375 Ralph Mcgill Blvd NE #205 · Atlanta, GA 30312

$160,000

2 bd · 1.0 ba · 1,014 sqft · Condo public records · 139 Days on market

Built 1980 $158/sqft · 19% below area Est $197k · 19% under $540/mo HOA · 25% of rent

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +11.0/30.0
• 1% rule +8.4/10.0
• Livability +4.2/5.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated condo in this popular and affordable community in the Old Fourth Ward. Largest 2 Bedroom 1 Bathroom floorplan. Located just a few blocks to the Atlanta Beltline, Freedom Parkway Trail, Ponce City Market, Krog Street Market, Georgia State University and the heart of Downtown Atlanta. New Kitchen with new stainless appliances, white cabinets and new counter-tops. All new LVP flooring & freshly painted throughout. This sought-after community provides a fully equipped fitness center, in ground community pool, 24/7 concierge, gated walking trail & assigned parking space. This community is FHA & VA approved. This is no doubt the best deal currently on the market or sold recently in this community!

Key facts

• New kitchen
• White cabinets
• Renovated condo

Tags

• RENOVATED CONDO
• NEW KITCHEN
• STAINLESS APPLIANCES
• WHITE CABINETS
• NEW COUNTER-TOPS
• NEW LVP FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-69 ($-824/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (7.6% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.1% in Atlanta — 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 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.8%/yr); 246 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 139 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $160k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $140,800 (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 139 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. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 6.2

CMA / ARV

• ARV (median comp): $197,315
• List price: $160,000
• Delta: -18.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.84% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-30,213
• Equity at exit: $23,857

10-year hold

• IRR: -11.8%
• Equity multiple: 0.29×
• Total profit: $-31,589
• Equity at exit: $13,834

Cash invested: $44,800 (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 30312

• Rents YoY: 2.8%
• Active inventory: 246
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$839
• Tax from tax record: −$312 /mo · $3,742/yr
• Insurance: −$67
• HOA: −$540
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-69

Break-even live

Break-even rent $2,225

Max offer price $147,865

Occupancy floor 98%

Sensitivity live

Price	-10% $22	-5% $-23	+0% $-69	+5% $-114	+10% $-159
Rent	-10% $-238	-5% $-153	+0% $-69	+5% $16	+10% $100
Rate	-1.0pp $12	-0.5pp $-28	base $-69	+0.5pp $-110	+1.0pp $-152

