1075 Peachtree Walk NE Unit A205 · Atlanta, GA 30309

$245,000

1 bd · 1.0 ba · 730 sqft · Condo public records · 13 Days on market

Built 1996 $269/mo HOA · 12% of rent

---

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 +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this 1/1 condo in the middle of Midtown amid a variety of upscale restaurants. This condo has hardwood floors throughout, crown molding, plantation blinds, stainless steel appliances, newer AC and a full size washer and dryer. It also comes with a storage unit on the same floor. Get the grill fired up on the same floor. Get the grill fired up for a weekend BBQ, or take your furry friend to the on-site dog park. There are charging stations available and bike storage for the eco-conscious person. All of this comes with impressively low HOA fees, making this condo not just a home, but a very smart investment and a well maintained community. Safety and convenience are top priorities, with a courtesy officer on duty from 9pm to 5am. Close to the Marta Station, Georgia Tech and Whole Foods is within reach for all of your grocery needs.

Key facts

• Close to whole foods
• On-site dog park
• Charging stations

Tags

• ON-SITE DOG PARK
• CHARGING STATIONS
• BIKE STORAGE
• CLOSE TO MARTA STATION
• CLOSE TO GEORGIA TECH
• CLOSE TO WHOLE FOODS

Property features AI

Finance

• Other: Directions: From Peachtree Street in Midtown turn west on 11th St., then right on Peachtree Walk and right into parking. Park by the pool only in guest parking. Lockbox at Building B on 11th Street by the pool gate; after getting key and fob, Building A is at 1075 Peachtree Walk.
• HOA & community: Monthly association fee; Association covers insurance, grounds maintenance, reserve fund, pool, tennis, and trash; Community amenities include barbecue, business center, dog park, fitness center, sidewalks, street lights, and proximity to public transport; Community contains 218 units

Exterior

• Parking: One garage space; Garage parking plus unassigned spaces; Electric vehicle charging station(s) available
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Sewer available; Water available
• Home design: One-level condominium; Resale condition
• Construction: Stucco exterior; Composition roof; Concrete perimeter foundation and slab; Condominium ownership
• Exterior features: Balcony; In-ground pool; Outdoor kitchen; Storage; Asphalt road access; City street frontage

Interior

• Kitchen: Dishwasher; Microwave; Countertops with other surface materials; Kitchen open to family room / view to family room; Open-concept dining area
• Bedrooms: Primary bedroom on the main level; One main-level bedroom
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom; Master bathroom with tub/shower combo; One main-level bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: High-speed internet available; Walk-in closet(s); Insulated windows; 2+ common walls
• Laundry & utility: Washer and dryer included; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (5.3% below list).
• Recommended offer: $214k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: 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: Springdale Park Elementary School (math 72% / reading 75%, grade A, #37 of 1,228 statewide, top 3%, 742 students, 11% FRL); 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 16% FRL vs 71% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+23 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 (+3.1%/yr); 408 active listings in the ZIP; 40 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).

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.
• 6 sale attempts since 12y 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 $125k; list at $245k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,010 (12.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.2%
• Equity multiple: 0.26×
• Total profit: $-50,435
• Equity at exit: $36,530

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-56,514
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$352 /mo · $4,220/yr
• Insurance: −$102
• HOA: −$269
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-175

Break-even live

Break-even rent $2,541

Max offer price $214,010

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-106	+0% $-175	+5% $-245	+10% $-314
Rent	-10% $-359	-5% $-267	+0% $-175	+5% $-84	+10% $8
Rate	-1.0pp $-52	-0.5pp $-113	base $-175	+0.5pp $-239	+1.0pp $-303

