6851 Roswell Rd Unit J14 · Sandy Springs, GA 30328

$219,000

2 bd · 1.0 ba · 956 sqft · Condo public records · 15 Days on market

Built 1964 $428/mo HOA · 22% 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 +8.8/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready 2-bedroom, 1-bath condo offers step-less single-level living in one of Sandy Springs' most convenient and sought-after gated communities. Inside, you'll find a bright and spacious living and dining area with luxury vinyl plank flooring throughout, creating a clean, modern feel with easy, low-maintenance living. The updated kitchen features recently installed white cabinets, quartz countertops, and sleek modern finishes, while the renovated bathroom includes white subway tile, quartz counters, and stylish tile flooring for a timeless look. The generously sized primary bedroom includes a large walk-in closet, and the second bedroom offers flexibility for guests, a home office, or creative space. What truly sets this home apart is the private, fully fenced patio and garden area of approximately 150 square feet, a rare find in condo living and the perfect place to entertain, relax, work outdoors, or enjoy a pet-friendly retreat with space to garden and unwind in privacy. Just beyond the patio gate, you are steps from three recently resurfaced secured tennis courts, the community pool, and open green space that gives Foxcroft a peaceful, park-like feel. The HOA covers all utilities, including water, sewer, power, natural gas, termite protection, pest control, and high-speed internet, making this an exceptional value and one of the most affordable low-maintenance lifestyles in Sandy Springs. Located just north of Abernathy on Roswell Road, Foxcroft offers quick access to I-285 and GA-400 and is just minutes from The Weber School, Mercedes-Benz HQ, UPS HQ, Perimeter Mall, and City Springs. Investor friendly, the community maintains a rental cap, but rental permits are available at the time of listing. Rare layout, stylish updates, private outdoor space, and unbeatable convenience, this one stands out above the rest. Schedule your private showing today.

Key facts

• $428 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Located on a private, asphalt road (GPS friendly; on Roswell Road just north of Abernathy); County: Fulton, GA
• HOA & community: Monthly association fee; Association fee covers electricity, gas, insurance, internet, ground and structure maintenance, pest control, reserve fund, security, sewer, pool, termite, tennis, trash, utilities and water; Community features: homeowners association, pool, playground, tennis courts, near public transport, schools, shopping and trails/greenway; Community has 402 units

Exterior

• Parking: Parking lot with 1 assigned space
• Security: Community security included in association
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: Condominium; One level; Entry on level 1
• Construction: Brick 4 sides construction; Composition roof; Slab foundation; Resale condition
• Exterior features: Courtyard; Garden; Private yard; Tennis courts; Patio; Back yard fencing (brick and vinyl)

Interior

• Kitchen: Breakfast room; White cabinets; Stone countertops; Dishwasher; Gas range; Microwave; Refrigerator; Disposal
• Bedrooms: 2 bedrooms on the main level; Master on main; Roommate floor plan
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom; Master bath with tub/shower combo; Main level bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: High-speed internet available; Walk-in closet(s); Window treatments; No one lives below (no common wall below)
• Laundry & utility: Washer and dryer included; Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (9.2% below list).
• Recommended offer: $187k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Spalding Drive Elementary (math 62% / reading 67%, grade B, #95 of 1,228 statewide, top 8%, 367 students, 29% FRL); Sandy Springs Middle School (math 30% / reading 40%, grade F, #191 of 470 statewide, top 41%, 821 students, 59% FRL); North Springs High School (math 64% / reading 24%, grade F, #47 of 424 statewide, top 11%, 1,275 students, 43% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 381 active listings in the ZIP; 40 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 $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 15 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• Watch-outs: HOA is 22% 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 $186,977 (14.6% 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 1964 — 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: 0.91% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 9.2

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: -26.2%
• Equity multiple: 0.14×
• Total profit: $-52,684
• Equity at exit: $32,654

10-year hold

• IRR: -41.0%
• Equity multiple: -0.35×
• Total profit: $-82,549
• Equity at exit: $18,935

Cash invested: $61,320 (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: 381
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$91
• HOA: −$428
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-181