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 Ralph McGill Blvd NE #1305 Atlanta, GA	2.0	1.0	1080	$1,975	$1.83	15d	1	0.02mi
375 Ralph McGill Blvd NE Atlanta, GA	2.0	1.0	1015	$1,968	$1.94	25d	2	0.02mi
384 Ralph McGill Blvd NE #410 Atlanta, GA	3.0	3.0	1444	$3,400	$2.35	20d	1	0.06mi
404 McGill Pl NE Atlanta, GA	2.0	1.5	960	$2,100	$2.19	0d	1	0.08mi
125 McGill Park Ave NE Atlanta, GA	1.0	1.0	1000	$2,100	$2.10	20d	1	0.10mi
Mc Gill Park Ave #405 Atlanta, GA	2.0	2.0	1458	$3,000	$2.06	25d	1	0.16mi
407 Angier Ave NE Unit 202 Atlanta, GA	2.0	1.0	860	$1,550	$1.80	23d	1	0.19mi
428 Parkway Dr NE Unit 430 103 Atlanta, GA	2.0	1.0	700	$1,545	$2.21	4d	1	0.20mi
400 Central Park Pl NE Atlanta, GA	3.0	1.0–2.0	1013	$2,519	$2.49	0d	20	0.20mi
375 Highland Ave NE #606 Atlanta, GA	2.0	2.5	1478	$2,800	$1.89	25d	1	0.21mi
419 Parkway Dr NE Atlanta, GA	2.0	2.0	1300	$2,125	$1.63	25d	1	0.21mi
466 Latta St NE Atlanta, GA	3.0	3.0	1200	$3,000	$2.50	9d	1	0.28mi
433 Highland Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	885	$1,697	$1.92	0d	11	0.29mi
500 Parkway Dr NE Unit 08 Atlanta, GA	2.0	2.0	730	$1,595	$2.18	0d	1	0.31mi
512 Ralph McGill Blvd NE Apt 4 Atlanta, GA	1.0	1.0	900	$2,250	$2.50	0d	1	0.31mi
512 Ralph McGill Blvd NE Atlanta, GA	1.0	1.0	900	$2,350	$2.61	25d	1	0.31mi
517 Wabash Ave NE Atlanta, GA	3.0	2.0	1395	$3,499	$2.51	25d	1	0.33mi
525 Parkway Dr NE Atlanta, GA	1.0–2.0	1.0–2.5	907	$2,500	$2.76	9d	3	0.37mi
525 Parkway Dr NE #518 Atlanta, GA	2.0	2.5	1157	$2,500	$2.16	23d	1	0.37mi
525 Parkway Dr NE Atlanta, GA	1.0–2.0	1.0–2.5	907	$2,500	$2.76	6d	2	0.37mi
525 Parkway Dr #401 Atlanta, GA	2.0	2.0	1157	$2,400	$2.07	0d	1	0.38mi
19 Finch Trl NE Atlanta, GA	1.0	1.5	960	$1,950	$2.03	20d	1	0.39mi
250 Piedmont Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1110	$2,536	$2.28	4d	20	0.41mi
131 Ralph McGill Blvd NE Atlanta, GA	1.0	1.0	1000	$1,472	$1.47	18d	2	0.41mi
131 Ralph McGill Blvd NE Atlanta, GA	1.0	1.0	1000	$1,450	$1.45	16d	1	0.41mi
131 Ralph McGill Blvd NE Atlanta, GA	1.0	1.0	1000	$1,472	$1.47	21d	2	0.41mi
131 Ralph McGill Blvd NE Atlanta, GA	1.0	1.0	1000	$1,472	$1.47	23d	2	0.41mi
131 Ralph McGill Blvd NE Atlanta, GA	2.0	1.0	1350	$1,495	$1.11	21d	1	0.41mi
170 NE BLVD Unit 208E Atlanta, GA	1.0	1.0	1290	$4,000	$3.10	3d	1	0.41mi
542 Unit 1299415P Atlanta, GA	1.0–2.0	1.0–2.0	742	$3,692	$4.97	12d	2	0.41mi
480 John Wesley Dobbs Ave NE #614 Atlanta, GA	1.0	1.0	795	$1,950	$2.45	20d	1	0.41mi
215 Piedmont Ave NE Unit 1299350P Atlanta, GA	1.0–3.0	1.0	694	$2,754	$3.97	0d	2	0.42mi
215 Piedmont Ave NE Atlanta, GA	2.0–3.0	1.0–2.0	1053	$1,930	$1.83	12d	3	0.42mi
215 Piedmont Ave NE Atlanta, GA	2.0–3.0	1.0–2.0	1053	$1,745	$1.66	0d	3	0.42mi
549 Highland Ave NE Unit 14 Atlanta, GA	1.0	1.0	725	$1,525	$2.10	25d	1	0.44mi
549 Highland Ave NE Unit 16 Atlanta, GA	1.0	1.0	725	$1,815	$2.50	25d	1	0.44mi
300 Cityline Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	895	$2,297	$2.57	0d	8	0.44mi
120 Ralph McGill Blvd NE #1511 Atlanta, GA	1.0	1.0	809	$1,395	$1.72	4d	1	0.45mi
220 Renaissance Pkwy NE #2111 Atlanta, GA	1.0	1.0	881	$1,900	$2.16	9d	1	0.45mi
450 Piedmont Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	975	$2,646	$2.71	0d	11	0.45mi

