2401 Huntingdon Chase · Sandy Springs, GA 30350

$194,900

3 bd · 2.0 ba · 1,397 sqft · Condo public records · 6 Days on market

Built 1984 $140/sqft · 41% below area Est $324k · 40% under $316/mo HOA · 15% 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 +15.0/15.0
• Cash flow +12.2/30.0
• 1% rule +5.6/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this large 3-bedroom, 2-bath condo that needs some work, in the sought-after Brandon Mill Farms community of Sandy Springs. Offering 1,397 sq. ft. of single-level living, this home combines modern style and a prime location near shopping, dining, and GA-400. The kitchen features white shaker cabinets, granite countertops, and stainless-steel appliances. Both bathrooms have subway tile, tile floors, and wood-washed vanities. No rental restrictions - perfect for investors or owner-occupants. Swim and Tennis community. Brandon Mill Farms offers the ideal balance of serenity and convenience - just minutes from Perimeter Center, the Chattahoochee River, and downtown Sandy Springs.

Key facts

• Tile floors
• Subway tile
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• WHITE SHAKER CABINETS
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• SUBWAY TILE
• TILE FLOORS

Property features AI

Finance

• HOA & community: Monthly association fee; Association covers insurance, building maintenance, trash, grounds maintenance, pest control, reserve fund, sewer, pool and tennis, termite, and water; Community features include tennis courts and pool; Community contains approximately 300 units

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service: 110V and 220V; Cable available; Natural gas available
• Home design: Condominium; One level
• Construction: Stucco construction; Composition roof; Slab foundation; Resale condition
• Exterior features: Community pool; In-ground pool

Interior

• Kitchen: White cabinets; Stone counters; Open view to the family room; Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Master bedroom on the main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Walk-in closet(s); End unit
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-40 ($-484/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (3.7% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $188k (3.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Zoned schools: Woodland Elementary School (math 45% / reading 46%, grade D-, #323 of 1,228 statewide, top 26%, 968 students, 39% FRL); Sandy Springs Middle School (math 30% / reading 40%, grade F, #191 of 470 statewide, top 41%, 821 students, 59% FRL); North Springs High School (math 64% / reading 24%, grade F, #47 of 424 statewide, top 11%, 1,275 students, 43% FRL).
• Market conditions: Rents soft (-0.3%/yr); 172 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $165k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,770 (3.7% 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: 1.06% ✓
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 7.8

CMA / ARV

• ARV (median comp): $324,319
• List price: $194,900
• Delta: -39.90%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.9%
• Equity multiple: 0.27×
• Total profit: $-39,992
• Equity at exit: $29,060

10-year hold

• IRR: -29.2%
• Equity multiple: -0.11×
• Total profit: $-60,653
• Equity at exit: $16,851

Cash invested: $54,572 (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 30350

• Rents YoY: -0.3%
• Active inventory: 172
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$258 /mo · $3,100/yr
• Insurance: −$81
• HOA: −$316
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-40

Break-even live

Break-even rent $2,124

Max offer price $187,770

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $15	+0% $-40	+5% $-96	+10% $-151
Rent	-10% $-204	-5% $-122	+0% $-40	+5% $42	+10% $123
Rate	-1.0pp $58	-0.5pp $9	base $-40	+0.5pp $-91	+1.0pp $-142

