2285 Peachtree Rd #602 · Atlanta, GA 30309

$149,500

1 bd · 1.0 ba · 703 sqft · Condo public records · 40 Days on market

Built 1965 $213/sqft · 14% below area Est $173k · 14% 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 +13.7/15.0
• 1% rule +5.0/10.0
• Cash flow +4.5/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

.Unbeatable Value and Location! This charming 1-bedroom, 1-bath condo is situated in the absolute heart of Buckhead, offering supreme walkability to premier shopping and dining. The unit features an updated kitchen with white cabinets, stainless steel appliances, and granite countertops, plus new flooring throughout, a walk-in closet, and covered, gated parking. The truly all-inclusive HOA is the key benefit, covering electricity, gas, water, sewer, trash, high-speed internet, cable TV, termite, pest control, and common area maintenance, minimizing your operating costs. Amenities include a great rooftop swimming pool and cookout area, and with NO RENTAL CAP and rentals allowed for 6 months

Key facts

• White cabinets
• Walk-in closet
• New flooring

Tags

• UPDATED KITCHEN
• WHITE CABINETS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• NEW FLOORING
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: HOA/association membership required; Association covers facilities fee, heating/cooling, structure and grounds maintenance, management fee, pest control, sewer, swimming (pool), trash and water

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available
• Home design: Attached condominium in a high-rise; Resale unit; Three or more levels
• Construction: Built in 1965; Brick and other exterior materials; Composition and other roofing
• Exterior features: Community pool; Community clubhouse; Fitness center; Near shopping

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: One bedroom on the main level
• Flooring: Laminate; Tile; Vinyl; Other
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Open family/living area; No basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/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 $149k (0.4% below list).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

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: E. Rivers Elementary School (math 33% / reading 52%, grade F, #374 of 1,228 statewide, top 31%, 708 students, 32% FRL); Willis A. Sutton Middle School (math 36% / reading 55%, grade D+, #97 of 470 statewide, top 22%, 1,548 students, 34% FRL); North Atlanta High School (math 27% / reading 17%, grade F, #213 of 424 statewide, top 51%, 2,316 students, 24% FRL) — zoned schools average 30% FRL vs 71% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• 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 3d 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 is only 16% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 40 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• 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 $145,015 (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 40 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 1965 — 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: 1.00% ✗
• Cap rate: 3.22%
• Cash-on-cash: -10.98%
• DSCR: 0.51
• GRM: 8.4

CMA / ARV

• ARV (median comp): $173,371
• List price: $149,500
• Delta: -13.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -35.7%
• Equity multiple: -0.15×
• Total profit: $-48,134
• Equity at exit: $22,291

10-year hold

• IRR: -44.7%
• Equity multiple: -0.70×
• Total profit: $-71,361
• Equity at exit: $12,926

Cash invested: $41,860 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$784
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$62
• HOA est. from 6 same-building comps: −$560
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-383

