4102 Santa Fe Pkwy · Sandy Springs, GA 30350

$219,900

3 bd · 2.0 ba · 1,260 sqft · Condo public records · 125 Days on market

Built 1991 $175/sqft · at area comps Est $220k · at est. $439/mo HOA · 22% of rent

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Why this score? — see what drove the F 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 +7.4/15.0
• Cash flow +7.1/30.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally Renovated, 3 bedroom, 2 bath Ground Level unit. Garden-style Stepless one-level living that backs up to a private wooded area behind Steel Canyon Golf Course Club. New Interior Paint, New LVP flooring, New lighting and plumbing fixtures, New SS appliance, Granite Countertops, White Cabinets, Roof replaced in 2025, Master and Hall bath remodeled, Private covered patio, Clean and quiet setting, located across from the Pool. Great amenities package - Fitness Gym, Pool house, Swim, and Gated Community Access with an Armed Security Guard patrol available 24 hrs that lives in the subdivision. Sidewalks to a ton of activities. Close by to Tennis, Pickleball, Soccer Fields, Morgan Falls Athletic Fields, and Lake with Paddle boards and Canoe rental, Playground, Walking trails around Orkin Lake that connect to trails leading to the Chattahoochee River, Great location and close to everything. 2.5 miles to North Springs MARTA station, half a mile to the bus stop and to North Springs High School. Close to Roswell Road, GA 400 and I-285. Hoa Dues cover: Trash, Gated Access, 24 hours Armed Security Guard Patrol, Amenities Pool and pool house, Gym Fitness Center, Exterior Building Maintenance, Landscaping, Termite Bond, and Pest Control (exterior only).

Key facts

• Ground level unit
• New lvp flooring
• New interior paint

Tags

• GROUND LEVEL UNIT
• GARDEN-STYLE STEPLESS LIVING
• PRIVATE WOODED AREA
• NEW INTERIOR PAINT
• NEW LVP FLOORING
• NEW SS APPLIANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (7.5% below list).
• Recommended offer: $164k (25.3% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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.
• Market conditions: Rents soft (-0.3%/yr); 172 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

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 125 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,181 (25.3% 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 125 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.92% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 9.0

CMA / ARV

• ARV (median comp): $219,637
• List price: $219,900
• Delta: 0.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -31.2%
• Equity multiple: 0.00×
• Total profit: $-61,405
• Equity at exit: $32,788

10-year hold

• IRR: -63.8%
• Equity multiple: -0.64×
• Total profit: $-101,245
• 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 30350

• Rents YoY: -0.3%
• Active inventory: 172
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$238 /mo · $2,862/yr
• Insurance: −$92
• HOA: −$439
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-315

Break-even live

Break-even rent $2,433

Max offer price $164,181

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-253	+0% $-315	+5% $-378	+10% $-440
Rent	-10% $-476	-5% $-396	+0% $-315	+5% $-235	+10% $-155
Rate	-1.0pp $-205	-0.5pp $-259	base $-315	+0.5pp $-372	+1.0pp $-430

