390 17th St NW #3038 · Atlanta, GA 30363

$239,000

1 bd · 1.0 ba · 1,107 sqft · Condo public records · 63 Days on market

Built 2007 $216/sqft · 15% below area Est $282k · 15% under $635/mo HOA · 31% of rent

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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).

• ARV discount +14.3/15.0
• Appreciation +5.6/10.0
• Cash flow +4.6/30.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to one of Atlantic Station's most desirable residences-offering space, style, and unbeatable walkability in the heart of Midtown Atlanta. At 1,107 square feet, this is the largest one-bedroom floorplan available, featuring a spacious, open living area and hardwood flooring that easily accommodates lounging, entertaining, and everyday living with ease. The home includes a versatile bonus room, created from the dining area, that can function as a second bedroom, flex space, or be converted back to a formal dining area. Upon entry, you'll find a convenient office nook or storage area, perfect for today's work-from-home needs. The open-concept kitchen is well appointed with sleek cabinetry, granite countertops, stainless steel appliances, a large breakfast bar, and a rare walk-in pantry. The expansive living area flows seamlessly to a private balcony overlooking the Zen garden courtyard, creating an inviting indoor-outdoor connection. The oversized primary suite features elegant tray ceilings, brand-new carpet, and direct access to the balcony. The spa-style en-suite bath offers double vanities, a separate soaking tub and shower, and a walk-in closet with in-unit laundry for added convenience. Community amenities include a resort-style pool with cabana and grilling area, fully equipped fitness center, and a dog park nearby. The unit comes with one dedicated parking space. Ideally located in the heart of Atlantic Station, you're just steps from IKEA, Target, Publix, restaurants, and entertainment, within walking distance to Georgia Tech and close proximity to Georgia State University. This exceptional home delivers space, flexibility, and an unbeatable Midtown lifestyle-urban living at its best.

Key facts

• Fitness center
• Private balcony
• Zen garden courtyard

Tags

• VERSATILE BONUS ROOM
• PRIVATE BALCONY
• ZEN GARDEN COURTYARD
• WALK-IN PANTRY
• RESORT-STYLE POOL
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $239k.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (44.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (14.1% below list).
• Recommended offer: $132k (44.8% below list) — sets the bar for cash-flow.

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 (+1.2%/yr); 109 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

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.3% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $132,036 (44.8% 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. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 3.25%
• Cash-on-cash: -10.86%
• DSCR: 0.52
• GRM: 9.7

CMA / ARV

• ARV (median comp): $281,667
• List price: $239,000
• Delta: -15.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.27% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.49×
• Total profit: $-34,099
• Equity at exit: $84,998

10-year hold

• IRR: -5.2%
• Equity multiple: 0.36×
• Total profit: $-43,142
• Equity at exit: $115,637

Cash invested: $66,920 (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 30363

• Home prices YoY: 0.7%
• Rents YoY: 1.2%
• Active inventory: 109
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$239 /mo · $2,865/yr
• Insurance: −$100
• HOA: −$635
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-605