Break-even live

Break-even rent $2,218

Max offer price $186,977

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-119	+0% $-181	+5% $-243	+10% $-305
Rent	-10% $-338	-5% $-260	+0% $-181	+5% $-103	+10% $-24
Rate	-1.0pp $-71	-0.5pp $-126	base $-181	+0.5pp $-238	+1.0pp $-296

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: $54,750
• Closing costs: $6,570
• 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	1364	$1,715	$1.26	7d	4	0.15mi
6851 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1364	$2,000	$1.47	46d	5	0.15mi
6925 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,628	$1.41	0d	22	0.32mi
6940 Roswell Rd Unit 8F Atlanta, GA	2.0	1.5	1000	$1,850	$1.85	26d	1	0.34mi
6940 Roswell Rd Atlanta, GA	2.0	1.5	1000	$1,848	$1.85	46d	2	0.34mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$2,350	$2.63	46d	4	0.37mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.0–2.5	1237	$1,899	$1.54	5d	2	0.41mi
6901 Glenlake Pkwy Atlanta, GA	1.0–3.0	1.0–2.5	1105	$1,818	$1.64	0d	20	0.46mi
6500 Aria Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1007	$3,513	$3.49	1d	22	0.60mi
6558 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1297	$2,030	$1.57	1d	43	0.69mi
7100 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,687	$1.42	46d	1	0.72mi
901 Abernathy Rd NE Unit 1 Atlanta, GA	2.0	2.0	1002	$2,100	$2.10	5d	1	0.76mi
613 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,900	$1.84	26d	1	0.84mi
640 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,875	$1.82	26d	1	0.84mi
310 Granville Ct Unit 310 Atlanta, GA	2.0	2.0	1032	$1,800	$1.74	7d	1	0.84mi
524 Granville Ct Atlanta, GA	1.0	1.0	711	$1,395	$1.96	7d	1	0.84mi
612 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,750	$1.70	6d	1	0.84mi
210 Granville Ct Atlanta, GA	1.0	1.0	629	$1,375	$2.19	46d	1	0.89mi
760 Mount Vernon Hwy NE Atlanta, GA	1.0–2.0	1.0–2.0	626	$1,739	$2.78	4d	21	0.92mi
7260 Roswell Rd Sandy Springs, GA	2.0	1.0–2.0	895	$2,811	$3.14	1d	22	0.97mi
7150 W Peachtree Dunwoody Rd Atlanta, GA	3.0	1.0–2.0	966	$2,272	$2.35	1d	33	1.01mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$3,631	$4.78	19d	2	1.06mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$2,395	$3.15	46d	2	1.06mi
475 Mount Vernon Hwy NE Unit C225 Atlanta, GA	1.0	1.0	700	$2,995	$4.28	7d	1	1.11mi
475 Mount Vernon Hwy NE Atlanta, GA	1.0	1.0	700	$2,945	$4.21	26d	2	1.11mi
6873 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	872	$1,967	$2.25	1d	22	1.13mi
7200 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1083	$1,548	$1.43	4d	9	1.19mi
100 Preston Woods Trl Atlanta, GA	1.0–3.0	1.0–2.0	1171	$1,922	$1.64	0d	13	1.21mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,727	$3.05	15d	1	1.21mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,836	$3.18	5d	4	1.21mi
381 Hilderbrand Dr Atlanta, GA	2.0	1.0	1061	$2,400	$2.26	46d	1	1.23mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$3,010	$2.84	1d	17	1.25mi
6125 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1024	$2,176	$2.12	0d	17	1.28mi
1265 Mount Vernon Hwy Atlanta, GA	1.0–3.0	1.0–2.0	1169	$2,000	$1.71	0d	28	1.33mi
6105 Blue Stone Rd #413 Atlanta, GA	1.0	1.0	1098	$2,200	$2.00	6d	1	1.36mi
6355 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	1210	$2,723	$2.25	1d	10	1.36mi
7227 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	850	$1,970	$2.32	0d	14	1.36mi
6075 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1015	$2,954	$2.91	1d	24	1.37mi
220 Sandy Springs Pl NE Apt D Atlanta, GA	1.0	1.0	792	$1,550	$1.96	46d	1	1.39mi
57 Trowbridge Rd Sandy Springs, GA	1.0	1.0	1000	$1,852	$1.85	26d	1	1.41mi