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 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8304 Santa Fe Pkwy Atlanta, GA	2.0	2.0	1083	$2,000	$1.85	45d	1	0.03mi
7600 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	907	$1,692	$1.86	0d	89	0.12mi
7206 Santa Fe Pkwy #7206 Sandy Springs, GA	2.0	2.0	1083	$1,900	$1.75	21d	1	0.15mi
7500 Roswell Rd #11 Atlanta, GA	2.0	2.5	1478	$2,150	$1.45	0d	1	0.40mi
7500 Roswell Rd #52 Atlanta, GA	3.0	2.5	1742	$2,653	$1.52	21d	1	0.40mi
57 Trowbridge Rd Sandy Springs, GA	2.0	2.0	1200	$1,838	$1.53	0d	1	0.42mi
415 Morgan Falls Rd Atlanta, GA	1.0–4.0	1.0–2.0	1350	$2,200	$1.63	0d	8	0.53mi
500 Harbor Pointe Pkwy Sandy Springs, GA	1.0–2.0	1.0–2.0	821	$1,610	$1.96	0d	40	0.54mi
634 Pember Pt Atlanta, GA	3.0	3.0	1702	$4,000	$2.35	45d	1	0.57mi
7785 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1084	$2,443	$2.25	0d	33	0.74mi
7260 Roswell Rd Sandy Springs, GA	2.0	1.0–2.0	895	$2,811	$3.14	0d	22	0.76mi
7843 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	1110	$1,920	$1.73	0d	8	0.79mi
750 Dalrymple Rd Unit 2B Atlanta, GA	3.0	2.0	1820	$2,000	$1.10	45d	1	0.80mi
8085 Adair Ln Atlanta, GA	1.0–2.0	1.0–2.0	960	$1,828	$1.90	0d	51	0.84mi
7100 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,999	$1.68	45d	1	0.94mi
7889 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	998	$1,696	$1.70	0d	22	1.00mi
1016 Wingate Way Atlanta, GA	2.0	2.0	1142	$1,750	$1.53	45d	1	1.03mi
7700 Colquitt Rd Atlanta, GA	1.0–3.0	1.0–2.5	1312	$1,915	$1.46	0d	27	1.03mi
1000 Spalding Dr Atlanta, GA	1.0–3.0	1.0–2.0	1093	$2,491	$2.28	0d	31	1.07mi
7901 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	993	$1,950	$1.96	0d	14	1.14mi
115 Brantley Rd Atlanta, GA	2.0	2.0	1687	$2,239	$1.33	25d	1	1.15mi
1067 Pitts Rd Atlanta, GA	1.0–3.0	1.0–2.0	1106	$1,677	$1.52	0d	21	1.20mi
7200 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1083	$1,840	$1.70	3d	9	1.23mi
7227 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	850	$1,970	$2.32	0d	14	1.28mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$2,350	$2.63	45d	4	1.29mi
6925 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,920	$1.66	0d	23	1.34mi
7919 Briar Villa Pl Atlanta, GA	2.0	2.5	1681	$2,500	$1.49	45d	1	1.37mi
7150 W Peachtree Dunwoody Rd Atlanta, GA	3.0	1.0–2.0	966	$2,730	$2.83	0d	33	1.39mi
6940 Roswell Rd Atlanta, GA	2.0	1.5	1000	$1,848	$1.85	45d	2	1.40mi
6940 Roswell Rd Unit 8F Atlanta, GA	2.0	1.5	1000	$1,850	$1.85	25d	1	1.40mi
6901 Glenlake Pkwy Atlanta, GA	1.0–3.0	1.0–2.5	1105	$2,271	$2.05	0d	20	1.44mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.0–2.5	1237	$2,600	$2.10	4d	2	1.45mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.5	1379	$2,800	$2.03	22d	1	1.45mi
536 Granite Ridge Pl Atlanta, GA	2.0	2.5	1252	$1,875	$1.50	45d	1	1.48mi

HOA detail condo

• Monthly dues: $439 · $5,268/yr
• Likely covers: trashlandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $219,900 Active 125 DOM
2. 2026-06-18
   days on market $219,900 Active 122 DOM
3. 2026-06-17
   days on market $219,900 Active 121 DOM
4. 2026-06-16
   days on market $219,900 Active 120 DOM
5. 2026-06-15
   days on market $219,900 Active 119 DOM
6. 2026-06-13
   days on market $219,900 Active 117 DOM
7. 2026-06-09
   days on market $219,900 Active 113 DOM
8. 2026-06-08
   days on market $219,900 Active 112 DOM
9. 2026-06-07
   days on market $219,900 Active 111 DOM
10. 2026-06-04
    days on market $219,900 Active 108 DOM
11. 2026-06-03
    days on market $219,900 Active 107 DOM
12. 2026-06-01
    days on market $219,900 Active 105 DOM
13. 2026-05-31
    days on market $219,900 Active 104 DOM
14. 2026-04-06
    price $224,900 1267-char remark