Break-even live

Break-even rent $1,973

Max offer price $81,854

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2285 Peachtree Rd NE Atlanta, GA	1.0	1.0	667	$1,664	$2.49	2d	2	0.05mi
11 Peachtree Hills Ave NE Unit B5 Atlanta, GA	1.0	1.0	600	$1,000	$1.67	24d	1	0.12mi
2420 Peachtree Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	957	$1,949	$2.04	20d	5	0.27mi
2111 Fairhaven Cir NE Unit UPSTAIRS Atlanta, GA	1.0	1.0	550	$1,150	$2.09	15d	1	0.28mi
2111 Fairhaven Cir NE Unit UPSTAI Atlanta, GA	1.0	1.0	550	$1,050	$1.91	12d	1	0.28mi
100 Colonial Homes Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	1188	$1,550	$1.30	1d	28	0.31mi
40 Peachtree Valley Rd NE Atlanta, GA	3.0	1.0–2.0	1103	$1,653	$1.50	1d	47	0.40mi
100 Terrace Dr NE Unit 12 Atlanta, GA	2.0	1.0	700	$1,325	$1.89	24d	1	0.41mi
100 Terrace Dr NE Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	0.41mi
222 Colonial Homes Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	968	$1,909	$1.97	1d	14	0.44mi
2035 Peachtree Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	771	$1,196	$1.55	1d	18	0.48mi
2025 Peachtree Rd NE Atlanta, GA	1.0	1.0	600	$1,395	$2.33	5d	142	0.49mi
2025 Peachtree Rd Unit 1-0113 Rachel Mitigations Regional Atlanta, GA	1.0	1.0	450	$1,195	$2.66	3d	1	0.51mi
350 Peachtree Hills Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	950	$1,325	$1.39	1d	28	0.89mi
480 Peachtree Hills Ave NE Atlanta, GA	1.0	1.0	600	$1,186	$1.98	2d	2	0.94mi
1777 Peachtree St NE Atlanta, GA	2.0	1.0–2.0	886	$2,614	$2.95	7d	6	0.94mi
112 Ardmore Pl NW Unit 12 Atlanta, GA	1.0	1.0	575	$999	$1.74	18d	1	0.96mi
112 Ardmore Pl NW Atlanta, GA	1.0	1.0	750	$1,199	$1.60	16d	1	0.96mi
112 Ardmore Pl NW Unit 3 Atlanta, GA	1.0	1.0	750	$1,199	$1.60	18d	1	0.96mi
147 26th St NW Atlanta, GA	2.0	1.0–2.0	956	$1,639	$1.71	1d	24	1.05mi
1925 Monroe Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1101	$1,464	$1.33	1d	47	1.07mi
6 Vivian Ln NE Unit 23 Atlanta, GA	1.0	1.0	650	$1,245	$1.92	21d	1	1.10mi
485 Lindbergh Pl NE Atlanta, GA	2.0	1.0–2.0	918	$1,632	$1.78	1d	33	1.11mi
2450 Camellia Ln NE Atlanta, GA	1.0–2.0	1.0–2.0	911	$1,359	$1.49	2d	20	1.11mi
45 Sheridan Dr NE Unit 13 Atlanta, GA	—	1.0	510	$1,100	$2.16	24d	1	1.12mi
65 Sheridan Dr NE Atlanta, GA	1.0	1.0	520	$1,065	$2.05	16d	1	1.13mi
225 26th St NW Atlanta, GA	3.0	1.0–2.0	1197	$1,889	$1.58	1d	13	1.19mi
21 Delmont Dr NE Apt 3 Atlanta, GA	1.0	1.0	556	$1,400	$2.52	16d	1	1.19mi
508 Main St NE Atlanta, GA	2.0	1.0–2.0	829	$1,840	$2.22	1d	26	1.19mi
21 Delmont Dr NE Unit 1 Atlanta, GA	1.0	1.0	600	$1,300	$2.17	24d	1	1.20mi
2000 Monroe Pl NE Atlanta, GA	—	1.0	584	$1,329	$2.28	3d	1	1.24mi
The Peach Atlanta, GA	1.0–3.0	1.0–3.5	1175	$1,335	$1.14	3d	38	1.24mi
1950 Piedmont Cir NE Atlanta, GA	2.0	1.0–2.0	888	$2,096	$2.36	1d	48	1.33mi
2323 Piedmont Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	984	$1,646	$1.67	1d	30	1.38mi
32 Peachtree Ave NE Unit 3 Atlanta, GA	1.0	1.0	650	$1,300	$2.00	1d	1	1.40mi
32 Peachtree Ave NE Unit 1 Atlanta, GA	1.0	1.0	650	$1,300	$2.00	24d	1	1.40mi
2400 Parkland Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1027	$1,453	$1.41	1d	19	1.41mi
1760 Northside Dr NW Atlanta, GA	1.0–2.0	1.0–2.0	701	$1,249	$1.78	2d	7	1.43mi
2591 Piedmont Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1019	$1,398	$1.37	1d	20	1.43mi
658 Lindbergh Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	1022	$1,756	$1.72	3d	22	1.44mi