HOA detail condo

• Monthly dues: $428 · $5,136/yr
• Likely covers: watersewergasinternetpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-17
   status Pending 1917-char remark
2. 2026-05-10
   historical Active Under Contract 1905-char remark

   Show marketing remark (1905 chars)

   This move-in ready 2-bedroom, 1-bath condo offers step-less single-level living in one of Sandy Springs' most convenient and sought-after gated communities. Inside, you'll find a bright and spacious living and dining area with luxury vinyl plank flooring throughout, creating a clean, modern feel with easy, low-maintenance living. The updated kitchen features recently installed white cabinets, quartz countertops, and sleek modern finishes, while the renovated bathroom includes white subway tile, quartz counters, and stylish tile flooring for a timeless look. The generously sized primary bedroom includes a large walk-in closet, and the second bedroom offers flexibility for guests, a home office, or creative space. What truly sets this home apart is the private, fully fenced patio and garden area of approximately 150 square feet, a rare find in condo living and the perfect place to entertain, relax, work outdoors, or enjoy a pet-friendly retreat with space to garden and unwind in privacy. Just beyond the patio gate, you are steps from three recently resurfaced secured tennis courts, the community pool, and open green space that gives Foxcroft a peaceful, park-like feel. The HOA covers all utilities, including water, sewer, power, natural gas, termite protection, pest control, and high-speed internet, making this an exceptional value and one of the most affordable low-maintenance lifestyles in Sandy Springs. Located just north of Abernathy on Roswell Road, Foxcroft offers quick access to I-285 and GA-400 and is just minutes from The Weber School, Mercedes-Benz HQ, UPS HQ, Perimeter Mall, and City Springs. Investor friendly, the community maintains a rental cap, but rental permits are available at the time of listing. Rare layout, stylish updates, private outdoor space, and unbeatable convenience, this one stands out above the rest. Schedule your private showing today.

3. 2026-05-10
   historical Active Under Contract 1917-char remark

   Show marketing remark (1905 chars)

   This move-in ready 2-bedroom, 1-bath condo offers step-less single-level living in one of Sandy Springs' most convenient and sought-after gated communities. Inside, you'll find a bright and spacious living and dining area with luxury vinyl plank flooring throughout, creating a clean, modern feel with easy, low-maintenance living. The updated kitchen features recently installed white cabinets, quartz countertops, and sleek modern finishes, while the renovated bathroom includes white subway tile, quartz counters, and stylish tile flooring for a timeless look. The generously sized primary bedroom includes a large walk-in closet, and the second bedroom offers flexibility for guests, a home office, or creative space. What truly sets this home apart is the private, fully fenced patio and garden area of approximately 150 square feet, a rare find in condo living and the perfect place to entertain, relax, work outdoors, or enjoy a pet-friendly retreat with space to garden and unwind in privacy. Just beyond the patio gate, you are steps from three recently resurfaced secured tennis courts, the community pool, and open green space that gives Foxcroft a peaceful, park-like feel. The HOA covers all utilities, including water, sewer, power, natural gas, termite protection, pest control, and high-speed internet, making this an exceptional value and one of the most affordable low-maintenance lifestyles in Sandy Springs. Located just north of Abernathy on Roswell Road, Foxcroft offers quick access to I-285 and GA-400 and is just minutes from The Weber School, Mercedes-Benz HQ, UPS HQ, Perimeter Mall, and City Springs. Investor friendly, the community maintains a rental cap, but rental permits are available at the time of listing. Rare layout, stylish updates, private outdoor space, and unbeatable convenience, this one stands out above the rest. Schedule your private showing today.

