5211 Glenridge Dr · Sandy Springs, GA 30342

$525,000

3 bd · 2.5 ba · 2,412 sqft · Condo public records · 27 Days on market

Built 1972 $218/sqft · 39% above area Est $493k · 7% over $626/mo HOA · 19% of rent

---

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).

• Cash flow +4.5/30.0
• ARV discount +4.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5211 Glenridge Drive-where location meets lifestyle in one of Atlanta's most connected corridors. Tucked just minutes from Buckhead, Perimeter, and major highways, this home puts everything you love right at your fingertips-top dining, shopping, and easy commuting without sacrificing comfort. Step inside to a light-filled interior designed for both everyday living and effortless entertaining. The layout flows seamlessly, with inviting living spaces, a well-appointed kitchen ready for gatherings, and private retreats that offer the perfect place to unwind at the end of the day. Whether you're enjoying quiet mornings or hosting friends, this home delivers versatility, style, and convenience in one smart package. Live close. Live connected. Live Glenridge. Don't miss your opportunity-schedule your private showing today.

Key facts

• $626 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Private road frontage; Located in Fulton County, GA
• HOA & community: Monthly association fee; HOA covers insurance, ground maintenance, reserve fund, pool, and water; 46 units in the community; Community features include pool, proximity to shopping and public transport

Exterior

• Parking: Drive-under main level garage; 2-car garage with garage door opener (garage faces rear)
• Security: Homeowners association-managed community
• Utilities: Public water; Public sewer; 110-volt electric
• Home design: Condominium; Three or more levels; Finished below-grade living area
• Construction: Brick and cement siding exterior; Composition roof; Concrete perimeter foundation; Resale condition
• Exterior features: Patio; Rear porch; Rain gutters; Finished walk-out basement with finished bath; Community pool; Street lights; Underground utilities

Interior

• Kitchen: White cabinets; Pantry; Stone countertops; Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Oversized master with sitting room; Three upper-level bedrooms; One lower-level bedroom
• Flooring: Hardwood; Carpet; Ceramic tile
• Bathrooms: Three full bathrooms; One half bathroom; Master bathroom with double vanity and shower (no tub)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; Ceiling fans
• Interior features: Two-story entrance foyer; 9-foot ceilings on main level; High-speed internet; Recessed lighting; Walk-in closets; Insulated windows; Gas-started fireplace with gas log in family room; Double vanities in baths
• Laundry & utility: Main-level laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $525k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (45.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (37.4% below list).
• Recommended offer: $287k (45.4% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 2.6% in Sandy Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 236 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 32% of the median local income ($124k/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 $4k of loan paydown is wiped out by about $16k 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 27 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• 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 $286,555 (45.4% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.63% ✗
• Cap rate: 3.21%
• Cash-on-cash: -11.02%
• DSCR: 0.51
• GRM: 13.3

CMA / ARV

• ARV (median comp): $492,520
• List price: $525,000
• Delta: 6.59%
• 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: -39.5%
• Equity multiple: -0.22×
• Total profit: $-179,172
• Equity at exit: $78,279

10-year hold

• IRR: -83.7%
• Equity multiple: -1.03×
• Total profit: $-298,348
• Equity at exit: $45,392

Cash invested: $147,000 (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 30342

• Rents YoY: 0.4%
• Active inventory: 236
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $3,284 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$346 /mo · $4,158/yr
• Insurance: −$219
• HOA: −$626
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $-1,350

Break-even live

Break-even rent $4,993

Max offer price $286,555

Occupancy floor —

Sensitivity live

Price	-10% $-1,053	-5% $-1,201	+0% $-1,350	+5% $-1,498	+10% $-1,647
Rent	-10% $-1,609	-5% $-1,480	+0% $-1,350	+5% $-1,220	+10% $-1,090
Rate	-1.0pp $-1,085	-0.5pp $-1,216	base $-1,350	+0.5pp $-1,486	+1.0pp $-1,624