    Show marketing remark (1266 chars)

    Totally Renovated, 3 bedroom, 2 bath Ground Level unit. Garden-style Stepless one-level living that backs up to a private wooded area behind Steel Canyon Golf Course Club. New Interior Paint, New LVP flooring, New lighting and plumbing fixtures, New SS appliance, Granite Countertops, White Cabinets, Roof replaced in 2025, Master and Hall bath remodeled, Private covered patio, Clean and quiet setting, located across from the Pool. Great amenities package - Fitness Gym, Pool house, Swim, and Gated Community Access with an Armed Security Guard patrol available 24 hrs that lives in the subdivision. Sidewalks to a ton of activities. Close by to Tennis, Pickleball, Soccer Fields, Morgan Falls Athletic Fields, and Lake with Paddle boards and Canoe rental, Playground, Walking trails around Orkin Lake that connect to trails leading to the Chattahoochee River, Great location and close to everything. 2.5 miles to North Springs MARTA station, half a mile to the bus stop and to North Springs High School. Close to Roswell Road, GA 400 and I-285. Hoa Dues cover: Trash, Gated Access, 24 hours Armed Security Guard Patrol, Amenities Pool and pool house, Gym Fitness Center, Exterior Building Maintenance, Landscaping, Termite Bond, and Pest Control (exterior only).

15. 2026-04-06
    price $224,900 1266-char remark

    Show marketing remark (1266 chars)

    Totally Renovated, 3 bedroom, 2 bath Ground Level unit. Garden-style Stepless one-level living that backs up to a private wooded area behind Steel Canyon Golf Course Club. New Interior Paint, New LVP flooring, New lighting and plumbing fixtures, New SS appliance, Granite Countertops, White Cabinets, Roof replaced in 2025, Master and Hall bath remodeled, Private covered patio, Clean and quiet setting, located across from the Pool. Great amenities package - Fitness Gym, Pool house, Swim, and Gated Community Access with an Armed Security Guard patrol available 24 hrs that lives in the subdivision. Sidewalks to a ton of activities. Close by to Tennis, Pickleball, Soccer Fields, Morgan Falls Athletic Fields, and Lake with Paddle boards and Canoe rental, Playground, Walking trails around Orkin Lake that connect to trails leading to the Chattahoochee River, Great location and close to everything. 2.5 miles to North Springs MARTA station, half a mile to the bus stop and to North Springs High School. Close to Roswell Road, GA 400 and I-285. Hoa Dues cover: Trash, Gated Access, 24 hours Armed Security Guard Patrol, Amenities Pool and pool house, Gym Fitness Center, Exterior Building Maintenance, Landscaping, Termite Bond, and Pest Control (exterior only).

16. 2026-03-17
    price $234,900 1267-char remark

    Show marketing remark (1266 chars)

    Totally Renovated, 3 bedroom, 2 bath Ground Level unit. Garden-style Stepless one-level living that backs up to a private wooded area behind Steel Canyon Golf Course Club. New Interior Paint, New LVP flooring, New lighting and plumbing fixtures, New SS appliance, Granite Countertops, White Cabinets, Roof replaced in 2025, Master and Hall bath remodeled, Private covered patio, Clean and quiet setting, located across from the Pool. Great amenities package - Fitness Gym, Pool house, Swim, and Gated Community Access with an Armed Security Guard patrol available 24 hrs that lives in the subdivision. Sidewalks to a ton of activities. Close by to Tennis, Pickleball, Soccer Fields, Morgan Falls Athletic Fields, and Lake with Paddle boards and Canoe rental, Playground, Walking trails around Orkin Lake that connect to trails leading to the Chattahoochee River, Great location and close to everything. 2.5 miles to North Springs MARTA station, half a mile to the bus stop and to North Springs High School. Close to Roswell Road, GA 400 and I-285. Hoa Dues cover: Trash, Gated Access, 24 hours Armed Security Guard Patrol, Amenities Pool and pool house, Gym Fitness Center, Exterior Building Maintenance, Landscaping, Termite Bond, and Pest Control (exterior only).