4. 2026-05-01
   listed $219,000 Active 1917-char remark

   Show marketing remark (1905 chars)

   This move-in ready 2-bedroom, 1-bath condo offers step-less single-level living in one of Sandy Springs' most convenient and sought-after gated communities. Inside, you'll find a bright and spacious living and dining area with luxury vinyl plank flooring throughout, creating a clean, modern feel with easy, low-maintenance living. The updated kitchen features recently installed white cabinets, quartz countertops, and sleek modern finishes, while the renovated bathroom includes white subway tile, quartz counters, and stylish tile flooring for a timeless look. The generously sized primary bedroom includes a large walk-in closet, and the second bedroom offers flexibility for guests, a home office, or creative space. What truly sets this home apart is the private, fully fenced patio and garden area of approximately 150 square feet, a rare find in condo living and the perfect place to entertain, relax, work outdoors, or enjoy a pet-friendly retreat with space to garden and unwind in privacy. Just beyond the patio gate, you are steps from three recently resurfaced secured tennis courts, the community pool, and open green space that gives Foxcroft a peaceful, park-like feel. The HOA covers all utilities, including water, sewer, power, natural gas, termite protection, pest control, and high-speed internet, making this an exceptional value and one of the most affordable low-maintenance lifestyles in Sandy Springs. Located just north of Abernathy on Roswell Road, Foxcroft offers quick access to I-285 and GA-400 and is just minutes from The Weber School, Mercedes-Benz HQ, UPS HQ, Perimeter Mall, and City Springs. Investor friendly, the community maintains a rental cap, but rental permits are available at the time of listing. Rare layout, stylish updates, private outdoor space, and unbeatable convenience, this one stands out above the rest. Schedule your private showing today.

5. 2026-05-01
   listed $219,000 New 1905-char remark

   Show marketing remark (1905 chars)

   This move-in ready 2-bedroom, 1-bath condo offers step-less single-level living in one of Sandy Springs' most convenient and sought-after gated communities. Inside, you'll find a bright and spacious living and dining area with luxury vinyl plank flooring throughout, creating a clean, modern feel with easy, low-maintenance living. The updated kitchen features recently installed white cabinets, quartz countertops, and sleek modern finishes, while the renovated bathroom includes white subway tile, quartz counters, and stylish tile flooring for a timeless look. The generously sized primary bedroom includes a large walk-in closet, and the second bedroom offers flexibility for guests, a home office, or creative space. What truly sets this home apart is the private, fully fenced patio and garden area of approximately 150 square feet, a rare find in condo living and the perfect place to entertain, relax, work outdoors, or enjoy a pet-friendly retreat with space to garden and unwind in privacy. Just beyond the patio gate, you are steps from three recently resurfaced secured tennis courts, the community pool, and open green space that gives Foxcroft a peaceful, park-like feel. The HOA covers all utilities, including water, sewer, power, natural gas, termite protection, pest control, and high-speed internet, making this an exceptional value and one of the most affordable low-maintenance lifestyles in Sandy Springs. Located just north of Abernathy on Roswell Road, Foxcroft offers quick access to I-285 and GA-400 and is just minutes from The Weber School, Mercedes-Benz HQ, UPS HQ, Perimeter Mall, and City Springs. Investor friendly, the community maintains a rental cap, but rental permits are available at the time of listing. Rare layout, stylish updates, private outdoor space, and unbeatable convenience, this one stands out above the rest. Schedule your private showing today.

6. 2026-05-01
   historical $219,000 1905-char remark

   Show marketing remark (1905 chars)

   This move-in ready 2-bedroom, 1-bath condo offers step-less single-level living in one of Sandy Springs' most convenient and sought-after gated communities. Inside, you'll find a bright and spacious living and dining area with luxury vinyl plank flooring throughout, creating a clean, modern feel with easy, low-maintenance living. The updated kitchen features recently installed white cabinets, quartz countertops, and sleek modern finishes, while the renovated bathroom includes white subway tile, quartz counters, and stylish tile flooring for a timeless look. The generously sized primary bedroom includes a large walk-in closet, and the second bedroom offers flexibility for guests, a home office, or creative space. What truly sets this home apart is the private, fully fenced patio and garden area of approximately 150 square feet, a rare find in condo living and the perfect place to entertain, relax, work outdoors, or enjoy a pet-friendly retreat with space to garden and unwind in privacy. Just beyond the patio gate, you are steps from three recently resurfaced secured tennis courts, the community pool, and open green space that gives Foxcroft a peaceful, park-like feel. The HOA covers all utilities, including water, sewer, power, natural gas, termite protection, pest control, and high-speed internet, making this an exceptional value and one of the most affordable low-maintenance lifestyles in Sandy Springs. Located just north of Abernathy on Roswell Road, Foxcroft offers quick access to I-285 and GA-400 and is just minutes from The Weber School, Mercedes-Benz HQ, UPS HQ, Perimeter Mall, and City Springs. Investor friendly, the community maintains a rental cap, but rental permits are available at the time of listing. Rare layout, stylish updates, private outdoor space, and unbeatable convenience, this one stands out above the rest. Schedule your private showing today.

