6851 Roswell Rd Unit O24 · Sandy Springs, GA 30328

$175,000

2 bd · 2.0 ba · 1,206 sqft · Condo public records · 159 Days on market

Built 1964 $467/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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

An exceptional opportunity awaits with this 2-bedroom, 2-bath residence offering untapped value and limitless upside. Perfectly suited for discerning investors or buyers with a refined vision, this condo presents a rare chance to reimagine and enhance a space with high-end finishes and custom design. The open, well-proportioned layout allows for maximum flexibility, creating the ideal foundation for a sophisticated renovation or income-producing asset. With strong bones and generous living areas, this property is primed for transformation into a luxury retreat or a high-demand rental. Positioned in the highly sought-after Sandy Springs market, the unit is moments from upscale dining, Sandy Springs City Center, premier shopping, and reputable schools. Seamless access to GA-400 and I-285 ensures convenience and strong rental appeal, making this an outstanding addition to any investment portfolio. Don't miss this value-add opportunity in one of Metro Atlanta's most desirable locations.

Key facts

• Custom design
• Reputable schools
• Strong bones

Tags

• HIGH END FINISHES
• CUSTOM DESIGN
• OPEN LAYOUT
• GENEROUS LIVING AREAS
• STRONG BONES
• REPUTABLE SCHOOLS

Property features AI

Finance

• Other: Asphalt road surface; Located in Fulton County
• Financial info: Community planned for about 400 units (approximately 402 total units)
• HOA & community: Monthly association fee (association includes insurance, grounds maintenance, pest control, reserve fund, security, swimming facilities, termite coverage, tennis facilities, and trash service); Community amenities: pool, tennis courts, pickleball, near shopping, near public transportation; Has homeowners association

Exterior

• Parking: Parking lot
• Security: Gated community; Security included in association services
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Condominium; Multi/split levels; Accessible entrance; Composition roof
• Construction: Other construction materials
• Exterior features: Patio; Storage; Tennis courts on property

Interior

• Kitchen: White cabinets; Laminate countertops; Dishwasher; Disposal; Microwave; Refrigerator; Electric oven; Gas cooktop; Open-concept dining area
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath with double vanity and soaking tub
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Ceiling fans
• Interior features: Double vanity in bathroom; Walk-in closet(s); High-speed internet available; 2+ common walls (attached unit)
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-60 ($-725/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.1% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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.
• Zoned schools: 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 38% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 51% district-wide (-23 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 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 $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 159 days — a 12% lower offer ($154k) 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.
• Current owner paid $105k; list at $175k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% 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 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.2%
• Equity multiple: 0.23×
• Total profit: $-37,654
• Equity at exit: $26,093

10-year hold

• IRR: -34.6%
• Equity multiple: -0.20×
• Total profit: $-58,745
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$918
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$73
• HOA: −$467
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-60