17. 2026-03-17
    price $234,900 1266-char remark

    Show marketing remark (1266 chars)

    Totally Renovated, 3 bedroom, 2 bath Ground Level unit. Garden-style Stepless one-level living that backs up to a private wooded area behind Steel Canyon Golf Course Club. New Interior Paint, New LVP flooring, New lighting and plumbing fixtures, New SS appliance, Granite Countertops, White Cabinets, Roof replaced in 2025, Master and Hall bath remodeled, Private covered patio, Clean and quiet setting, located across from the Pool. Great amenities package - Fitness Gym, Pool house, Swim, and Gated Community Access with an Armed Security Guard patrol available 24 hrs that lives in the subdivision. Sidewalks to a ton of activities. Close by to Tennis, Pickleball, Soccer Fields, Morgan Falls Athletic Fields, and Lake with Paddle boards and Canoe rental, Playground, Walking trails around Orkin Lake that connect to trails leading to the Chattahoochee River, Great location and close to everything. 2.5 miles to North Springs MARTA station, half a mile to the bus stop and to North Springs High School. Close to Roswell Road, GA 400 and I-285. Hoa Dues cover: Trash, Gated Access, 24 hours Armed Security Guard Patrol, Amenities Pool and pool house, Gym Fitness Center, Exterior Building Maintenance, Landscaping, Termite Bond, and Pest Control (exterior only).

18. 2026-02-16
    listed $239,900 New 1267-char remark

    Show marketing remark (1266 chars)

    Totally Renovated, 3 bedroom, 2 bath Ground Level unit. Garden-style Stepless one-level living that backs up to a private wooded area behind Steel Canyon Golf Course Club. New Interior Paint, New LVP flooring, New lighting and plumbing fixtures, New SS appliance, Granite Countertops, White Cabinets, Roof replaced in 2025, Master and Hall bath remodeled, Private covered patio, Clean and quiet setting, located across from the Pool. Great amenities package - Fitness Gym, Pool house, Swim, and Gated Community Access with an Armed Security Guard patrol available 24 hrs that lives in the subdivision. Sidewalks to a ton of activities. Close by to Tennis, Pickleball, Soccer Fields, Morgan Falls Athletic Fields, and Lake with Paddle boards and Canoe rental, Playground, Walking trails around Orkin Lake that connect to trails leading to the Chattahoochee River, Great location and close to everything. 2.5 miles to North Springs MARTA station, half a mile to the bus stop and to North Springs High School. Close to Roswell Road, GA 400 and I-285. Hoa Dues cover: Trash, Gated Access, 24 hours Armed Security Guard Patrol, Amenities Pool and pool house, Gym Fitness Center, Exterior Building Maintenance, Landscaping, Termite Bond, and Pest Control (exterior only).

19. 2026-02-16
    listed $239,900 Active 1266-char remark

    Show marketing remark (1266 chars)