Break-even live

Break-even rent $2,819

Max offer price $132,036

Occupancy floor —

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 16th St NW Unit 1357A Atlanta, GA	1.0	1.0	750	$2,000	$2.67	24d	1	0.08mi
400 17th St NW #1451 Atlanta, GA	2.0	2.0	1433	$2,700	$1.88	2d	1	0.10mi
400 17th St NW Atlanta, GA	1.0–2.0	1.0–2.0	1206	$1,650	$1.37	12d	2	0.10mi
400 17th St NW Atlanta, GA	1.0–2.0	1.0–2.0	1206	$1,250	$1.04	24d	3	0.10mi
1220 Mecaslin St NW Atlanta, GA	1.0–3.0	1.0–3.0	1060	$1,563	$1.47	1d	19	0.11mi
401 17th St NW Atlanta, GA	1.0–2.0	1.0–2.0	971	$1,504	$1.55	15d	42	0.15mi
270 17th St NW #908 Atlanta, GA	1.0	1.5	1132	$2,650	$2.34	4d	1	0.15mi
270 17th St NW #2702 Atlanta, GA	2.0	2.5	1369	$3,250	$2.37	18d	1	0.15mi
464 Bishop St NW Atlanta, GA	1.0–2.0	1.0–2.0	990	$1,395	$1.41	19d	14	0.22mi
455 14th St NW Atlanta, GA	3.0	1.0–2.0	995	$1,946	$1.96	1d	23	0.23mi
260 18th St NW #10327 Atlanta, GA	2.0	2.0	1372	$3,700	$2.70	7d	1	0.23mi
1189 Atlantic Dr NW Atlanta, GA	2.0	1.0	1001	$2,395	$2.39	18d	1	0.24mi
400 Bishop St NW Atlanta, GA	3.0	1.0–3.0	1122	$2,673	$2.38	1d	48	0.24mi
230 18th St NW Atlanta, GA	2.0–3.0	2.0	1492	$2,240	$1.50	5d	5	0.25mi
265 18th St NW Atlanta, GA	1.0–2.0	1.5–2.0	1107	$1,850	$1.67	3d	2	0.27mi
470 16th St NW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,585	$1.68	1d	15	0.32mi
232 19th St NW Atlanta, GA	1.0–2.0	1.5–2.0	1231	$2,300	$1.87	7d	12	0.33mi
507 Bishop St NW Atlanta, GA	1.0–2.0	1.0–2.0	963	$1,537	$1.60	1d	24	0.35mi
1124 Center St NW Atlanta, GA	2.0	1.0	1300	$2,200	$1.69	24d	1	0.36mi
10 Tower St NW Atlanta, GA	2.0	1.0–2.0	1014	$3,512	$3.46	1d	194	0.37mi
300 Deering Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	775	$1,234	$1.59	2d	8	0.43mi
1066 McMillan St NW Atlanta, GA	2.0	1.0	900	$1,650	$1.83	14d	1	0.49mi
1273 Williams St NW Unit 1226657P Atlanta, GA	2.0	2.0	1130	$5,222	$4.62	21d	1	0.56mi
449 10th St NW Atlanta, GA	2.0	1.0	1240	$2,100	$1.69	14d	1	0.58mi
1270 Spring St NW Atlanta, GA	1.0–2.0	1.0–2.0	987	$1,683	$1.71	2d	17	0.58mi
469 10th St NW Apt 3 Atlanta, GA	2.0	1.0	900	$1,950	$2.17	11d	1	0.59mi
500 Northside Cir NW Atlanta, GA	1.0–2.0	1.0–2.0	962	$1,175	$1.22	1d	21	0.60mi
1301 Spring St NW Atlanta, GA	2.0	1.0–2.0	939	$3,112	$3.31	1d	39	0.63mi
1011 Northside Dr NW Atlanta, GA	2.0–4.0	2.0–4.0	1050	$1,099	$1.05	16d	11	0.64mi
1280 W Peachtree St NW Atlanta, GA	1.0–2.0	1.0–2.0	826	$1,800	$2.18	24d	2	0.66mi
1140 Spring St NW Atlanta, GA	3.0	1.0–2.0	1196	$2,748	$2.30	2d	20	0.66mi
2 Interlock Ave NW Atlanta, GA	3.0	1.0–2.0	1081	$1,965	$1.82	1d	19	0.66mi
1240 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1101	$3,454	$3.14	2d	25	0.66mi
1405 Spring St NW Atlanta, GA	3.0	1.0–2.0	920	$3,366	$3.66	1d	41	0.68mi
691 14th St NW Atlanta, GA	2.0	1.0–2.0	891	$1,566	$1.76	1d	10	0.69mi
1230 W Peachtree St NW Atlanta, GA	3.0	1.0–2.0	1066	$3,088	$2.90	1d	51	0.69mi
1400 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	910	$2,492	$2.74	1d	33	0.71mi
1400 W Peachtree St NE Unit 1115 Atlanta, GA	2.0	2.0	1147	$2,989	$2.61	24d	1	0.72mi
660 11th St NW Atlanta, GA	2.0	1.0–2.0	1001	$3,801	$3.80	2d	99	0.72mi
22 14th St NW Atlanta, GA	3.0	1.0–2.0	1039	$2,539	$2.44	1d	32	0.74mi

HOA detail condo

• Monthly dues: $635 · $7,620/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $239,000 Active 63 DOM
2. 2026-06-17
   days on market $239,000 Active 62 DOM
3. 2026-06-16
   days on market $239,000 Active 61 DOM
4. 2026-06-15
   days on market $239,000 Active 60 DOM
5. 2026-06-13
   days on market $239,000 Active 58 DOM
6. 2026-06-13
   days on market $239,000 Active 57 DOM
7. 2026-06-09
   days on market $239,000 Active 54 DOM
8. 2026-06-08
   days on market $239,000 Active 53 DOM
9. 2026-06-07
   days on market $239,000 Active 52 DOM
10. 2026-06-04
    days on market $239,000 Active 49 DOM
11. 2026-06-03
    days on market $239,000 Active 48 DOM
12. 2026-06-02
    days on market $239,000 Active 47 DOM
13. 2026-06-01
    days on market $239,000 Active 46 DOM
14. 2026-05-31
    days on market $239,000 Active 45 DOM
15. 2026-04-16
    listed $239,000 New 1728-char remark

    Show marketing remark (1764 chars)

