 1,228 statewide, top 23%, 675 students, 48% FRL); Ridgeview Charter School (math 33% / reading 45%, grade F, #155 of 470 statewide, top 33%, 996 students, 45% FRL); Riverwood International Charter School (math 24% / reading 10%, grade F, #269 of 424 statewide, top 65%, 1,737 students, 30% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 35% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 380 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent runs 32% of the median local income ($112k/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 $10k 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 17 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $280k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,404 (14.5% 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 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. 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: 0.86% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.68%
• DSCR: 0.75
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.0%
• Equity multiple: 0.03×
• Total profit: $-94,712
• Equity at exit: $52,186

10-year hold

• IRR: -55.9%
• Equity multiple: -0.56×
• Total profit: $-153,186
• Equity at exit: $30,262

Cash invested: $98,000 (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 30328

• Rents YoY: -0.2%
• Active inventory: 380
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,994 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA est. from 2 same-building comps: −$410
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-463

Break-even live

Break-even rent $3,581

Max offer price $282,934

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-343	+0% $-463	+5% $-584	+10% $-705
Rent	-10% $-700	-5% $-582	+0% $-463	+5% $-345	+10% $-227
Rate	-1.0pp $-287	-0.5pp $-374	base $-463	+0.5pp $-554	+1.0pp $-646

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Halah Cir Atlanta, GA	4.0	3.5	2417	$3,650	$1.51	23d	1	0.11mi
123 Barkley Ln Atlanta, GA	3.0	3.5	2368	$3,900	$1.65	0d	1	0.16mi
— Atlanta, GA	2.0	2.0	1307	$2,800	$2.14	25d	1	0.28mi
5755 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1111	$3,110	$2.80	0d	19	0.34mi
5610 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	945	$2,025	$2.14	0d	9	0.48mi
111 Glenridge Point Pkwy Atlanta, GA	1.0–2.0	1.0–2.0	943	$2,190	$2.32	0d	15	0.60mi
331 Carpenter Dr #8 Atlanta, GA	3.0	3.5	1652	$3,250	$1.97	44d	1	0.66mi
6075 Harleston Rd Atlanta, GA	3.0	2.0	1600	$3,200	$2.00	19d	1	0.73mi
5858 Westin Rd Atlanta, GA	3.0	3.5	1920	$4,300	$2.24	12d	1	0.75mi
1115 Springwood Connector Atlanta, GA	2.0	1.0–2.0	1103	$2,659	$2.41	0d	33	0.80mi
1110 Hammond Dr Atlanta, GA	2.0	1.0–2.0	975	$2,493	$2.56	0d	35	0.81mi
5470 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1102	$3,679	$3.34	25d	17	0.81mi
5501 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1005	$2,286	$2.27	0d	37	0.84mi
5675 Roswell Rd Atlanta, GA	2.0	2.0	1370	$1,637	$1.19	23d	1	0.85mi
5675 Roswell Rd Atlanta, GA	3.0	2.0	1565	$2,077	$1.33	25d	1	0.85mi
6210 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1103	$2,528	$2.29	0d	23	0.86mi
6075 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1015	$2,954	$2.91	0d	24	0.88mi
6125 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1024	$2,684	$2.62	0d	16	0.90mi
1160 Hammond Dr Atlanta, GA	3.0	1.0–2.0	1095	$2,892	$2.64	11d	35	0.93mi
6050 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	990	$2,700	$2.73	0d	29	0.94mi
5399 Northland Dr NE Unit 3 Atlanta, GA	3.0	3.5	1800	$2,750	$1.53	44d	1	0.98mi
5450 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	974	$2,369	$2.43	44d	1	1.03mi
1400 Lake Hearn Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1062	$4,869	$4.58	0d	201	1.12mi
5480 Glenridge Vw #2008 Atlanta, GA	2.0	2.5	2322	$3,250	$1.40	25d	1	1.16mi
6355 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	1210	$2,723	$2.25	0d	10	1.17mi
6500 Aria Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1007	$3,513	$3.49	0d	22	1.19mi
5490 Glenridge Park NE #5490 Atlanta, GA	2.0	2.5	1720	$3,200	$1.86	20d	1	1.20mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$4,036	$3.81	0d	17	1.21mi
5385 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.5	1245	$2,776	$2.23	0d	12	1.22mi
800 Lake Placid Dr Atlanta, GA	1.0–2.0	1.0–2.0	1015	$1,995	$1.97	4d	26	1.32mi
10 Perimeter Summit Blvd NE Brookhaven, GA	1.0–2.0	1.0–2.0	1043	$2,150	$2.06	44d	3	1.35mi
6543 Beacon Dr Atlanta, GA	3.0	3.5	1608	$4,450	$2.77	19d	1	1.43mi

