2417 Perry Blvd NW #1 · Atlanta, GA 30318

$349,900

3 bd · 3.5 ba · 2,200 sqft · Condo public records · 282 Days on market

Built 2006 $159/sqft · 29% below area Est $495k · 29% under

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Why this score? — see what drove the C- 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 +14.6/30.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*NEW INTERIOR PAINT*NEW WHITE KITCHEN WITH STAINLESS STEEL APPLIANCES *FULL BASEMENT* ALL NEW UPGRADED LIGHT FIXTURES*NEW FLOORING*END UNIT* A MUST SEE!!!

Key facts

• New white kitchen
• New flooring
• Full basement

Tags

• NEW INTERIOR PAINT
• NEW WHITE KITCHEN
• STAINLESS STEEL APPLIANCES
• FULL BASEMENT
• NEW FLOORING
• UPGRADED LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (15.4% below list).
• Recommended offer: $296k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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 (+3.3%/yr); 722 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).
• This rent runs 43% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 282 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: moderate flood risk; moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,014 (15.4% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (median comp): $494,920
• List price: $349,900
• Delta: -29.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-50,560
• Equity at exit: $52,171

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-34,076
• Equity at exit: $30,253

Cash invested: $97,972 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,960 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$273 /mo · $3,273/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $85

Break-even live

Break-even rent $2,852

Max offer price $349,900

Occupancy floor 92%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2591 Ocean Walk Dr NW Atlanta, GA	2.0	3.5	1998	$2,650	$1.33	24d	1	0.41mi
2585 Ocean Dr NW Atlanta, GA	2.0	3.5	1998	$2,550	$1.28	24d	1	0.48mi
2493 Sycamore Rd NW #4 Atlanta, GA	3.0	3.5	1848	$3,400	$1.84	7d	1	0.53mi
2011 Oak Ln NW Atlanta, GA	3.0	3.5	1848	$3,200	$1.73	17d	1	0.54mi
1673 Jackson Sq NW Atlanta, GA	3.0	3.0	2088	$2,300	$1.10	7d	1	0.74mi
1422 Creekside Cir NW Unit 211 Atlanta, GA	2.0	2.5	1573	$2,500	$1.59	2d	1	0.92mi
2635 Creekside Dr NW Atlanta, GA	2.0	2.5	1573	$2,635	$1.68	1d	1	0.94mi
1445 Creekside Cir NW Atlanta, GA	4.0	3.5	2425	$6,500	$2.68	3d	1	0.95mi
1445 Creekside Cir NW Atlanta, GA	4.0	3.5	2425	$6,500	$2.68	5d	1	0.95mi
1359 Creek View Ln NW Atlanta, GA	3.0	2.5	2129	$3,000	$1.41	24d	1	0.98mi
2011 Springfield Rd Atlanta, GA	3.0	2.5	1528	$3,000	$1.96	5d	1	1.01mi
2713 Creek View Ter NW Atlanta, GA	4.0	3.5	2129	$2,999	$1.41	7d	1	1.04mi
1740 Bolton Rd NW Atlanta, GA	3.0	3.0	2208	$2,900	$1.31	24d	1	1.06mi
2676 Creek View Ter NW Atlanta, GA	3.0	2.5	2383	$3,100	$1.30	4d	1	1.06mi
1763 Stone Hedge Dr NW Atlanta, GA	3.0	2.5	2108	$3,173	$1.51	24d	1	1.19mi
1769 Sanford Dr NW Atlanta, GA	3.0	2.5	2200	$3,200	$1.45	24d	1	1.21mi
1409 Northwest Dr NW Unit 1 Atlanta, GA	4.0	2.5	2500	$2,599	$1.04	2d	1	1.21mi
1409 Northwest Dr NW Atlanta, GA	4.0	2.5	2000	$2,998	$1.50	24d	1	1.21mi
2456 Spring St NW Apt A Atlanta, GA	4.0	2.5	1650	$1,450	$0.88	24d	1	1.22mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	24d	1	1.33mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	14d	1	1.33mi
2265 Marietta Blvd NW Atlanta, GA	3.0	1.0–2.0	1018	$2,585	$2.54	2d	28	1.41mi
2711 Stream Valley Ln NW Atlanta, GA	4.0	3.5	2445	$3,200	$1.31	7d	1	1.42mi
1120 Wedgewood Dr NW Atlanta, GA	4.0	2.5	1904	$3,100	$1.63	7d	1	1.43mi
903 Proctor Ranch Dr Unit 903 Atlanta, GA	4.0	3.5	2470	$2,800	$1.13	12d	1	1.44mi
2367 Summit Ave NW Atlanta, GA	4.0	2.5	1887	$2,800	$1.48	1d	1	1.45mi
821 Westmoreland Cir NW Atlanta, GA	2.0	2.5	2090	$2,850	$1.36	24d	1	1.49mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $349,900 Active 282 DOM
2. 2026-06-17
   days on market $349,900 Active 281 DOM
3. 2026-06-16
   days on market $349,900 Active 280 DOM
4. 2026-06-15
   days on market $349,900 Active 279 DOM
5. 2026-06-13
   days on market $349,900 Active 277 DOM
6. 2026-06-13
   days on market $349,900 Active 276 DOM
7. 2026-06-09
   days on market $349,900 Active 273 DOM
8. 2026-06-08
   days on market $349,900 Active 272 DOM
9. 2026-06-07
   days on market $349,900 Active 271 DOM
10. 2026-06-04
    days on market $349,900 Active 268 DOM
11. 2026-06-03
    days on market $349,900 Active 267 DOM
12. 2026-06-02
    days on market $349,900 Active 266 DOM
13. 2026-06-01
    days on market $349,900 Active 265 DOM
14. 2026-05-31
    days on market $349,900 Active 264 DOM
15. 2025-09-09
    listed $349,900 New 154-char remark

    Show marketing remark (154 chars)

    *NEW INTERIOR PAINT*NEW WHITE KITCHEN WITH STAINLESS STEEL APPLIANCES *FULL BASEMENT* ALL NEW UPGRADED LIGHT FIXTURES*NEW FLOORING*END UNIT* A MUST SEE!!!

16. 2025-09-09
    listed $349,900 Active 154-char remark

    Show marketing remark (154 chars)

    *NEW INTERIOR PAINT*NEW WHITE KITCHEN WITH STAINLESS STEEL APPLIANCES *FULL BASEMENT* ALL NEW UPGRADED LIGHT FIXTURES*NEW FLOORING*END UNIT* A MUST SEE!!!

ⓘ 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: $3,273 · $273/mo
• Projected year-2 tax: $3,273 · $273/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,522
• − Mortgage interest: −$19,600
• − Property taxes: −$3,273
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,842
• − Management: −$2,842
• − Depreciation: −$10,179
• Taxable loss: −$4,963
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $2,212/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

+0.0% since first listed

2 events — show timeline

• 2025-09-09 Listed $349,900 FMLS
• 2025-09-09 Listed $349,900 GAMLS

Property tax history

-1.9%/yr

Latest (2025): $3,273 · +182.9% YoY. Source: county tax records.