5145 Roswell Rd #7 · Sandy Springs, GA 30342

$179,000

2 bd · 1.0 ba · 1,051 sqft · Condo public records · 44 Days on market

Built 1976 $170/sqft · 8% below area Est $195k · 8% under $438/mo HOA · 24% 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 +11.3/15.0
• Cash flow +7.0/30.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing 5145 Roswell Rd, refreshed with new interior paint that brightens every space. The kitchen is equipped with all stainless steel appliances and an accent backsplash. The primary bathroom features double sinks, enhancing functionality. This home presents a fresh, modern, and highly functional living space.. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Accent backsplash
• $438 HOA

Tags

• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• DOUBLE SINKS

Property features AI

Finance

• Other: Property listed as a unit in The Summit condominium
• HOA & community: Monthly association fee; Association fee: $438 per month; Community amenities include pool, tennis courts, and dog park; Property is in an association

Exterior

• Parking: Unassigned parking
• Utilities: Public water; Public sewer; Electricity (110 volts) available; Natural gas available
• Home design: One-level unit; Condominium ownership; Entry facing/road frontage: Other
• Construction: Brick 4 sides and other exterior materials; Composition roof; Concrete perimeter foundation; Resale condition; Built as part of a condominium community
• Exterior features: Other exterior features; Paved road access; Community pool; Community tennis courts; Community dog park

Interior

• Kitchen: Pantry; Stone countertops; Dishwasher; Electric range; Microwave
• Bedrooms: Two main-level bedrooms; Master bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in an additional room; Other interior features; Two or more shared/common walls
• Laundry & utility: Main-level laundry; Additional/other laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (26.3% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $132k (26.3% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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: High Point Elementary School (math 46% / reading 51%, grade D, #284 of 1,228 statewide, top 23%, 675 students, 48% FRL); 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 schools at 41% FRL track the district average.
• 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; 23 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 $5k 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 44 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $151k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,967 (26.3% 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 44 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — 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: 4.51%
• Cash-on-cash: -6.37%
• DSCR: 0.72
• GRM: 8.3

CMA / ARV

• ARV (median comp): $195,364
• List price: $179,000
• Delta: -8.38%
• 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: -31.3%
• Equity multiple: -0.00×
• Total profit: $-50,239
• Equity at exit: $26,689

10-year hold

• IRR: -61.9%
• Equity multiple: -0.64×
• Total profit: $-82,190
• Equity at exit: $15,477

Cash invested: $50,120 (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: $1,796 high
• Mortgage (P&I): −$939
• Tax from tax record: −$234 /mo · $2,802/yr
• Insurance: −$75
• HOA: −$438
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-266

Break-even live

Break-even rent $2,133

Max offer price $131,967

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-216	+0% $-266	+5% $-317	+10% $-368
Rent	-10% $-408	-5% $-337	+0% $-266	+5% $-195	+10% $-124
Rate	-1.0pp $-176	-0.5pp $-221	base $-266	+0.5pp $-313	+1.0pp $-360