HOA detail condo

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

Listing history 10 events

1. 2026-06-21
   days on market $350,000 Active 17 DOM
2. 2026-06-18
   statusdays on market $350,000 Active 14 DOM
3. 2026-06-17
   days on market $350,000 New 13 DOM
4. 2026-06-16
   days on market $350,000 New 12 DOM
5. 2026-06-15
   days on market $350,000 New 11 DOM
6. 2026-06-13
   days on market $350,000 New 9 DOM
7. 2026-06-09
   days on market $350,000 New 5 DOM
8. 2026-06-08
   days on market $350,000 New 4 DOM
9. 2026-06-07
   remarks 430-char remark
10. 2026-06-07
    listed $350,000 New 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,928
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,874
• − Management: −$2,874
• − HOA: −$4,920
• − Depreciation: −$10,182
• Taxable loss: −$11,527
• Est. tax savings @ 24.0%: +$2,767
• After-tax cash flow: $-2,795/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, recently updated 3-bedroom/3.5-bathroom townhome in Sandy Springs is in excellent condition and ready for move-in. It offers a spacious layout with new appliances, tile flooring, and fresh paint, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in living areas — Improves aesthetics and adds value
• Both New lighting fixtures — Enhances aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in living areas — Improves aesthetics and adds value ↑
• Both New lighting fixtures — Enhances aesthetics and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Sandy Springs

• Score: 73/100
• State rank: #45
• US rank: #5106

Category grades

Amenities F Commute A- Cost of living F Crime A- Employment A+ Housing B- Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandy Springs, GA
• County: Fulton County · 1,094,430 people
• City population: 108,027
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,508
• Household income: $112,111
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1884.0

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 0.61)
• Race & ethnicity: White 59% Black 18% Asian 12% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 81% English-only · Other Indo-European 5% Spanish 4% Other Asian/Pacific 4%

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: ▼ -361.92%
• Current HPI: 238.4936
• Rent YoY: ▼ -0.24%
• 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

+118.9% since first listed

19 events — show timeline

• 2026-06-03 Listed $350,000 GAMLS
• 2021-02-26 Sold (MLS) $279,900 GAMLS
• 2021-02-26 Sold (MLS) $279,900 FMLS
• 2021-01-12 Pending — GAMLS
• 2021-01-12 Pending — FMLS
• 2021-01-05 Price Changed $279,900 GAMLS
• 2021-01-04 Price Changed $279,900 FMLS
• 2020-12-05 Price Changed $286,700 GAMLS
• 2020-12-04 Price Changed $286,700 FMLS
• 2020-11-21 Price Changed $289,900 GAMLS
• 2020-11-20 Price Changed $289,900 FMLS
• 2020-11-02 Listed $296,900 GAMLS
• 2020-11-02 Listed $296,900 FMLS
• 2014-03-15 Price Changed $152,000 GAMLS
• 2014-02-28 Sold (MLS) $152,000 GAMLS
• 2014-01-28 Pending — GAMLS
• 2014-01-19 Price Changed $155,000 GAMLS
• 2014-01-07 Price Changed $155,000 GAMLS
• 2013-10-08 Listed $159,900 GAMLS