HOA detail condo

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

Listing history 44 events

1. 2026-06-18
   days on market $149,500 Active 40 DOM
2. 2026-06-17
   days on market $149,500 Active 39 DOM
3. 2026-06-16
   days on market $149,500 Active 38 DOM
4. 2026-06-15
   days on market $149,500 Active 37 DOM
5. 2026-06-13
   days on market $149,500 Active 35 DOM
6. 2026-06-13
   days on market $149,500 Active 34 DOM
7. 2026-06-09
   days on market $149,500 Active 31 DOM
8. 2026-06-08
   days on market $149,500 Active 30 DOM
9. 2026-06-07
   days on market $149,500 Active 29 DOM
10. 2026-06-04
    days on market $149,500 Active 26 DOM
11. 2026-06-03
    days on market $149,500 Active 25 DOM
12. 2026-06-02
    days on market $149,500 Active 24 DOM
13. 2026-06-01
    days on market $149,500 Active 23 DOM
14. 2026-05-31
    days on market $149,500 Active 22 DOM
15. 2026-05-09
    price $149,500 805-char remark
16. 2026-05-09
    historical
17. 2026-04-01
    status Back On Market
18. 2026-03-31
    historical
19. 2025-10-03
    price $159,500
20. 2025-09-29
    price $162,000
21. 2025-09-02
    listed $159,900 New 805-char remark
22. 2025-09-02
    listed $170,000 New
23. 2025-07-01
    historical
24. 2025-06-03
    price $169,999
25. 2025-02-26
    listed $174,500 New
26. 2025-02-23
    historical
27. 2025-02-15
    price $174,500
28. 2024-10-26
    listed $178,500 New
29. 2023-04-07
    soldstatus $122,500
30. 2023-04-06
    soldstatus $122,500 Sold
31. 2023-04-06
    soldstatus $122,500 Closed
32. 2023-04-01
    status Pending
33. 2023-03-27
    status Under Contract
34. 2023-03-27
    historical Active Under Contract
35. 2023-03-18
    status Active
36. 2023-03-18
    status Back On Market
37. 2023-03-14
    status Under Contract
38. 2023-03-13
    historical Active Under Contract
39. 2023-03-07
    listed $130,000 New
40. 2023-03-07
    listed $130,000 Active
41. 2009-10-21
    soldstatus $61,900
42. 2009-10-19
    soldstatus $61,850
43. 2009-07-18
    listed $61,850
44. 1982-06-11
    soldstatus $41,500

ⓘ 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: $1,829 · $152/mo
• Projected year-2 tax: $1,829 · $152/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 6/10 Major 7 d/yr ≥104°F today · 18 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: $17,860
• − Mortgage interest: −$8,374
• − Property taxes: −$1,829
• − Insurance: −$748
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − HOA: −$6,720
• − Depreciation: −$4,349
• Taxable loss: −$7,018
• Est. tax savings @ 24.0%: +$1,684
• After-tax cash flow: $-2,911/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

+260.2% since first listed

30 events — show timeline

• 2026-05-09 Price Changed $149,500 GAMLS
• 2026-05-09 Listing Removed — GAMLS
• 2026-04-01 Relisted — GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2025-10-03 Price Changed $159,500 GAMLS
• 2025-09-29 Price Changed $162,000 GAMLS
• 2025-09-02 Listed $170,000 GAMLS
• 2025-09-02 Listed $159,900 GAMLS
• 2025-07-01 Listing Removed — GAMLS
• 2025-06-03 Price Changed $169,999 GAMLS
• 2025-02-26 Listed $174,500 GAMLS
• 2025-02-23 Listing Removed — GAMLS
• 2025-02-15 Price Changed $174,500 GAMLS
• 2024-10-26 Listed $178,500 GAMLS
• 2023-04-07 Sold (Public Records) $122,500 Public Records
• 2023-04-06 Sold (MLS) $122,500 FMLS
• 2023-04-06 Sold (MLS) $122,500 GAMLS
• 2023-04-01 Pending — FMLS
• 2023-03-27 Pending — GAMLS
• 2023-03-27 Contingent — FMLS
• 2023-03-18 Relisted — FMLS
• 2023-03-18 Relisted — GAMLS
• 2023-03-14 Pending — GAMLS
• 2023-03-13 Contingent — FMLS
• 2023-03-07 Listed $130,000 FMLS
• 2023-03-07 Listed $130,000 GAMLS
• 2009-10-21 Sold (Public Records) $61,900 Public Records
• 2009-10-19 Sold (MLS) $61,850 FMLS
• 2009-07-18 Listed $61,850 FMLS
• 1982-06-11 Sold (Public Records) $41,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,829 · -7.4% YoY. Source: county tax records.