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1074 Peachtree Walk NE Unit B222 Atlanta, GA	1.0	1.0	730	$1,900	$2.60	18d	1	0.04mi
1074 Peachtree Walk NE Unit B222 Atlanta, GA	1.0	1.0	730	$1,850	$2.53	8d	1	0.04mi
77 12th St NE Atlanta, GA	2.0	1.0–2.0	941	$2,613	$2.78	2d	22	0.06mi
33 11th St NE Atlanta, GA	2.0	1.0–2.0	1148	$3,698	$3.22	2d	28	0.08mi
1163 W Peachtree St NW Atlanta, GA	—	1.0	628	$1,871	$2.98	3d	1	0.15mi
1136 Crescent Ave NE Atlanta, GA	1.0	1.0	552	$1,500	$2.72	22d	6	0.15mi
1018 W Peachtree St NW Atlanta, GA	3.0	1.0–3.0	1156	$3,444	$2.98	2d	35	0.16mi
1163 W Peachtree St NE Atlanta, GA	2.0	1.0–2.0	1013	$2,804	$2.77	2d	45	0.17mi
22 14th St NW Atlanta, GA	3.0	1.0–2.0	1039	$2,539	$2.44	2d	32	0.19mi
1010 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	865	$2,620	$3.03	2d	26	0.20mi
1081 Juniper St NE Atlanta, GA	3.0	1.0–3.5	1375	$7,290	$5.30	3d	105	0.23mi
1000 Spring St NW Atlanta, GA	3.0	1.0–3.0	1001	$3,491	$3.49	2d	16	0.24mi
1140 Spring St NW Atlanta, GA	3.0	1.0–2.0	1196	$2,748	$2.30	3d	20	0.25mi
915 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1262	$4,122	$3.27	2d	23	0.27mi
180 10th St NE Atlanta, GA	1.0–3.0	1.0–3.0	1345	$2,095	$1.56	2d	21	0.29mi
195 13th St NE Atlanta, GA	2.0	1.0–2.0	804	$2,790	$3.47	2d	14	0.30mi
1020 Piedmont Ave NE Atlanta, GA	2.0	1.0–2.0	1005	$2,950	$2.93	2d	23	0.30mi
1230 W Peachtree St NW Atlanta, GA	3.0	1.0–2.0	1066	$3,088	$2.90	2d	51	0.31mi
923 Peachtree St NE Atlanta, GA	1.0	1.0	732	$2,350	$3.21	16d	2	0.31mi
923 Peachtree St NE Atlanta, GA	1.0	1.0	732	$2,672	$3.65	8d	2	0.31mi
208 12th St NE Unit 102 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	25d	1	0.31mi
208 12th St NE Unit 202 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	18d	1	0.31mi
95 8th St NW Atlanta, GA	3.0	1.0–2.0	1011	$2,694	$2.66	2d	38	0.32mi
955 Juniper St NE #3228 Atlanta, GA	1.0	1.0	715	$1,750	$2.45	17d	1	0.32mi
199 14th St NE #201 Atlanta, GA	1.0	1.0	625	$1,695	$2.71	25d	1	0.33mi
199 14th St NE Unit 209 Atlanta, GA	1.0	1.0	750	$1,495	$1.99	25d	1	0.33mi
199 14th St NE #812 Atlanta, GA	—	1.0	533	$1,390	$2.61	25d	1	0.33mi
207 13th St NE Atlanta, GA	3.0	1.0–3.5	1645	$3,499	$2.13	8d	14	0.34mi
903 Peachtree St NE Atlanta, GA	3.0	1.0–2.5	945	$2,223	$2.35	2d	56	0.35mi
222 14th St NE Atlanta, GA	2.0	1.0–2.0	858	$2,140	$2.49	2d	10	0.35mi
878 Peachtree St NE #415 Atlanta, GA	1.0	1.0	603	$1,750	$2.90	25d	1	0.36mi
1240 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1101	$3,454	$3.14	3d	25	0.36mi
940 Piedmont Ave NE Atlanta, GA	1.0	1.0	596	$1,500	$2.51	22d	1	0.37mi
1045 Piedmont Ave NE Atlanta, GA	1.0	1.0	698	$1,995	$2.86	4d	3	0.38mi
888 Juniper St NE Atlanta, GA	1.0–3.0	1.0–3.0	1439	$2,073	$1.44	3d	25	0.39mi
1280 W Peachtree St NW Atlanta, GA	1.0–2.0	1.0–2.0	826	$1,800	$2.18	25d	2	0.40mi
860 Peachtree St NE Atlanta, GA	1.0	1.0	744	$2,050	$2.76	18d	1	0.40mi
855 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	818	$1,762	$2.15	2d	26	0.42mi
250 10th St NE Atlanta, GA	2.0	1.0–2.0	892	$2,290	$2.57	2d	13	0.43mi
1200 14th Pl NE Atlanta, GA	1.0	1.0	650	$1,595	$2.45	25d	1	0.44mi

HOA detail condo

• Monthly dues: $269 · $3,228/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $245,000 Active 13 DOM
2. 2026-06-17
   days on market $245,000 Active 12 DOM
3. 2026-06-16
   days on market $245,000 Active 11 DOM
4. 2026-06-15
   days on market $245,000 Active 10 DOM
5. 2026-06-13
   days on market $245,000 Active 8 DOM
6. 2026-06-13
   days on market $245,000 Active 7 DOM
7. 2026-06-09
   days on market $245,000 Active 4 DOM
8. 2026-06-08
   days on market $245,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $245,000 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: $4,220 · $352/mo
• Projected year-2 tax: $4,220 · $352/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,830
• − Mortgage interest: −$13,724
• − Property taxes: −$4,220
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − HOA: −$3,228
• − Depreciation: −$7,127
• Taxable loss: −$6,147
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $-630/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

+147.5% since first listed

19 events — show timeline

• 2026-06-05 Listed $245,000 FMLS
• 2026-06-05 Listed $245,000 GAMLS
• 2026-01-22 Listing Removed — FMLS
• 2025-08-04 Price Changed $259,000 FMLS
• 2025-06-06 Listed $260,000 FMLS
• 2025-06-05 Coming Soon — FMLS
• 2021-02-19 Listing Removed — GAMLS
• 2020-10-08 Listed $229,000 GAMLS
• 2016-02-10 Price Changed $124,500 FMLS
• 2015-06-04 Price Changed $125,000 FMLS
• 2014-05-09 Listing Removed — FMLS
• 2014-05-09 Sold (Public Records) $125,000 Public Records
• 2014-05-06 Sold (MLS) $125,000 FMLS
• 2014-04-22 Pending — FMLS
• 2014-04-14 Contingent — FMLS
• 2014-04-09 Relisted — FMLS
• 2014-03-31 Contingent — FMLS
• 2014-03-20 Listed $124,500 FMLS
• 2013-10-09 Sold (Public Records) $99,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $4,220 · +5.0% YoY. Source: county tax records.