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7700 Colquitt Rd Atlanta, GA	1.0–3.0	1.0–2.5	1312	$1,915	$1.46	1d	27	0.26mi
1000 Spalding Dr Atlanta, GA	1.0–3.0	1.0–2.0	1093	$2,491	$2.28	0d	30	0.27mi
7785 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1084	$2,443	$2.25	1d	33	0.29mi
1016 Wingate Way Atlanta, GA	2.0	2.0	1142	$1,750	$1.53	45d	1	0.41mi
7843 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	1110	$1,920	$1.73	0d	8	0.54mi
750 Dalrymple Rd Unit 2B Atlanta, GA	3.0	2.0	1820	$2,000	$1.10	45d	1	0.54mi
57 Trowbridge Rd Sandy Springs, GA	2.0	2.0	1200	$1,838	$1.53	1d	1	0.56mi
1067 Pitts Rd Atlanta, GA	1.0–3.0	1.0–2.0	1106	$1,677	$1.52	1d	21	0.60mi
7500 Roswell Rd #11 Atlanta, GA	2.0	2.5	1478	$2,150	$1.45	1d	1	0.61mi
7500 Roswell Rd #52 Atlanta, GA	3.0	2.5	1742	$2,653	$1.52	21d	1	0.61mi
7227 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	850	$1,970	$2.32	0d	14	0.65mi
7889 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	998	$1,696	$1.70	0d	23	0.68mi
7200 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1083	$1,840	$1.70	4d	9	0.72mi
7206 Santa Fe Pkwy #7206 Sandy Springs, GA	2.0	2.0	1083	$1,900	$1.75	21d	1	0.73mi
7901 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	993	$1,950	$1.96	1d	14	0.73mi
7919 Briar Villa Pl Atlanta, GA	2.0	2.5	1681	$2,500	$1.49	45d	1	0.77mi
8085 Adair Ln Atlanta, GA	1.0–2.0	1.0–2.0	960	$1,828	$1.90	0d	55	0.83mi
7260 Roswell Rd Sandy Springs, GA	2.0	1.0–2.0	895	$2,811	$3.14	1d	22	0.85mi
8304 Santa Fe Pkwy Atlanta, GA	2.0	2.0	1083	$2,000	$1.85	45d	1	0.86mi
634 Pember Pt Atlanta, GA	3.0	3.0	1702	$4,000	$2.35	45d	1	0.88mi
115 Brantley Rd Atlanta, GA	2.0	2.0	1687	$2,239	$1.33	26d	1	0.93mi
7150 W Peachtree Dunwoody Rd Atlanta, GA	3.0	1.0–2.0	966	$2,730	$2.83	1d	33	0.96mi
7600 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	907	$1,692	$1.86	1d	89	0.98mi
500 Harbor Pointe Pkwy Sandy Springs, GA	1.0–2.0	1.0–2.0	821	$1,610	$1.96	0d	40	1.06mi
536 Granite Ridge Pl Atlanta, GA	2.0	2.5	1252	$1,875	$1.50	45d	1	1.06mi
7100 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,999	$1.68	45d	1	1.18mi
590 Northridge Crossing Dr Atlanta, GA	2.0	2.5	1250	$1,595	$1.28	45d	1	1.20mi
415 Morgan Falls Rd Atlanta, GA	1.0–4.0	1.0–2.0	1350	$2,200	$1.63	1d	8	1.22mi
6873 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	872	$1,967	$2.25	1d	22	1.29mi
1800 Windridge Dr Sandy Springs, GA	1.0–2.0	1.0–2.0	896	$1,400	$1.56	1d	17	1.31mi
6901 Glenlake Pkwy Atlanta, GA	1.0–3.0	1.0–2.5	1105	$2,271	$2.05	0d	20	1.34mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1395	$2,217	$1.59	1d	1	1.36mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1250	$2,353	$1.88	26d	1	1.36mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1395	$2,384	$1.71	45d	1	1.36mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$2,350	$2.63	45d	4	1.46mi
8350 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	950	$1,580	$1.66	0d	40	1.47mi
6925 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,920	$1.66	0d	22	1.49mi

HOA detail condo

• Monthly dues: $316 · $3,792/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $194,900 Active 6 DOM
2. 2026-06-18
   days on market $194,900 Active 3 DOM
3. 2026-06-17
   days on market $194,900 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $194,900 Active 1 DOM

   Show marketing remark (695 chars)

   Welcome to this large 3-bedroom, 2-bath condo that needs some work, in the sought-after Brandon Mill Farms community of Sandy Springs. Offering 1,397 sq. ft. of single-level living, this home combines modern style and a prime location near shopping, dining, and GA-400. The kitchen features white shaker cabinets, granite countertops, and stainless-steel appliances. Both bathrooms have subway tile, tile floors, and wood-washed vanities. No rental restrictions - perfect for investors or owner-occupants. Swim and Tennis community. Brandon Mill Farms offers the ideal balance of serenity and convenience - just minutes from Perimeter Center, the Chattahoochee River, and downtown Sandy Springs.

5. 2026-06-01
   remarks 695-char remark
6. 2026-06-01
   days on marketlisting id $194,900 Active 215 DOM
7. 2026-05-31
   days on market $194,900 Active 214 DOM
8. 2025-10-29
   listed $194,900 New 696-char remark
9. 2025-10-29
   listed $194,900 Active 708-char remark
10. 2018-10-04
    soldstatus $165,000
11. 2018-09-28
    soldstatus $165,000 Sold
12. 2018-08-20
    status Under Contract
13. 2018-08-09
    listed $165,000 New
14. 1996-10-25
    soldstatus $71,000
15. 1993-12-27
    soldstatus $59,900
16. 1990-12-06
    soldstatus $48,500

ⓘ 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: $3,100 · $258/mo
• Projected year-2 tax: $3,100 · $258/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 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,870
• − Mortgage interest: −$10,917
• − Property taxes: −$3,100
• − Insurance: −$974
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$3,792
• − Depreciation: −$5,670
• Taxable loss: −$3,563
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $371/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): 35,170
• Household income: $88,118
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 2081.0

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 0.67)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 11% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Estonian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -180.74%
• Current HPI: 215.186
• Rent YoY: ▼ -0.26%
• 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

+301.9% since first listed

13 events — show timeline

• 2026-06-15 Listed $194,900 FMLS
• 2026-06-15 Listed $194,900 GAMLS
• 2026-06-01 Listing Removed — GAMLS
• 2026-05-31 Listing Removed — FMLS
• 2025-10-29 Listed $194,900 FMLS
• 2025-10-29 Listed $194,900 GAMLS
• 2018-10-04 Sold (Public Records) $165,000 Public Records
• 2018-09-28 Sold (MLS) $165,000 GAMLS
• 2018-08-20 Pending — GAMLS
• 2018-08-09 Listed $165,000 GAMLS
• 1996-10-25 Sold (Public Records) $71,000 Public Records
• 1993-12-27 Sold (Public Records) $59,900 Public Records
• 1990-12-06 Sold (Public Records) $48,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,100 · -3.0% YoY. Source: county tax records.