HOA detail condo

• Monthly dues: $540 · $6,480/yr
• Likely covers: poolgymdoormansecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-21
   days on market $160,000 Active 139 DOM
2. 2026-06-18
   days on market $160,000 Active 136 DOM
3. 2026-06-17
   days on market $160,000 Active 135 DOM
4. 2026-06-16
   days on market $160,000 Active 134 DOM
5. 2026-06-15
   price $160,000 Active 133 DOM
6. 2026-06-15
   days on market $165,000 Active 133 DOM
7. 2026-06-13
   days on market $165,000 Active 131 DOM
8. 2026-06-13
   days on market $165,000 Active 130 DOM
9. 2026-06-09
   days on market $165,000 Active 127 DOM
10. 2026-06-08
    days on market $165,000 Active 126 DOM
11. 2026-06-07
    pricedays on market $165,000 Active 125 DOM
12. 2026-06-04
    days on market $169,000 Active 122 DOM
13. 2026-06-03
    days on market $169,000 Active 121 DOM
14. 2026-06-02
    days on market $169,000 Active 120 DOM
15. 2026-06-01
    days on market $169,000 Active 119 DOM
16. 2026-05-31
    days on market $169,000 Active 118 DOM
17. 2026-04-14
    price $169,000 722-char remark

    Show marketing remark (722 chars)

    Renovated condo in this popular and affordable community in the Old Fourth Ward. Largest 2 Bedroom 1 Bathroom floorplan. Located just a few blocks to the Atlanta Beltline, Freedom Parkway Trail, Ponce City Market, Krog Street Market, Georgia State University and the heart of Downtown Atlanta. New Kitchen with new stainless appliances, white cabinets and new counter-tops. All new LVP flooring & freshly painted throughout. This sought-after community provides a fully equipped fitness center, in ground community pool, 24/7 concierge, gated walking trail & assigned parking space. This community is FHA & VA approved. This is no doubt the best deal currently on the market or sold recently in this community!

18. 2026-04-14
    price $169,000 722-char remark

    Show marketing remark (722 chars)

    Renovated condo in this popular and affordable community in the Old Fourth Ward. Largest 2 Bedroom 1 Bathroom floorplan. Located just a few blocks to the Atlanta Beltline, Freedom Parkway Trail, Ponce City Market, Krog Street Market, Georgia State University and the heart of Downtown Atlanta. New Kitchen with new stainless appliances, white cabinets and new counter-tops. All new LVP flooring & freshly painted throughout. This sought-after community provides a fully equipped fitness center, in ground community pool, 24/7 concierge, gated walking trail & assigned parking space. This community is FHA & VA approved. This is no doubt the best deal currently on the market or sold recently in this community!

19. 2026-02-02
    listed $179,000 New 722-char remark

    Show marketing remark (722 chars)

    Renovated condo in this popular and affordable community in the Old Fourth Ward. Largest 2 Bedroom 1 Bathroom floorplan. Located just a few blocks to the Atlanta Beltline, Freedom Parkway Trail, Ponce City Market, Krog Street Market, Georgia State University and the heart of Downtown Atlanta. New Kitchen with new stainless appliances, white cabinets and new counter-tops. All new LVP flooring & freshly painted throughout. This sought-after community provides a fully equipped fitness center, in ground community pool, 24/7 concierge, gated walking trail & assigned parking space. This community is FHA & VA approved. This is no doubt the best deal currently on the market or sold recently in this community!

20. 2026-02-02
    listed $179,000 Active 722-char remark

    Show marketing remark (722 chars)

    Renovated condo in this popular and affordable community in the Old Fourth Ward. Largest 2 Bedroom 1 Bathroom floorplan. Located just a few blocks to the Atlanta Beltline, Freedom Parkway Trail, Ponce City Market, Krog Street Market, Georgia State University and the heart of Downtown Atlanta. New Kitchen with new stainless appliances, white cabinets and new counter-tops. All new LVP flooring & freshly painted throughout. This sought-after community provides a fully equipped fitness center, in ground community pool, 24/7 concierge, gated walking trail & assigned parking space. This community is FHA & VA approved. This is no doubt the best deal currently on the market or sold recently in this community!

