6851 Roswell Rd Unit D33 · Sandy Springs, GA 30328

$200,000

2 bd · 2.0 ba · 1,206 sqft · Condo public records · 55 Days on market

Built 1964 $166/sqft · 22% below area Est $255k · 22% under

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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 +15.0/15.0
• Cash flow +8.0/30.0
• 1% rule +4.7/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated top-floor 2-bedroom, 2-bathroom condominium offering a blend of comfort, functionality, and convenience. Recently enhanced with luxury vinyl plank (LVP) flooring installed in November 2024, the open living space provides a warm and cohesive feel throughout. The kitchen was thoughtfully updated in May 2025 and features a new backsplash, freshly painted cabinetry, and a brand-new dishwasher, creating a clean and modern space ideal for both everyday living and entertaining. Both bedrooms are generously sized, offering flexibility for primary living, guests, or a home office, while the bathrooms are designed with practicality and ease in mind. This unit includes two reserved parking spaces and a separate storage unit, a rare and valuable addition in condo living. Ideally located in a well-established community, residents enjoy access to amenities including a pool, tennis courts, and outdoor gathering spaces, enhancing everyday lifestyle and leisure. Conveniently situated within walking distance to public transportation and just minutes from a variety of shopping, dining, and major commuter routes, this home offers both accessibility and comfort. Don't miss the opportunity to own a move-in-ready top-floor unit in a location that balances lifestyle and convenience.

Key facts

• Access to amenities
• Updated kitchen
• Community pool

Tags

• TOP-FLOOR CONDOMINIUM
• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• RESERVED PARKING SPACES
• SEPARATE STORAGE UNIT
• ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (2.8% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.0% 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.
• Market conditions: Rents soft (-0.2%/yr); 380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $1k of loan paydown is wiped out by about $6k 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 55 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $42k; list at $200k implies a 376% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% 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 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 0.97% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 8.6

CMA / ARV

• ARV (median comp): $254,925
• List price: $200,000
• Delta: -21.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.1%
• Equity multiple: 0.09×
• Total profit: $-51,088
• Equity at exit: $29,821

10-year hold

• IRR: -51.6%
• Equity multiple: -0.47×
• Total profit: $-82,522
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$83
• HOA est. from 15 same-building comps: −$467
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-208

Break-even live

Break-even rent $2,207

Max offer price $163,293

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-151	+0% $-208	+5% $-264	+10% $-321
Rent	-10% $-361	-5% $-285	+0% $-208	+5% $-131	+10% $-54
Rate	-1.0pp $-107	-0.5pp $-157	base $-208	+0.5pp $-260	+1.0pp $-312

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1364	$1,715	$1.26	6d	4	0.15mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1525	$1,950	$1.28	25d	3	0.15mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1440	$1,950	$1.35	3d	2	0.15mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1440	$1,950	$1.35	0d	3	0.15mi
6851 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1364	$2,000	$1.47	44d	5	0.15mi
550 Abernathy Rd Sandy Springs, GA	2.0	2.0	1280	$1,656	$1.29	0d	5	0.20mi
6925 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,630	$1.41	0d	23	0.32mi
6940 Roswell Rd Unit 8F Atlanta, GA	2.0	1.5	1000	$1,850	$1.85	25d	1	0.34mi
6940 Roswell Rd Atlanta, GA	2.0	1.5	1000	$1,848	$1.85	44d	2	0.34mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$2,350	$2.63	44d	4	0.37mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.0–2.5	1237	$1,899	$1.54	3d	2	0.41mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.5	1379	$2,100	$1.52	21d	1	0.41mi
6901 Glenlake Pkwy Atlanta, GA	1.0–3.0	1.0–2.5	1105	$1,821	$1.65	0d	20	0.46mi
6840 Sunny Brook Ln Atlanta, GA	3.0	2.0	1417	$2,500	$1.76	44d	1	0.51mi
6500 Aria Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1007	$3,513	$3.49	0d	22	0.60mi
6558 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1297	$2,030	$1.57	0d	43	0.69mi
7100 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,687	$1.42	44d	1	0.72mi
901 Abernathy Rd NE Unit 1 Atlanta, GA	2.0	2.0	1002	$2,100	$2.10	3d	1	0.76mi
612 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,750	$1.70	5d	1	0.84mi
310 Granville Ct Unit 310 Atlanta, GA	2.0	2.0	1032	$1,800	$1.74	6d	1	0.84mi
640 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,875	$1.82	25d	1	0.84mi
524 Granville Ct Atlanta, GA	1.0	1.0	711	$1,395	$1.96	6d	1	0.84mi
613 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,900	$1.84	25d	1	0.84mi
601 Abingdon Way Atlanta, GA	2.0	2.0	1400	$1,800	$1.29	6d	1	0.85mi
760 Mount Vernon Hwy NE Atlanta, GA	1.0–2.0	1.0–2.0	626	$1,739	$2.78	2d	21	0.92mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1250	$2,353	$1.88	25d	1	0.96mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1395	$2,217	$1.59	0d	1	0.96mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1395	$2,384	$1.71	44d	1	0.96mi
7260 Roswell Rd Sandy Springs, GA	2.0	1.0–2.0	895	$2,811	$3.14	0d	22	0.97mi
7150 W Peachtree Dunwoody Rd Atlanta, GA	3.0	1.0–2.0	966	$2,272	$2.35	0d	33	1.01mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$3,631	$4.78	18d	2	1.06mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$2,395	$3.15	44d	2	1.06mi
475 Mount Vernon Hwy NE Unit C225 Atlanta, GA	1.0	1.0	700	$2,995	$4.28	6d	1	1.11mi
475 Mount Vernon Hwy NE Atlanta, GA	1.0	1.0	700	$2,945	$4.21	25d	2	1.11mi
6873 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	872	$1,967	$2.25	0d	22	1.13mi
7200 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1083	$1,548	$1.43	3d	9	1.19mi
100 Preston Woods Trl Atlanta, GA	1.0–3.0	1.0–2.0	1171	$1,917	$1.64	0d	13	1.21mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,727	$3.05	13d	1	1.21mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,836	$3.18	3d	4	1.21mi
381 Hilderbrand Dr Atlanta, GA	2.0	1.0	1061	$2,400	$2.26	44d	1	1.23mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-13
   statusdays on market $200,000 Under Contract 55 DOM
2. 2026-06-09
   days on market $200,000 Active 54 DOM
3. 2026-06-08
   days on market $200,000 Active 53 DOM
4. 2026-06-07
   days on market $200,000 Active 52 DOM
5. 2026-06-04
   days on market $200,000 Active 49 DOM
6. 2026-06-03
   days on market $200,000 Active 48 DOM
7. 2026-06-01
   days on market $200,000 Active 46 DOM
8. 2026-05-31
   days on market $200,000 Active 45 DOM
9. 2026-02-27
   listed $200,000 New 1333-char remark