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5399 Northland Dr NE Unit 3 Atlanta, GA	3.0	3.5	1800	$2,750	$1.53	46d	1	0.48mi
164 Osner Dr Atlanta, GA	3.0	2.5	1953	$3,900	$2.00	24d	1	0.54mi
5115 Chemin De Vie NE #5115 Atlanta, GA	2.0	2.0	1728	$2,495	$1.44	1d	1	0.69mi
5455 Chemin de Vie Atlanta, GA	2.0	2.0	1728	$2,650	$1.53	46d	1	0.70mi
5480 Chemin de Vie Atlanta, GA	3.0	2.5	1800	$2,950	$1.64	5d	1	0.71mi
309 Penny Ct #309 Sandy Springs, GA	3.0	3.5	2750	$4,450	$1.62	14d	1	0.89mi
331 Carpenter Dr #8 Atlanta, GA	3.0	3.5	1652	$3,250	$1.97	46d	1	0.90mi
5858 Westin Rd Atlanta, GA	3.0	3.5	1920	$4,300	$2.24	14d	1	0.92mi
123 Barkley Ln Atlanta, GA	3.0	3.5	2368	$3,900	$1.65	1d	1	1.14mi
4337 Parkside Pl #10 Atlanta, GA	3.0	3.5	1928	$4,500	$2.33	20d	1	1.17mi
4321 Parkside Pl Atlanta, GA	3.0	2.5	1801	$4,300	$2.39	46d	1	1.18mi
4217 Deming Cir Atlanta, GA	2.0	2.5	1801	$3,950	$2.19	46d	1	1.23mi
390 Mystic Ridge Ln Atlanta, GA	4.0	3.5	2218	$4,000	$1.80	20d	1	1.25mi
280 Halah Cir Atlanta, GA	4.0	3.5	2417	$3,650	$1.51	24d	1	1.28mi
6075 Harleston Rd Atlanta, GA	3.0	2.0	1600	$3,200	$2.00	21d	1	1.32mi
5385 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.5	1245	$2,776	$2.23	0d	11	1.47mi

HOA detail condo

• Monthly dues: $626 · $7,512/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-04-23
   listed $525,000 Active 887-char remark

   Show marketing remark (851 chars)

   Welcome to 5211 Glenridge Drive-where location meets lifestyle in one of Atlanta's most connected corridors. Tucked just minutes from Buckhead, Perimeter, and major highways, this home puts everything you love right at your fingertips-top dining, shopping, and easy commuting without sacrificing comfort. Step inside to a light-filled interior designed for both everyday living and effortless entertaining. The layout flows seamlessly, with inviting living spaces, a well-appointed kitchen ready for gatherings, and private retreats that offer the perfect place to unwind at the end of the day. Whether you're enjoying quiet mornings or hosting friends, this home delivers versatility, style, and convenience in one smart package. Live close. Live connected. Live Glenridge. Don't miss your opportunity-schedule your private showing today.

2. 2026-04-23
   listed $525,000 New 851-char remark

   Show marketing remark (851 chars)

   Welcome to 5211 Glenridge Drive-where location meets lifestyle in one of Atlanta's most connected corridors. Tucked just minutes from Buckhead, Perimeter, and major highways, this home puts everything you love right at your fingertips-top dining, shopping, and easy commuting without sacrificing comfort. Step inside to a light-filled interior designed for both everyday living and effortless entertaining. The layout flows seamlessly, with inviting living spaces, a well-appointed kitchen ready for gatherings, and private retreats that offer the perfect place to unwind at the end of the day. Whether you're enjoying quiet mornings or hosting friends, this home delivers versatility, style, and convenience in one smart package. Live close. Live connected. Live Glenridge. Don't miss your opportunity-schedule your private showing today.

3. 2026-04-22
   historical $525,000 851-char remark

   Show marketing remark (851 chars)

   Welcome to 5211 Glenridge Drive-where location meets lifestyle in one of Atlanta's most connected corridors. Tucked just minutes from Buckhead, Perimeter, and major highways, this home puts everything you love right at your fingertips-top dining, shopping, and easy commuting without sacrificing comfort. Step inside to a light-filled interior designed for both everyday living and effortless entertaining. The layout flows seamlessly, with inviting living spaces, a well-appointed kitchen ready for gatherings, and private retreats that offer the perfect place to unwind at the end of the day. Whether you're enjoying quiet mornings or hosting friends, this home delivers versatility, style, and convenience in one smart package. Live close. Live connected. Live Glenridge. Don't miss your opportunity-schedule your private showing today.

