6900 Roswell Rd Unit 10Q · Sandy Springs, GA 30328

$219,900

2 bd · 2.0 ba · 1,040 sqft · Condo public records · 304 Days on market

Built 2006 $211/sqft · 14% below area Est $256k · 14% under $243/mo HOA · 12% of rent ↓ 8% since listing

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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 +13.9/15.0
• Cash flow +9.5/30.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT – Incredible Sandy Springs Value! MAKE US AN OFFER!!! Located in the gated Highgate at Sandy Springs community, this beautifully updated condo at 6900 Roswell Rd Unit Q10 offers style, convenience, and affordability in one of Metro Atlanta’s most sought-after areas. The interior features a bright open floor plan with luxury vinyl plank flooring, upgraded lighting, and a modern kitchen with black granite countertops and crisp white cabinetry. A brand new refrigerator adds even more value, making this home truly move-in ready. Perfectly positioned for convenience, you’ll enjoy: • Fast access to I-285 and GA-400 • Minutes to Perimeter Mall, Buckhead, and major employment centers • Dining, shopping, and entertainment right outside your door • Nearby public transit options With low HOA fees and a secure gated setting, this property is an ideal choice for first-time buyers, investors, or anyone looking for low-maintenance living in Sandy Springs. Take advantage of the new price improvement and schedule your private tour today.

Key facts

• White cabinets
• $243 HOA
• Parking

Tags

• GATED SANDY SPRINGS COMMUNITY
• BLACK GRANITE COUNTERTOPS
• WHITE CABINETS
• NEW LUXURY VINYL PLANK FLOORS
• UPGRADED LIGHT FIXTURES
• QUICK ACCESS TO I-285

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (11.2% below list).
• Recommended offer: $193k (12.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 2.7% 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); 369 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $2k of loan paydown is wiped out by about $7k 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 304 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Recommended offer $192,734 (12.4% 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 304 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.89% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 9.4

CMA / ARV

• ARV (median comp): $256,123
• List price: $219,900
• Delta: -14.14%
• 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: -25.1%
• Equity multiple: 0.17×
• Total profit: $-51,015
• Equity at exit: $32,788

10-year hold

• IRR: -36.3%
• Equity multiple: -0.28×
• Total profit: $-78,598
• Equity at exit: $19,013

Cash invested: $61,572 (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 30328

• Rents YoY: -0.2%
• Active inventory: 369
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$92
• HOA: −$243
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-154

Break-even live

Break-even rent $2,148

Max offer price $192,734

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.0–2.5	1237	$1,899	$1.54	3d	2	0.05mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.5	1379	$2,100	$1.52	20d	1	0.05mi
6940 Roswell Rd Atlanta, GA	2.0	1.5	1000	$1,848	$1.85	43d	2	0.11mi
6940 Roswell Rd Unit 8F Atlanta, GA	2.0	1.5	1000	$1,850	$1.85	24d	1	0.11mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1525	$1,950	$1.28	24d	3	0.21mi
6851 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1364	$2,000	$1.47	43d	5	0.21mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1440	$1,950	$1.35	2d	2	0.21mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1364	$1,715	$1.26	5d	4	0.21mi
6840 Sunny Brook Ln Atlanta, GA	3.0	2.0	1417	$2,500	$1.76	43d	1	0.23mi
6925 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,632	$1.41	2d	23	0.28mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$2,350	$2.63	43d	4	0.29mi
550 Abernathy Rd Sandy Springs, GA	2.0	2.0	1280	$1,589	$1.24	1d	5	0.55mi
7100 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,687	$1.42	43d	1	0.59mi
6558 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1297	$1,990	$1.53	1d	42	0.64mi
6901 Glenlake Pkwy Atlanta, GA	1.0–3.0	1.0–2.5	1105	$1,824	$1.65	1d	18	0.67mi
7260 Roswell Rd Sandy Springs, GA	2.0	1.0–2.0	895	$2,811	$3.14	2d	24	0.90mi
6500 Aria Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1007	$3,513	$3.49	2d	21	0.94mi
901 Abernathy Rd NE Unit 1 Atlanta, GA	2.0	2.0	1002	$2,100	$2.10	3d	1	1.11mi
601 Abingdon Way Atlanta, GA	2.0	2.0	1400	$1,800	$1.29	5d	1	1.15mi
613 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,900	$1.84	24d	1	1.18mi
640 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,875	$1.82	24d	1	1.18mi
310 Granville Ct Unit 310 Atlanta, GA	2.0	2.0	1032	$1,800	$1.74	5d	1	1.18mi
612 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,750	$1.70	4d	1	1.18mi
524 Granville Ct Atlanta, GA	1.0	1.0	711	$1,395	$1.96	5d	1	1.18mi
7150 W Peachtree Dunwoody Rd Atlanta, GA	3.0	1.0–2.0	966	$2,272	$2.35	2d	34	1.19mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$3,631	$4.78	17d	2	1.22mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$2,395	$3.15	43d	2	1.22mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1250	$2,353	$1.88	24d	1	1.23mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1395	$2,384	$1.71	43d	1	1.23mi
760 Mount Vernon Hwy NE Atlanta, GA	1.0–2.0	1.0–2.0	626	$1,739	$2.78	2d	21	1.26mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,836	$3.18	3d	4	1.28mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,727	$3.05	12d	1	1.28mi
7200 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1083	$1,548	$1.43	2d	9	1.31mi
57 Trowbridge Rd Sandy Springs, GA	2.0	2.0	1200	$2,008	$1.67	15d	1	1.31mi
57 Trowbridge Rd Sandy Springs, GA	1.0	1.0	1000	$1,852	$1.85	24d	1	1.31mi
57 Trowbridge Rd Sandy Springs, GA	1.0	1.0	1000	$1,742	$1.74	5d	1	1.31mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$3,010	$2.84	1d	19	1.32mi
475 Mount Vernon Hwy NE Unit C225 Atlanta, GA	1.0	1.0	700	$2,995	$4.28	5d	1	1.36mi
475 Mount Vernon Hwy NE Atlanta, GA	1.0	1.0	700	$2,945	$4.21	24d	2	1.36mi
7600 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	907	$1,691	$1.86	2d	94	1.41mi