7. 2026-05-01
   historical $219,000 1917-char remark

   Show marketing remark (1905 chars)

   This move-in ready 2-bedroom, 1-bath condo offers step-less single-level living in one of Sandy Springs' most convenient and sought-after gated communities. Inside, you'll find a bright and spacious living and dining area with luxury vinyl plank flooring throughout, creating a clean, modern feel with easy, low-maintenance living. The updated kitchen features recently installed white cabinets, quartz countertops, and sleek modern finishes, while the renovated bathroom includes white subway tile, quartz counters, and stylish tile flooring for a timeless look. The generously sized primary bedroom includes a large walk-in closet, and the second bedroom offers flexibility for guests, a home office, or creative space. What truly sets this home apart is the private, fully fenced patio and garden area of approximately 150 square feet, a rare find in condo living and the perfect place to entertain, relax, work outdoors, or enjoy a pet-friendly retreat with space to garden and unwind in privacy. Just beyond the patio gate, you are steps from three recently resurfaced secured tennis courts, the community pool, and open green space that gives Foxcroft a peaceful, park-like feel. The HOA covers all utilities, including water, sewer, power, natural gas, termite protection, pest control, and high-speed internet, making this an exceptional value and one of the most affordable low-maintenance lifestyles in Sandy Springs. Located just north of Abernathy on Roswell Road, Foxcroft offers quick access to I-285 and GA-400 and is just minutes from The Weber School, Mercedes-Benz HQ, UPS HQ, Perimeter Mall, and City Springs. Investor friendly, the community maintains a rental cap, but rental permits are available at the time of listing. Rare layout, stylish updates, private outdoor space, and unbeatable convenience, this one stands out above the rest. Schedule your private showing today.

8. 2026-04-20
   historical
9. 2026-02-27
   price $232,500
10. 2025-10-16
    listed $235,000 New
11. 2022-11-28
    soldstatus $220,000
12. 2022-06-21
    status Under Contract
13. 2022-06-20
    historical
14. 2022-06-17
    listed $185,000 New
15. 1981-05-01
    soldstatus $59,960

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$999/yr (+$83/mo · 98.3%)

ⓘ 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: $23,865
• − Mortgage interest: −$12,267
• − Property taxes: −$1,016
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$5,136
• − Depreciation: −$6,371
• Taxable loss: −$5,839
• Est. tax savings @ 24.0%: +$1,401
• After-tax cash flow: $-774/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

+253.6% since first listed

17 events — show timeline

• 2026-05-28 Sold (MLS) $212,000 GAMLS
• 2026-05-28 Sold (MLS) $212,000 FMLS
• 2026-05-17 Pending — FMLS
• 2026-05-10 Contingent — GAMLS
• 2026-05-10 Contingent — FMLS
• 2026-05-01 Listed $219,000 FMLS
• 2026-05-01 Listed $219,000 GAMLS
• 2026-05-01 Coming Soon $219,000 GAMLS
• 2026-05-01 Coming Soon $219,000 FMLS
• 2026-04-20 Listing Removed — GAMLS
• 2026-02-27 Price Changed $232,500 GAMLS
• 2025-10-16 Listed $235,000 GAMLS
• 2022-11-28 Sold (Public Records) $220,000 Public Records
• 2022-06-21 Pending — GAMLS
• 2022-06-20 Listing Removed — GAMLS
• 2022-06-17 Listed $185,000 GAMLS
• 1981-05-01 Sold (Public Records) $59,960 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,016 · +3.6% YoY. Source: county tax records.