   Show marketing remark (1333 chars)

   Welcome to this beautifully updated top-floor 2-bedroom, 2-bathroom condominium offering a blend of comfort, functionality, and convenience. Recently enhanced with luxury vinyl plank (LVP) flooring installed in November 2024, the open living space provides a warm and cohesive feel throughout. The kitchen was thoughtfully updated in May 2025 and features a new backsplash, freshly painted cabinetry, and a brand-new dishwasher, creating a clean and modern space ideal for both everyday living and entertaining. Both bedrooms are generously sized, offering flexibility for primary living, guests, or a home office, while the bathrooms are designed with practicality and ease in mind. This unit includes two reserved parking spaces and a separate storage unit, a rare and valuable addition in condo living. Ideally located in a well-established community, residents enjoy access to amenities including a pool, tennis courts, and outdoor gathering spaces, enhancing everyday lifestyle and leisure. Conveniently situated within walking distance to public transportation and just minutes from a variety of shopping, dining, and major commuter routes, this home offers both accessibility and comfort. Don't miss the opportunity to own a move-in-ready top-floor unit in a location that balances lifestyle and convenience.

10. 2025-06-20
    historical
11. 2025-05-26
    listed $219,900 Active
12. 2010-09-27
    historical
13. 2010-09-21
    soldstatus $42,000 Sold
14. 2010-09-08
    status Pending
15. 2010-06-24
    price $59,900
16. 2010-06-23
    price $59,900
17. 2010-05-17
    listed $69,500 Active
18. 2001-05-15
    soldstatus $94,900
19. 1998-07-08
    soldstatus $47,000
20. 1994-05-02
    soldstatus $39,100

ⓘ 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: $1,731 · $144/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$109/yr (+$9/mo · 6.3%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $23,326
• − Mortgage interest: −$11,203
• − Property taxes: −$1,731
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − HOA: −$5,604
• − Depreciation: −$5,818
• Taxable loss: −$5,763
• Est. tax savings @ 24.0%: +$1,383
• After-tax cash flow: $-1,110/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: 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

+411.5% since first listed

12 events — show timeline

• 2026-02-27 Listed $200,000 GAMLS
• 2025-06-20 Listing Removed — FMLS
• 2025-05-26 Listed $219,900 FMLS
• 2010-09-27 Listing Removed — FMLS
• 2010-09-21 Sold (MLS) $42,000 FMLS
• 2010-09-08 Pending — FMLS
• 2010-06-24 Price Changed $59,900 GAMLS
• 2010-06-23 Price Changed $59,900 FMLS
• 2010-05-17 Listed $69,500 FMLS
• 2001-05-15 Sold (Public Records) $94,900 Public Records
• 1998-07-08 Sold (Public Records) $47,000 Public Records
• 1994-05-02 Sold (Public Records) $39,100 Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,731 · -18.9% YoY. Source: county tax records.