5506 Kingsport Dr · Sandy Springs, GA 30342

$198,900

2 bd · 1.5 ba · 1,072 sqft · Condo · 66 Days on market

Built 1980 Good condition $186/sqft · 7% below area Est $214k · 7% under $330/mo HOA · 17% 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 +10.7/15.0
• Cash flow +9.8/30.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Owner has loved this home for the last 20 years. Upgrading the kitchen, bath cabinetry and flooring over the years. Excellent location just inside 285 near the Prodo. Easy access to 285 or 400! HVAC is 4 years old. Luxury Vinyl Plank in the living room, dining room, hallway and kitchen. New carpet and pad in the gracious sized bedrooms. The Primary has 2 closets and the 2nd a single walk-in. Fresh paint. New Patio door to the deck that looks over the wooded buffer area. Neighborhood has a low HOA of $330 a month and that includes water/sewer and trash. Parking is available in the front or the back. You can be walking in the door to Target in less than 5 mins. The City of Sandy Springs has a wonderful green with free summer concerts. There are too many restaurants to name. 10 mins south is Chastain Park featuring golf, swimming, tennis and youth ball fields. Special 100% financing is available to qualifying 1st time homebuyers. This home is a must see!

Key facts

• Wooded buffer area
• New patio door
• Easy access to 285

Tags

• UPGRADING THE KITCHEN
• BATH CABINETRY
• NEW PATIO DOOR
• WOODED BUFFER AREA
• LOW HOA
• EASY ACCESS TO 285

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.4% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $180k (9.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Ridgeview Charter School (math 33% / reading 45%, grade F, #155 of 470 statewide, top 33%, 996 students, 45% FRL); Riverwood International Charter School (math 24% / reading 10%, grade F, #269 of 424 statewide, top 65%, 1,737 students, 30% FRL).
• Zoned-school proficiency averages 35% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 234 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 66 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $180,215 (9.4% 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 66 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.00% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 8.3

CMA / ARV

• ARV (median comp): $213,969
• List price: $198,900
• Delta: -7.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.19×
• Total profit: $-45,307
• Equity at exit: $29,657

10-year hold

• IRR: -33.6%
• Equity multiple: -0.24×
• Total profit: $-68,903
• Equity at exit: $17,197

Cash invested: $55,692 (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 30342

• Rents YoY: 0.4%
• Active inventory: 234
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,043
• Tax est. 1.5%: −$249 /mo · $2,984/yr
• Insurance: −$83
• HOA: −$330
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-129

Break-even live

Break-even rent $2,158

Max offer price $180,215

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-60	+0% $-129	+5% $-198	+10% $-267
Rent	-10% $-287	-5% $-208	+0% $-129	+5% $-50	+10% $28
Rate	-1.0pp $-29	-0.5pp $-79	base $-129	+0.5pp $-181	+1.0pp $-233

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Lake Placid Dr Atlanta, GA	1.0–2.0	1.0–2.0	1015	$1,995	$1.97	5d	26	0.19mi
5555 Roswell Rd NE Unit 13 Atlanta, GA	1.0	1.0	1000	$1,361	$1.36	1d	1	0.40mi
5675 Roswell Rd Atlanta, GA	2.0	2.0	1370	$1,637	$1.19	24d	1	0.43mi
5675 Roswell Rd Atlanta, GA	1.0	1.0	1065	$1,441	$1.35	45d	1	0.43mi
346 Carpenter Dr Atlanta, GA	2.0	2.0	1138	$1,798	$1.58	7d	3	0.50mi
5450 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	974	$1,959	$2.01	45d	1	0.64mi
5470 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1102	$2,550	$2.31	26d	17	0.70mi
6050 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	990	$2,700	$2.73	1d	29	0.79mi
6050 Roswell Rd Apt 115 Sandy Springs, GA	2.0	2.0	1074	$2,050	$1.91	24d	1	0.79mi
5479 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	904	$1,857	$2.05	1d	26	0.81mi
220 Sandy Springs Pl NE Apt D Atlanta, GA	1.0	1.0	792	$1,550	$1.96	45d	1	0.88mi
6075 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1015	$2,954	$2.91	1d	24	0.89mi
5550 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	908	$1,935	$2.13	12d	9	0.91mi
6105 Blue Stone Rd #413 Atlanta, GA	1.0	1.0	1098	$2,200	$2.00	6d	1	0.92mi
5501 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1005	$1,790	$1.78	0d	40	0.93mi
5155 Roswell Rd #1 Atlanta, GA	1.0	1.0	748	$1,500	$2.01	19d	1	0.96mi
5155 Roswell Rd #1 Atlanta, GA	2.0	2.0	748	$1,500	$2.01	20d	1	0.96mi
6125 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1024	$2,176	$2.12	0d	17	0.98mi
5095 Roswell Rd Sandy Springs, GA	2.0	2.0	1038	$1,640	$1.58	45d	2	1.03mi
381 Hilderbrand Dr Atlanta, GA	2.0	1.0	1061	$2,400	$2.26	45d	1	1.07mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$3,010	$2.84	1d	17	1.08mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,727	$3.05	14d	1	1.12mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,836	$3.18	5d	4	1.12mi
5610 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	945	$2,025	$2.14	1d	9	1.15mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$3,631	$4.78	19d	2	1.21mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$2,395	$3.15	45d	2	1.21mi
64 W Belle Isle Rd Atlanta, GA	3.0	1.0	1398	$2,800	$2.00	45d	1	1.24mi
240 E Belle Isle Rd Atlanta, GA	1.0–2.0	1.0–2.0	962	$1,970	$2.05	0d	12	1.31mi
475 Mount Vernon Hwy NE Unit C225 Atlanta, GA	1.0	1.0	700	$2,995	$4.28	7d	1	1.32mi
475 Mount Vernon Hwy NE Atlanta, GA	1.0	1.0	700	$2,945	$4.21	26d	2	1.32mi
5755 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1111	$3,308	$2.98	0d	18	1.34mi
111 Glenridge Point Pkwy Atlanta, GA	1.0–2.0	1.0–2.0	943	$2,180	$2.31	0d	15	1.37mi
295 E Belle Isle Rd Atlanta, GA	1.0–2.0	1.0–2.0	872	$1,583	$1.81	1d	7	1.45mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $198,900 Active 66 DOM
2. 2026-06-18
   days on market $198,900 Active 63 DOM
3. 2026-06-17
   days on market $198,900 Active 62 DOM
4. 2026-06-15
   days on market $198,900 Active 61 DOM
5. 2026-06-13
   days on market $198,900 Active 59 DOM
6. 2026-06-09
   days on market $198,900 Active 55 DOM
7. 2026-06-08
   days on market $198,900 Active 54 DOM
8. 2026-06-07
   days on market $198,900 Active 53 DOM
9. 2026-06-04
   days on market $198,900 Active 50 DOM
10. 2026-06-03
    days on market $198,900 Active 49 DOM
11. 2026-06-01
    days on market $198,900 Active 47 DOM
12. 2026-05-31
    days on market $198,900 Active 46 DOM
13. 2026-04-14
    listed $198,900 New 970-char remark