    Welcome to one of Atlantic Station’s most desirable residences—offering space, style, and unbeatable walkability in the heart of Midtown Atlanta. At 1,107 square feet, this is the largest one-bedroom floorplan available, featuring a spacious, open living area and hardwood flooring that easily accommodates lounging, entertaining, and everyday living with ease. The home includes a versatile bonus room, created from the dining area, that can function as a second bedroom, flex space, or be converted back to a formal dining area. Upon entry, you’ll find a convenient office nook or storage area, perfect for today’s work-from-home needs. The open-concept kitchen is well appointed with sleek cabinetry, granite countertops, stainless steel appliances, a large breakfast bar, and a rare walk-in pantry. The expansive living area flows seamlessly to a private balcony overlooking the Zen garden courtyard, creating an inviting indoor-outdoor connection. The oversized primary suite features elegant tray ceilings, brand-new carpet, and direct access to the balcony. The spa-style en-suite bath offers double vanities, a separate soaking tub and shower, and a walk-in closet with in-unit laundry for added convenience. Community amenities include a resort-style pool with cabana and grilling area, fully equipped fitness center, and a dog park nearby. The unit comes with one dedicated parking space. Ideally located in the heart of Atlantic Station, you’re just steps from IKEA, Target, Publix, restaurants, and entertainment, within walking distance to Georgia Tech and close proximity to Georgia State University. This exceptional home delivers space, flexibility, and an unbeatable Midtown lifestyle—urban living at its best.

16. 2026-04-16
    listed $239,000 Active 1764-char remark

    Show marketing remark (1764 chars)

    Welcome to one of Atlantic Station’s most desirable residences—offering space, style, and unbeatable walkability in the heart of Midtown Atlanta. At 1,107 square feet, this is the largest one-bedroom floorplan available, featuring a spacious, open living area and hardwood flooring that easily accommodates lounging, entertaining, and everyday living with ease. The home includes a versatile bonus room, created from the dining area, that can function as a second bedroom, flex space, or be converted back to a formal dining area. Upon entry, you’ll find a convenient office nook or storage area, perfect for today’s work-from-home needs. The open-concept kitchen is well appointed with sleek cabinetry, granite countertops, stainless steel appliances, a large breakfast bar, and a rare walk-in pantry. The expansive living area flows seamlessly to a private balcony overlooking the Zen garden courtyard, creating an inviting indoor-outdoor connection. The oversized primary suite features elegant tray ceilings, brand-new carpet, and direct access to the balcony. The spa-style en-suite bath offers double vanities, a separate soaking tub and shower, and a walk-in closet with in-unit laundry for added convenience. Community amenities include a resort-style pool with cabana and grilling area, fully equipped fitness center, and a dog park nearby. The unit comes with one dedicated parking space. Ideally located in the heart of Atlantic Station, you’re just steps from IKEA, Target, Publix, restaurants, and entertainment, within walking distance to Georgia Tech and close proximity to Georgia State University. This exceptional home delivers space, flexibility, and an unbeatable Midtown lifestyle—urban living at its best.

17. 2021-07-08
    soldstatus $215,000
18. 2021-07-02
    soldstatus $215,000 Closed
19. 2021-07-02
    soldstatus $215,000 Sold
20. 2021-06-09
    status Under Contract
21. 2021-06-09
    status Pending
22. 2021-05-26
    price $215,000
23. 2021-05-26
    price $215,000
24. 2021-04-02
    price $225,000
25. 2021-04-02
    price $225,000
26. 2021-03-19
    listed $233,000 Active
27. 2021-03-19
    listed $233,000 New
28. 2010-08-26
    historical
29. 2010-05-07
    soldstatus $134,000 Sold
30. 2010-03-22
    status Pending
31. 2010-01-28
    price $169,900

ⓘ 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: $2,865 · $239/mo
• Projected year-2 tax: $2,865 · $239/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: $24,626
• − Mortgage interest: −$13,388
• − Property taxes: −$2,865
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$7,620
• − Depreciation: −$6,953
• Taxable loss: −$11,335
• Est. tax savings @ 24.0%: +$2,720
• After-tax cash flow: $-4,546/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): 3,523
• Household income: $123,667
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 300.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 36% White 34% Asian 16% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 10% Romanian 2% Scotch-Irish 1%
• Foreign-born: 24% · China, Canada
• Languages at home: 80% English-only · Chinese 6% Spanish 4% Other Indo-European 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: ▲ 1.27%
• Current HPI: 177.6556
• Rent YoY: ▲ 1.23%
• 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

+40.7% since first listed

17 events — show timeline

• 2026-04-16 Listed $239,000 FMLS
• 2026-04-16 Listed $239,000 GAMLS
• 2021-07-08 Sold (Public Records) $215,000 Public Records
• 2021-07-02 Sold (MLS) $215,000 GAMLS
• 2021-07-02 Sold (MLS) $215,000 FMLS
• 2021-06-09 Pending — GAMLS
• 2021-06-09 Pending — FMLS
• 2021-05-26 Price Changed $215,000 GAMLS
• 2021-05-26 Price Changed $215,000 FMLS
• 2021-04-02 Price Changed $225,000 GAMLS
• 2021-04-02 Price Changed $225,000 FMLS
• 2021-03-19 Listed $233,000 GAMLS
• 2021-03-19 Listed $233,000 FMLS
• 2010-08-26 Listing Removed — FMLS
• 2010-05-07 Sold (MLS) $134,000 FMLS
• 2010-03-22 Pending — FMLS
• 2010-01-28 Price Changed $169,900 FMLS

Property tax history

-1.8%/yr

Latest (2025): $2,865 · +2.3% YoY. Source: county tax records.