Break-even live

Break-even rent $2,028

Max offer price $164,323

Occupancy floor 98%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1525	$1,950	$1.28	24d	3	0.15mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1440	$1,950	$1.35	2d	2	0.15mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1364	$1,715	$1.26	5d	4	0.15mi
6851 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1364	$2,000	$1.47	43d	5	0.15mi
550 Abernathy Rd Sandy Springs, GA	2.0	2.0	1280	$1,589	$1.24	1d	5	0.20mi
6925 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,632	$1.41	1d	23	0.32mi
6940 Roswell Rd Unit 8F Atlanta, GA	2.0	1.5	1000	$1,850	$1.85	24d	1	0.34mi
6940 Roswell Rd Atlanta, GA	2.0	1.5	1000	$1,848	$1.85	43d	2	0.34mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$2,350	$2.63	43d	4	0.37mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.5	1379	$2,100	$1.52	20d	1	0.41mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.0–2.5	1237	$1,899	$1.54	2d	2	0.41mi
6901 Glenlake Pkwy Atlanta, GA	1.0–3.0	1.0–2.5	1105	$1,824	$1.65	1d	18	0.46mi
6840 Sunny Brook Ln Atlanta, GA	3.0	2.0	1417	$2,500	$1.76	43d	1	0.51mi
6500 Aria Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1007	$3,513	$3.49	1d	21	0.60mi
6558 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1297	$1,990	$1.53	1d	42	0.69mi
7100 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,687	$1.42	43d	1	0.72mi
901 Abernathy Rd NE Unit 1 Atlanta, GA	2.0	2.0	1002	$2,100	$2.10	2d	1	0.76mi
612 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,750	$1.70	4d	1	0.84mi
613 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,900	$1.84	24d	1	0.84mi
524 Granville Ct Atlanta, GA	1.0	1.0	711	$1,395	$1.96	5d	1	0.84mi
640 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,875	$1.82	24d	1	0.84mi
310 Granville Ct Unit 310 Atlanta, GA	2.0	2.0	1032	$1,800	$1.74	5d	1	0.84mi
601 Abingdon Way Atlanta, GA	2.0	2.0	1400	$1,800	$1.29	5d	1	0.85mi
760 Mount Vernon Hwy NE Atlanta, GA	1.0–2.0	1.0–2.0	626	$1,739	$2.78	1d	21	0.92mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1250	$2,353	$1.88	24d	1	0.96mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1395	$2,384	$1.71	43d	1	0.96mi
7260 Roswell Rd Sandy Springs, GA	2.0	1.0–2.0	895	$2,811	$3.14	2d	24	0.97mi
7150 W Peachtree Dunwoody Rd Atlanta, GA	3.0	1.0–2.0	966	$2,272	$2.35	1d	34	1.01mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$3,631	$4.78	16d	2	1.06mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$2,395	$3.15	43d	2	1.06mi
475 Mount Vernon Hwy NE Unit C225 Atlanta, GA	1.0	1.0	700	$2,995	$4.28	5d	1	1.11mi
475 Mount Vernon Hwy NE Atlanta, GA	1.0	1.0	700	$2,945	$4.21	24d	2	1.11mi
7200 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1083	$1,548	$1.43	2d	9	1.19mi
100 Preston Woods Trl Atlanta, GA	1.0–3.0	1.0–2.0	1171	$1,912	$1.63	1d	13	1.21mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,727	$3.05	12d	1	1.21mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,836	$3.18	2d	4	1.21mi
381 Hilderbrand Dr Atlanta, GA	2.0	1.0	1061	$2,400	$2.26	43d	1	1.23mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$3,010	$2.84	1d	19	1.25mi
6125 Roswell Rd Atlanta, GA	1.0–3.0	1.0–3.0	1170	$2,387	$2.04	1d	15	1.28mi
1265 Mount Vernon Hwy Atlanta, GA	1.0–3.0	1.0–2.0	1169	$1,986	$1.70	1d	25	1.33mi

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-13
   statusdays on marketlisting id $175,000 Active 159 DOM
2. 2026-06-09
   days on market $175,000 Active Under Contract 179 DOM
3. 2026-06-08
   days on market $175,000 Active Under Contract 178 DOM
4. 2026-06-07
   days on market $175,000 Active Under Contract 177 DOM
5. 2026-06-04
   days on market $175,000 Active Under Contract 174 DOM
6. 2026-06-03
   days on market $175,000 Active Under Contract 173 DOM
7. 2026-06-01
   days on market $175,000 Active Under Contract 171 DOM
8. 2026-05-31
   days on market $175,000 Active Under Contract 170 DOM
9. 2026-04-01
   historical Active Under Contract
10. 2026-03-22
    price $175,000 1000-char remark

    Show marketing remark (1000 chars)

    An exceptional opportunity awaits with this 2-bedroom, 2-bath residence offering untapped value and limitless upside. Perfectly suited for discerning investors or buyers with a refined vision, this condo presents a rare chance to reimagine and enhance a space with high-end finishes and custom design. The open, well-proportioned layout allows for maximum flexibility, creating the ideal foundation for a sophisticated renovation or income-producing asset. With strong bones and generous living areas, this property is primed for transformation into a luxury retreat or a high-demand rental. Positioned in the highly sought-after Sandy Springs market, the unit is moments from upscale dining, Sandy Springs City Center, premier shopping, and reputable schools. Seamless access to GA-400 and I-285 ensures convenience and strong rental appeal, making this an outstanding addition to any investment portfolio. Don't miss this value-add opportunity in one of Metro Atlanta's most desirable locations.