21. 2021-01-01
    historical
22. 2020-09-04
    listed $185,000 New
23. 2016-07-01
    historical
24. 2016-04-06
    status Back On Market
25. 2016-04-06
    historical
26. 2016-01-07
    listed $130,000 New
27. 2015-01-03
    price $79,500
28. 2014-12-31
    price $79,500
29. 2014-12-29
    historical
30. 2014-12-17
    soldstatus $79,500 Sold
31. 2014-12-17
    soldstatus $79,500 Sold
32. 2014-12-17
    price $79,900
33. 2014-12-02
    status Under Contract
34. 2014-12-02
    status Pending
35. 2014-12-02
    price $79,900
36. 2014-11-21
    price $79,900
37. 2014-11-21
    price $79,900
38. 2014-11-07
    price $84,900
39. 2014-11-07
    price $84,900
40. 2014-10-28
    price $89,900
41. 2014-10-27
    price $89,900
42. 2014-10-06
    price $94,900
43. 2014-10-06
    price $94,900
44. 2014-09-23
    price $99,900
45. 2014-09-22
    price $99,900
46. 2014-08-21
    listed $109,900 New
47. 2014-08-21
    listed $109,900 Active
48. 2000-10-10
    soldstatus $127,800

ⓘ 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: $3,742 · $312/mo
• Projected year-2 tax: $3,742 · $312/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: $25,654
• − Mortgage interest: −$8,962
• − Property taxes: −$3,742
• − Insurance: −$800
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − HOA: −$6,480
• − Depreciation: −$4,655
• Taxable loss: −$3,090
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $-83/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: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

Amenities A+ Commute A+ Cost of living C- Crime A Employment B Housing A+ Health & safety A- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Fulton County · 1,094,430 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 26,942
• Household income: $82,779
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2010.0

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 0.62)
• Race & ethnicity: Black 46% White 41% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -507.19%
• Current HPI: 240.8692
• Rent YoY: ▲ 2.84%
• 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

+32.2% since first listed

32 events — show timeline

• 2026-04-14 Price Changed $169,000 GAMLS
• 2026-04-14 Price Changed $169,000 FMLS
• 2026-02-02 Listed $179,000 FMLS
• 2026-02-02 Listed $179,000 GAMLS
• 2021-01-01 Listing Removed — GAMLS
• 2020-09-04 Listed $185,000 GAMLS
• 2016-07-01 Listing Removed — GAMLS
• 2016-04-06 Relisted — GAMLS
• 2016-04-06 Listing Removed — GAMLS
• 2016-01-07 Listed $130,000 GAMLS
• 2015-01-03 Price Changed $79,500 GAMLS
• 2014-12-31 Price Changed $79,500 FMLS
• 2014-12-29 Listing Removed — FMLS
• 2014-12-17 Sold (MLS) $79,500 GAMLS
• 2014-12-17 Price Changed $79,900 FMLS
• 2014-12-17 Sold (MLS) $79,500 FMLS
• 2014-12-02 Pending — GAMLS
• 2014-12-02 Pending — FMLS
• 2014-12-02 Price Changed $79,900 GAMLS
• 2014-11-21 Price Changed $79,900 GAMLS
• 2014-11-21 Price Changed $79,900 FMLS
• 2014-11-07 Price Changed $84,900 GAMLS
• 2014-11-07 Price Changed $84,900 FMLS
• 2014-10-28 Price Changed $89,900 GAMLS
• 2014-10-27 Price Changed $89,900 FMLS
• 2014-10-06 Price Changed $94,900 GAMLS
• 2014-10-06 Price Changed $94,900 FMLS
• 2014-09-23 Price Changed $99,900 GAMLS
• 2014-09-22 Price Changed $99,900 FMLS
• 2014-08-21 Listed $109,900 GAMLS
• 2014-08-21 Listed $109,900 FMLS
• 2000-10-10 Sold (Public Records) $127,800 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,742 · +3.4% YoY. Source: county tax records.