    Totally Renovated, 3 bedroom, 2 bath Ground Level unit. Garden-style Stepless one-level living that backs up to a private wooded area behind Steel Canyon Golf Course Club. New Interior Paint, New LVP flooring, New lighting and plumbing fixtures, New SS appliance, Granite Countertops, White Cabinets, Roof replaced in 2025, Master and Hall bath remodeled, Private covered patio, Clean and quiet setting, located across from the Pool. Great amenities package - Fitness Gym, Pool house, Swim, and Gated Community Access with an Armed Security Guard patrol available 24 hrs that lives in the subdivision. Sidewalks to a ton of activities. Close by to Tennis, Pickleball, Soccer Fields, Morgan Falls Athletic Fields, and Lake with Paddle boards and Canoe rental, Playground, Walking trails around Orkin Lake that connect to trails leading to the Chattahoochee River, Great location and close to everything. 2.5 miles to North Springs MARTA station, half a mile to the bus stop and to North Springs High School. Close to Roswell Road, GA 400 and I-285. Hoa Dues cover: Trash, Gated Access, 24 hours Armed Security Guard Patrol, Amenities Pool and pool house, Gym Fitness Center, Exterior Building Maintenance, Landscaping, Termite Bond, and Pest Control (exterior only).

20. 2018-10-01
    soldstatus $168,000
21. 2018-09-26
    soldstatus $168,000 Sold
22. 2018-09-26
    soldstatus $168,000 Sold
23. 2018-08-08
    status Pending
24. 2018-07-31
    status Under Contract
25. 2018-07-31
    historical Contingent - Due Diligence
26. 2018-07-11
    status Back on Market
27. 2018-07-10
    status Active
28. 2018-07-10
    status Pending
29. 2018-07-02
    status Under Contract
30. 2018-07-02
    historical Contingent - Due Diligence
31. 2018-06-15
    listed $169,000 Active
32. 2018-06-15
    listed $169,000 New
33. 2016-07-15
    soldstatus $105,000
34. 2016-07-14
    price $105,000
35. 2016-07-13
    historical
36. 2016-07-12
    soldstatus $105,000 Sold
37. 2016-05-18
    status Under Contract
38. 2016-05-18
    price $110,000
39. 2016-05-03
    listed $110,000 New

ⓘ 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: $2,862 · $238/mo
• Projected year-2 tax: $2,862 · $238/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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,408
• − Mortgage interest: −$12,318
• − Property taxes: −$2,862
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − HOA: −$5,268
• − Depreciation: −$6,397
• Taxable loss: −$7,441
• Est. tax savings @ 24.0%: +$1,786
• After-tax cash flow: $-1,999/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): 35,170
• Household income: $88,118
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 2081.0

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 0.67)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 11% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Estonian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -180.74%
• Current HPI: 215.186
• Rent YoY: ▼ -0.26%
• 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

+104.5% since first listed

26 events — show timeline

• 2026-04-06 Price Changed $224,900 GAMLS
• 2026-04-06 Price Changed $224,900 FMLS
• 2026-03-17 Price Changed $234,900 GAMLS
• 2026-03-17 Price Changed $234,900 FMLS
• 2026-02-16 Listed $239,900 FMLS
• 2026-02-16 Listed $239,900 GAMLS
• 2018-10-01 Sold (Public Records) $168,000 Public Records
• 2018-09-26 Sold (MLS) $168,000 GAMLS
• 2018-09-26 Sold (MLS) $168,000 FMLS
• 2018-08-08 Pending — FMLS
• 2018-07-31 Pending — GAMLS
• 2018-07-31 Contingent — FMLS
• 2018-07-11 Relisted — GAMLS
• 2018-07-10 Relisted — FMLS
• 2018-07-10 Pending — FMLS
• 2018-07-02 Pending — GAMLS
• 2018-07-02 Contingent — FMLS
• 2018-06-15 Listed $169,000 GAMLS
• 2018-06-15 Listed $169,000 FMLS
• 2016-07-15 Sold (Public Records) $105,000 Public Records
• 2016-07-14 Price Changed $105,000 GAMLS
• 2016-07-13 Listing Removed — GAMLS
• 2016-07-12 Sold (MLS) $105,000 GAMLS
• 2016-05-18 Pending — GAMLS
• 2016-05-18 Price Changed $110,000 GAMLS
• 2016-05-03 Listed $110,000 GAMLS

Property tax history

+6.6%/yr

Latest (2025): $2,862 · +6.4% YoY. Source: county tax records.