    Show marketing remark (970 chars)

    The Owner has loved this home for the last 20 years. Upgrading the kitchen, bath cabinetry and flooring over the years. Excellent location just inside 285 near the Prodo. Easy access to 285 or 400! HVAC is 4 years old. Luxury Vinyl Plank in the living room, dining room, hallway and kitchen. New carpet and pad in the gracious sized bedrooms. The Primary has 2 closets and the 2nd a single walk-in. Fresh paint. New Patio door to the deck that looks over the wooded buffer area. Neighborhood has a low HOA of $330 a month and that includes water/sewer and trash. Parking is available in the front or the back. You can be walking in the door to Target in less than 5 mins. The City of Sandy Springs has a wonderful green with free summer concerts. There are too many restaurants to name. 10 mins south is Chastain Park featuring golf, swimming, tennis and youth ball fields. Special 100% financing is available to qualifying 1st time homebuyers. This home is a must see!

14. 2026-04-14
    listed $198,900 Active 970-char remark

    Show marketing remark (970 chars)

    The Owner has loved this home for the last 20 years. Upgrading the kitchen, bath cabinetry and flooring over the years. Excellent location just inside 285 near the Prodo. Easy access to 285 or 400! HVAC is 4 years old. Luxury Vinyl Plank in the living room, dining room, hallway and kitchen. New carpet and pad in the gracious sized bedrooms. The Primary has 2 closets and the 2nd a single walk-in. Fresh paint. New Patio door to the deck that looks over the wooded buffer area. Neighborhood has a low HOA of $330 a month and that includes water/sewer and trash. Parking is available in the front or the back. You can be walking in the door to Target in less than 5 mins. The City of Sandy Springs has a wonderful green with free summer concerts. There are too many restaurants to name. 10 mins south is Chastain Park featuring golf, swimming, tennis and youth ball fields. Special 100% financing is available to qualifying 1st time homebuyers. This home is a must see!

15. 2026-04-01
    historical
16. 2026-02-06
    listed $198,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,931
• − Mortgage interest: −$11,141
• − Property taxes: −$2,984
• − Insurance: −$994
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$3,960
• − Depreciation: −$5,786
• Taxable loss: −$4,764
• Est. tax savings @ 24.0%: +$1,143
• After-tax cash flow: $-406/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated condo is ready for move-in. Fresh paint, new flooring, and a new HVAC system make it a great investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained landscape can increase both resale and rental value.
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs, which is beneficial for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained landscape can increase both resale and rental value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs, which is beneficial for rental properties. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 33,349
• Household income: $124,111
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 1459.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 16% Black 13% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 12% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -540.62%
• Current HPI: 229.2259
• Rent YoY: ▲ 0.40%
• 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

4 events — show timeline

• 2026-04-14 Listed $198,900 FMLS
• 2026-04-14 Listed $198,900 GAMLS
• 2026-04-01 Listing Removed — GAMLS
• 2026-02-06 Listed $198,900 GAMLS