HOA detail condo

• Monthly dues: $243 · $2,916/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $219,900 Active 304 DOM
2. 2026-06-17
   days on market $219,900 Active 303 DOM
3. 2026-06-16
   days on market $219,900 Active 302 DOM
4. 2026-06-15
   days on market $219,900 Active 301 DOM
5. 2026-06-13
   days on market $219,900 Active 299 DOM
6. 2026-06-09
   days on market $219,900 Active 295 DOM
7. 2026-06-08
   days on market $219,900 Active 294 DOM
8. 2026-06-07
   days on market $219,900 Active 293 DOM
9. 2026-06-04
   days on market $219,900 Active 290 DOM
10. 2026-06-03
    days on market $219,900 Active 289 DOM
11. 2026-06-01
    days on market $219,900 Active 287 DOM
12. 2026-05-31
    days on market $219,900 Active 286 DOM
13. 2026-03-04
    price $219,900 1111-char remark

    Show marketing remark (1111 chars)

    PRICE IMPROVEMENT – Incredible Sandy Springs Value! MAKE US AN OFFER!!! Located in the gated Highgate at Sandy Springs community, this beautifully updated condo at 6900 Roswell Rd Unit Q10 offers style, convenience, and affordability in one of Metro Atlanta’s most sought-after areas. The interior features a bright open floor plan with luxury vinyl plank flooring, upgraded lighting, and a modern kitchen with black granite countertops and crisp white cabinetry. A brand new refrigerator adds even more value, making this home truly move-in ready. Perfectly positioned for convenience, you’ll enjoy: • Fast access to I-285 and GA-400 • Minutes to Perimeter Mall, Buckhead, and major employment centers • Dining, shopping, and entertainment right outside your door • Nearby public transit options With low HOA fees and a secure gated setting, this property is an ideal choice for first-time buyers, investors, or anyone looking for low-maintenance living in Sandy Springs. Take advantage of the new price improvement and schedule your private tour today.

14. 2025-12-12
    price $229,900 1111-char remark

    Show marketing remark (1111 chars)

    PRICE IMPROVEMENT – Incredible Sandy Springs Value! MAKE US AN OFFER!!! Located in the gated Highgate at Sandy Springs community, this beautifully updated condo at 6900 Roswell Rd Unit Q10 offers style, convenience, and affordability in one of Metro Atlanta’s most sought-after areas. The interior features a bright open floor plan with luxury vinyl plank flooring, upgraded lighting, and a modern kitchen with black granite countertops and crisp white cabinetry. A brand new refrigerator adds even more value, making this home truly move-in ready. Perfectly positioned for convenience, you’ll enjoy: • Fast access to I-285 and GA-400 • Minutes to Perimeter Mall, Buckhead, and major employment centers • Dining, shopping, and entertainment right outside your door • Nearby public transit options With low HOA fees and a secure gated setting, this property is an ideal choice for first-time buyers, investors, or anyone looking for low-maintenance living in Sandy Springs. Take advantage of the new price improvement and schedule your private tour today.

15. 2025-08-18
    listed $239,900 Active 1111-char remark

    Show marketing remark (1111 chars)

    PRICE IMPROVEMENT – Incredible Sandy Springs Value! MAKE US AN OFFER!!! Located in the gated Highgate at Sandy Springs community, this beautifully updated condo at 6900 Roswell Rd Unit Q10 offers style, convenience, and affordability in one of Metro Atlanta’s most sought-after areas. The interior features a bright open floor plan with luxury vinyl plank flooring, upgraded lighting, and a modern kitchen with black granite countertops and crisp white cabinetry. A brand new refrigerator adds even more value, making this home truly move-in ready. Perfectly positioned for convenience, you’ll enjoy: • Fast access to I-285 and GA-400 • Minutes to Perimeter Mall, Buckhead, and major employment centers • Dining, shopping, and entertainment right outside your door • Nearby public transit options With low HOA fees and a secure gated setting, this property is an ideal choice for first-time buyers, investors, or anyone looking for low-maintenance living in Sandy Springs. Take advantage of the new price improvement and schedule your private tour today.

ⓘ 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: $2,512 · $209/mo
• Projected year-2 tax: $2,512 · $209/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: $23,444
• − Mortgage interest: −$12,318
• − Property taxes: −$2,512
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − HOA: −$2,916
• − Depreciation: −$6,397
• Taxable loss: −$5,550
• Est. tax savings @ 24.0%: +$1,332
• After-tax cash flow: $-513/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

-8.3% since first listed

3 events — show timeline

• 2026-03-04 Price Changed $219,900 FMLS
• 2025-12-12 Price Changed $229,900 FMLS
• 2025-08-18 Listed $239,900 FMLS

Property tax history

+1.5%/yr

Latest (2025): $2,512 · -10.7% YoY. Source: county tax records.