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5155 Roswell Rd #1 Atlanta, GA	1.0	1.0	748	$1,500	$2.01	19d	1	0.04mi
5155 Roswell Rd #1 Atlanta, GA	2.0	2.0	748	$1,500	$2.01	20d	1	0.04mi
5095 Roswell Rd Sandy Springs, GA	2.0	2.0	1038	$1,640	$1.58	45d	2	0.11mi
240 E Belle Isle Rd Atlanta, GA	1.0–2.0	1.0–2.0	962	$1,970	$2.05	0d	12	0.32mi
64 W Belle Isle Rd Atlanta, GA	3.0	1.0	1398	$2,800	$2.00	45d	1	0.44mi
295 E Belle Isle Rd Atlanta, GA	1.0–2.0	1.0–2.0	872	$1,583	$1.81	0d	7	0.45mi
100 Summer Terrace Ln NE Atlanta, GA	1.0–3.0	1.0–2.0	1083	$1,932	$1.78	0d	10	0.58mi
5450 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	974	$1,959	$2.01	45d	1	0.67mi
225 Franklin Rd Atlanta, GA	1.0–2.0	1.0–2.0	1018	$2,643	$2.59	0d	14	0.69mi
5479 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	904	$1,857	$2.05	0d	26	0.72mi
800 Lake Placid Dr Atlanta, GA	1.0–2.0	1.0–2.0	1015	$1,995	$1.97	4d	26	0.82mi
4689 Roswell Rd Atlanta, GA	2.0–3.0	1.0–1.5	1140	$1,453	$1.27	45d	4	0.85mi
5501 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1005	$1,790	$1.78	0d	40	0.88mi
5470 Glenridge Dr Atlanta, GA	1.0–3.0	1.0–2.0	1102	$2,550	$2.31	25d	17	0.88mi
5555 Roswell Rd NE Unit 13 Atlanta, GA	1.0	1.0	1000	$1,361	$1.36	0d	1	0.89mi
4600 Roswell Rd NE Unit 141 Atlanta, GA	1.0	1.0	837	$2,101	$2.51	45d	1	0.94mi
5675 Roswell Rd Atlanta, GA	1.0	1.0	1065	$1,441	$1.35	45d	1	1.00mi
5675 Roswell Rd Atlanta, GA	2.0	2.0	1370	$1,637	$1.19	23d	1	1.00mi
5550 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	908	$1,935	$2.13	11d	9	1.00mi
139 Pacer Pl Atlanta, GA	3.0	3.0	1139	$3,350	$2.94	6d	1	1.23mi
346 Carpenter Dr Atlanta, GA	2.0	2.0	1138	$1,798	$1.58	6d	3	1.26mi
5610 Glenridge Dr Atlanta, GA	1.0–2.0	1.0–2.0	945	$2,025	$2.14	0d	9	1.29mi
111 Glenridge Point Pkwy Atlanta, GA	1.0–2.0	1.0–2.0	943	$2,180	$2.31	0d	15	1.40mi

HOA detail condo

• Monthly dues: $438 · $5,256/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $179,000 Active 44 DOM
2. 2026-06-18
   days on market $179,000 Active 41 DOM
3. 2026-06-17
   days on market $179,000 Active 40 DOM
4. 2026-06-16
   days on market $179,000 Active 39 DOM
5. 2026-06-15
   days on market $179,000 Active 38 DOM
6. 2026-06-13
   days on market $179,000 Active 36 DOM
7. 2026-06-09
   days on market $179,000 Active 32 DOM
8. 2026-06-08
   days on market $179,000 Active 31 DOM
9. 2026-06-07
   days on market $179,000 Active 30 DOM
10. 2026-06-04
    pricedays on market $179,000 Active 27 DOM

    Show marketing remark (371 chars)

    Introducing 5145 Roswell Rd, refreshed with new interior paint that brightens every space. The kitchen is equipped with all stainless steel appliances and an accent backsplash. The primary bathroom features double sinks, enhancing functionality. This home presents a fresh, modern, and highly functional living space.. Included 100-Day Home Warranty with buyer activation

11. 2026-06-03
    days on market $182,000 Active 26 DOM
12. 2026-06-01
    days on market $182,000 Active 24 DOM
13. 2026-05-31
    days on market $182,000 Active 23 DOM
14. 2026-05-09
    listed $182,000 New 371-char remark

    Show marketing remark (371 chars)

    Introducing 5145 Roswell Rd, refreshed with new interior paint that brightens every space. The kitchen is equipped with all stainless steel appliances and an accent backsplash. The primary bathroom features double sinks, enhancing functionality. This home presents a fresh, modern, and highly functional living space.. Included 100-Day Home Warranty with buyer activation

15. 2026-05-09
    listed $182,000 Active 317-char remark

    Show marketing remark (371 chars)

    Introducing 5145 Roswell Rd, refreshed with new interior paint that brightens every space. The kitchen is equipped with all stainless steel appliances and an accent backsplash. The primary bathroom features double sinks, enhancing functionality. This home presents a fresh, modern, and highly functional living space.. Included 100-Day Home Warranty with buyer activation

16. 2021-08-10
    soldstatus $170,000
17. 2021-08-06
    soldstatus $170,000 Closed

    Show marketing remark (591 chars)

    Incredible location in a quiet & private community inside the perimeter! Top floor unit with tons of shade trees around to keep the summer heat off of your unit! Once inside you will find fresh paint throughout, as well has hardwood floors, updated kitchen w/ granite countertops. You will enjoy having coffee in your spacious sunroom with Northern exposure, which works great as a home office! Amenities include dog park, pool, tennis court & car wash station. Close to shops, public transportation, restaurants, and Sandy Springs Performing Art Center! Plenty of guest parking too!