4. 2026-04-22
   historical $525,000 887-char remark

   Show marketing remark (851 chars)

   Welcome to 5211 Glenridge Drive-where location meets lifestyle in one of Atlanta's most connected corridors. Tucked just minutes from Buckhead, Perimeter, and major highways, this home puts everything you love right at your fingertips-top dining, shopping, and easy commuting without sacrificing comfort. Step inside to a light-filled interior designed for both everyday living and effortless entertaining. The layout flows seamlessly, with inviting living spaces, a well-appointed kitchen ready for gatherings, and private retreats that offer the perfect place to unwind at the end of the day. Whether you're enjoying quiet mornings or hosting friends, this home delivers versatility, style, and convenience in one smart package. Live close. Live connected. Live Glenridge. Don't miss your opportunity-schedule your private showing today.

5. 2026-01-14
   historical
6. 2025-12-04
   price $515,000
7. 2025-10-16
   listed $525,000 Active
8. 2023-02-13
   soldstatus $385,000
9. 2023-02-10
   soldstatus $385,000 Closed
10. 2023-02-10
    soldstatus $385,000 Sold
11. 2023-01-19
    status Pending
12. 2023-01-12
    historical Active Under Contract
13. 2022-12-22
    status Active
14. 2022-12-22
    status Pending
15. 2022-12-18
    historical Active Under Contract
16. 2022-12-18
    status Pending
17. 2022-12-13
    historical Active Under Contract
18. 2022-12-13
    historical Active Under Contract
19. 2022-12-06
    listed $400,000 Active
20. 2022-12-06
    listed $400,000 New
21. 2022-03-23
    status Under Contract
22. 2022-03-22
    historical
23. 2022-03-17
    listed $400,000 New
24. 2021-11-29
    historical
25. 2021-11-22
    price $369,000
26. 2021-10-20
    listed $399,000 Active

ⓘ 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: $4,158 · $346/mo
• Projected year-2 tax: $4,830 · $402/mo
• Expected delta: +$672/yr (+$56/mo · 16.2%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $39,411
• − Mortgage interest: −$29,408
• − Property taxes: −$4,158
• − Insurance: −$2,625
• − Repairs & maintenance: −$3,153
• − Management: −$3,153
• − HOA: −$7,512
• − Depreciation: −$15,273
• Taxable loss: −$25,870
• Est. tax savings @ 24.0%: +$6,209
• After-tax cash flow: $-9,989/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

+36.0% since first listed

30 events — show timeline

• 2026-06-12 Sold (MLS) $542,500 GAMLS
• 2026-06-12 Sold (MLS) $542,500 FMLS
• 2026-05-20 Pending — GAMLS
• 2026-05-20 Pending — FMLS
• 2026-04-23 Listed $525,000 FMLS
• 2026-04-23 Listed $525,000 GAMLS
• 2026-04-22 Coming Soon $525,000 GAMLS
• 2026-04-22 Coming Soon $525,000 FMLS
• 2026-01-14 Listing Removed — FMLS
• 2025-12-04 Price Changed $515,000 FMLS
• 2025-10-16 Listed $525,000 FMLS
• 2023-02-13 Sold (Public Records) $385,000 Public Records
• 2023-02-10 Sold (MLS) $385,000 GAMLS
• 2023-02-10 Sold (MLS) $385,000 FMLS
• 2023-01-19 Pending — FMLS
• 2023-01-12 Contingent — FMLS
• 2022-12-22 Relisted — FMLS
• 2022-12-22 Pending — FMLS
• 2022-12-18 Contingent — FMLS
• 2022-12-18 Pending — FMLS
• 2022-12-13 Contingent — GAMLS
• 2022-12-13 Contingent — FMLS
• 2022-12-06 Listed $400,000 GAMLS
• 2022-12-06 Listed $400,000 FMLS
• 2022-03-23 Pending — GAMLS
• 2022-03-22 Listing Removed — GAMLS
• 2022-03-17 Listed $400,000 GAMLS
• 2021-11-29 Listing Removed — FMLS
• 2021-11-22 Price Changed $369,000 FMLS
• 2021-10-20 Listed $399,000 FMLS

Property tax history

+5.4%/yr

Latest (2025): $4,158 · -3.2% YoY. Source: county tax records.