11. 2026-03-22
    price $175,000

    Show marketing remark (1000 chars)

    An exceptional opportunity awaits with this 2-bedroom, 2-bath residence offering untapped value and limitless upside. Perfectly suited for discerning investors or buyers with a refined vision, this condo presents a rare chance to reimagine and enhance a space with high-end finishes and custom design. The open, well-proportioned layout allows for maximum flexibility, creating the ideal foundation for a sophisticated renovation or income-producing asset. With strong bones and generous living areas, this property is primed for transformation into a luxury retreat or a high-demand rental. Positioned in the highly sought-after Sandy Springs market, the unit is moments from upscale dining, Sandy Springs City Center, premier shopping, and reputable schools. Seamless access to GA-400 and I-285 ensures convenience and strong rental appeal, making this an outstanding addition to any investment portfolio. Don't miss this value-add opportunity in one of Metro Atlanta's most desirable locations.

12. 2025-12-12
    listed $180,000 Active

    Show marketing remark (1000 chars)

    An exceptional opportunity awaits with this 2-bedroom, 2-bath residence offering untapped value and limitless upside. Perfectly suited for discerning investors or buyers with a refined vision, this condo presents a rare chance to reimagine and enhance a space with high-end finishes and custom design. The open, well-proportioned layout allows for maximum flexibility, creating the ideal foundation for a sophisticated renovation or income-producing asset. With strong bones and generous living areas, this property is primed for transformation into a luxury retreat or a high-demand rental. Positioned in the highly sought-after Sandy Springs market, the unit is moments from upscale dining, Sandy Springs City Center, premier shopping, and reputable schools. Seamless access to GA-400 and I-285 ensures convenience and strong rental appeal, making this an outstanding addition to any investment portfolio. Don't miss this value-add opportunity in one of Metro Atlanta's most desirable locations.

13. 2025-12-12
    listed $180,000 New 1000-char remark

    Show marketing remark (1000 chars)

    An exceptional opportunity awaits with this 2-bedroom, 2-bath residence offering untapped value and limitless upside. Perfectly suited for discerning investors or buyers with a refined vision, this condo presents a rare chance to reimagine and enhance a space with high-end finishes and custom design. The open, well-proportioned layout allows for maximum flexibility, creating the ideal foundation for a sophisticated renovation or income-producing asset. With strong bones and generous living areas, this property is primed for transformation into a luxury retreat or a high-demand rental. Positioned in the highly sought-after Sandy Springs market, the unit is moments from upscale dining, Sandy Springs City Center, premier shopping, and reputable schools. Seamless access to GA-400 and I-285 ensures convenience and strong rental appeal, making this an outstanding addition to any investment portfolio. Don't miss this value-add opportunity in one of Metro Atlanta's most desirable locations.

14. 2016-07-05
    soldstatus $105,000
15. 2013-02-08
    soldstatus $43,800
16. 2010-06-24
    price $85,000
17. 2010-03-16
    price $98,000
18. 1984-09-28
    soldstatus $60,000

ⓘ 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: $1,731 · $144/mo
• Projected year-2 tax: $1,731 · $144/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 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $23,415
• − Mortgage interest: −$9,803
• − Property taxes: −$1,731
• − Insurance: −$875
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − HOA: −$5,604
• − Depreciation: −$5,091
• Taxable loss: −$3,436
• Est. tax savings @ 24.0%: +$825
• After-tax cash flow: $99/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

+191.7% since first listed

10 events — show timeline

• 2026-04-01 Contingent — FMLS
• 2026-03-22 Price Changed $175,000 GAMLS
• 2026-03-22 Price Changed $175,000 FMLS
• 2025-12-12 Listed $180,000 GAMLS
• 2025-12-12 Listed $180,000 FMLS
• 2016-07-05 Sold (Public Records) $105,000 Public Records
• 2013-02-08 Sold (Public Records) $43,800 Public Records
• 2010-06-24 Price Changed $85,000 GAMLS
• 2010-03-16 Price Changed $98,000 GAMLS
• 1984-09-28 Sold (Public Records) $60,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,731 · -18.9% YoY. Source: county tax records.