18. 2021-08-06
    soldstatus $170,000 Sold

    Show marketing remark (591 chars)

    Incredible location in a quiet & private community inside the perimeter! Top floor unit with tons of shade trees around to keep the summer heat off of your unit! Once inside you will find fresh paint throughout, as well has hardwood floors, updated kitchen w/ granite countertops. You will enjoy having coffee in your spacious sunroom with Northern exposure, which works great as a home office! Amenities include dog park, pool, tennis court & car wash station. Close to shops, public transportation, restaurants, and Sandy Springs Performing Art Center! Plenty of guest parking too!

19. 2021-07-20
    status Pending

    Show marketing remark (591 chars)

    Incredible location in a quiet & private community inside the perimeter! Top floor unit with tons of shade trees around to keep the summer heat off of your unit! Once inside you will find fresh paint throughout, as well has hardwood floors, updated kitchen w/ granite countertops. You will enjoy having coffee in your spacious sunroom with Northern exposure, which works great as a home office! Amenities include dog park, pool, tennis court & car wash station. Close to shops, public transportation, restaurants, and Sandy Springs Performing Art Center! Plenty of guest parking too!

20. 2021-07-07
    status Under Contract
21. 2021-06-19
    listed $175,000 New
22. 2021-06-18
    listed $175,000 Active

    Show marketing remark (591 chars)

    Incredible location in a quiet & private community inside the perimeter! Top floor unit with tons of shade trees around to keep the summer heat off of your unit! Once inside you will find fresh paint throughout, as well has hardwood floors, updated kitchen w/ granite countertops. You will enjoy having coffee in your spacious sunroom with Northern exposure, which works great as a home office! Amenities include dog park, pool, tennis court & car wash station. Close to shops, public transportation, restaurants, and Sandy Springs Performing Art Center! Plenty of guest parking too!

23. 2017-07-10
    soldstatus $114,000
24. 2017-07-07
    soldstatus $114,000 Sold
25. 2017-07-06
    soldstatus $114,000 Sold
26. 2017-06-05
    status Under Contract
27. 2017-05-22
    historical Contingent - Due Diligence
28. 2017-05-19
    listed $117,000 Active
29. 2017-05-19
    listed $117,000 New
30. 2007-02-05
    soldstatus $117,500
31. 2001-01-23
    soldstatus $133,724

ⓘ 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: $2,802 · $234/mo
• Projected year-2 tax: $2,802 · $234/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,548
• − Mortgage interest: −$10,027
• − Property taxes: −$2,802
• − Insurance: −$895
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − HOA: −$5,256
• − Depreciation: −$5,207
• Taxable loss: −$6,087
• Est. tax savings @ 24.0%: +$1,461
• After-tax cash flow: $-1,734/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): 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

+33.9% since first listed

21 events — show timeline

• 2026-06-04 Price Changed $179,000 GAMLS
• 2026-06-04 Price Changed $179,000 FMLS
• 2026-05-09 Listed $182,000 FMLS
• 2026-05-09 Listed $182,000 GAMLS
• 2026-05-05 Sold (Public Records) $151,400 Public Records
• 2021-08-10 Sold (Public Records) $170,000 Public Records
• 2021-08-06 Sold (MLS) $170,000 GAMLS
• 2021-08-06 Sold (MLS) $170,000 FMLS
• 2021-07-20 Pending — FMLS
• 2021-07-07 Pending — GAMLS
• 2021-06-19 Listed $175,000 GAMLS
• 2021-06-18 Listed $175,000 FMLS
• 2017-07-10 Sold (Public Records) $114,000 Public Records
• 2017-07-07 Sold (MLS) $114,000 FMLS
• 2017-07-06 Sold (MLS) $114,000 GAMLS
• 2017-06-05 Pending — GAMLS
• 2017-05-22 Contingent — FMLS
• 2017-05-19 Listed $117,000 FMLS
• 2017-05-19 Listed $117,000 GAMLS
• 2007-02-05 Sold (Public Records) $117,500 Public Records
• 2001-01-23 Sold (Public Records) $133,724 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,802 · +4.1% YoY. Source: county tax records.