250 Pharr Rd NE #405 · Atlanta, GA 30305

$374,000

2 bd · 2.0 ba · 2,316 sqft · Condo public records · 430 Days on market

Built 2004 $161/sqft · 51% below area Est $423k · 12% under $762/mo HOA · 19% 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).

• ARV discount +12.7/15.0
• Cash flow +8.1/30.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

Key facts

• Skyline views
• In-unit laundry
• $762 HOA

Tags

• OPEN-CONCEPT LIVING AREA
• STAINLESS STEEL APPLIANCES
• IN-UNIT LAUNDRY
• FLOOR-TO-CEILING WINDOWS
• 10TH-FLOOR ROOFTOP POOL
• SKYLINE VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $374k.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (17.3% below list).
• Meets the 1% rule at list price ($4k rent vs $374k).
• Recommended offer: $309k (17.3% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: 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.
• Zoned schools: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); Willis A. Sutton Middle School (math 36% / reading 55%, grade D+, #97 of 470 statewide, top 22%, 1,548 students, 34% FRL); North Atlanta High School (math 27% / reading 17%, grade F, #213 of 424 statewide, top 51%, 2,316 students, 24% FRL) — zoned schools average 53% FRL vs 71% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 427 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• This rent runs 44% of the median local income ($107k/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 $3k of loan paydown is wiped out by about $11k 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 430 days — a 12% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $41k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $309,122 (17.3% 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 430 days. Have you received any prior offers? Is the seller open to a 17% 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: 1.05% ✓
• Cap rate: 5.11%
• Cash-on-cash: -4.21%
• DSCR: 0.81
• GRM: 7.9

CMA / ARV

• ARV (median comp): $423,069
• List price: $374,000
• Delta: -11.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.75% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.27×
• Total profit: $-76,335
• Equity at exit: $55,765

10-year hold

• IRR: -8.9%
• Equity multiple: 0.39×
• Total profit: $-64,128
• Equity at exit: $32,337

Cash invested: $104,720 (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 30305

• Rents YoY: 4.8%
• Active inventory: 427
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,937 high
• Mortgage (P&I): −$1,961
• Tax from tax record: −$598 /mo · $7,177/yr
• Insurance: −$156
• HOA: −$762
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $-367

Break-even live

Break-even rent $4,402

Max offer price $309,122

Occupancy floor —

Sensitivity live

Price	-10% $-156	-5% $-261	+0% $-367	+5% $-473	+10% $-579
Rent	-10% $-678	-5% $-523	+0% $-367	+5% $-212	+10% $-56
Rate	-1.0pp $-179	-0.5pp $-272	base $-367	+0.5pp $-464	+1.0pp $-563

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: $93,500
• Closing costs: $11,220
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Pharr Rd NE Atlanta, GA	2.0	1.0–2.0	1122	$2,745	$2.45	0d	29	0.06mi
297 E Paces Ferry Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1312	$4,435	$3.38	0d	34	0.12mi
2965 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.5–3.0	1499	$5,392	$3.60	1d	15	0.15mi
3180 Mathieson Dr NE #910 Atlanta, GA	2.0	2.0	1718	$4,100	$2.39	9d	1	0.34mi
99 W Paces Ferry Rd NW Atlanta, GA	1.0–2.0	1.0–2.5	1193	$7,441	$6.24	5d	21	0.38mi
2840 Peachtree Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	2187	$3,990	$1.82	6d	2	0.44mi
530 E Paces Ferry Rd NE Atlanta, GA	3.0	1.0–2.5	1193	$3,087	$2.59	0d	28	0.45mi
2878 N Hills Dr NE Atlanta, GA	3.0	2.0	2128	$4,250	$2.00	26d	1	0.46mi
2868 Hardman Ct NE Atlanta, GA	3.0	2.5	2209	$6,500	$2.94	14d	1	0.49mi
3300 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	1170	$3,769	$3.22	0d	14	0.55mi
77 E Andrews Dr NW Atlanta, GA	1.0–2.0	1.0–2.5	1294	$3,559	$2.75	0d	11	0.57mi
2724 Atwood Rd NE Atlanta, GA	3.0	2.5	2162	$4,600	$2.13	9d	1	0.69mi
2575 Peachtree Rd NE Unit 7G Atlanta, GA	2.0	2.0	1600	$9,000	$5.62	4d	1	0.90mi
2575 Peachtree Rd NE Unit 22A Atlanta, GA	3.0	3.0	1934	$8,250	$4.27	26d	1	0.90mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	2327	$5,600	$2.41	7d	3	0.91mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	2.0–3.5	2327	$5,650	$2.43	21d	3	0.91mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	2041	$5,650	$2.77	9d	3	0.91mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	2041	$5,650	$2.77	17d	3	0.91mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	2.5–3.5	2327	$7,500	$3.22	26d	2	0.91mi
3558 Piedmont Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	1426	$2,184	$1.53	1d	26	0.95mi
3651 Lenox Rd NE Atlanta, GA	3.0	1.0–2.5	1282	$3,545	$2.77	0d	30	0.98mi
2523 Sharondale Dr NE Atlanta, GA	1.0	1.0	2222	$2,500	$1.13	13d	1	0.99mi
3372 Peachtree Rd NE Atlanta, GA	3.0	1.0–2.5	1147	$3,469	$3.02	1d	23	1.07mi
69 Honour Ave NW Atlanta, GA	3.0	3.5	2052	$5,295	$2.58	20d	1	1.10mi
2378 Glenwood Dr NE Atlanta, GA	3.0	3.0	2868	$5,500	$1.92	26d	1	1.25mi
27301 Plantation Dr NE Atlanta, GA	3.0	2.0	1820	$2,750	$1.51	6d	1	1.32mi
2680 Pine Tree Rd NE #3 Atlanta, GA	3.0	2.5	1866	$2,900	$1.55	6d	1	1.34mi
2865 Lenox Rd NE #407 Atlanta, GA	2.0	2.0	2045	$3,200	$1.56	22d	1	1.35mi
2865 Lenox Rd NE Atlanta, GA	2.0	2.0	1659	$2,798	$1.69	9d	2	1.35mi
3047 Lenox Rd NE #2308 Atlanta, GA	2.0	2.0	1668	$3,000	$1.80	19d	1	1.36mi
700 Phipps Blvd NE Atlanta, GA	1.0–2.0	1.0–2.5	1202	$2,679	$2.23	0d	11	1.43mi
3478 Lakeside Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1184	$3,597	$3.04	0d	19	1.45mi
925 Canterbury Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1331	$1,948	$1.46	0d	26	1.46mi
3443 Kingsboro Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1266	$2,827	$2.23	1d	11	1.48mi
3460 Kingsboro Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1245	$2,022	$1.62	0d	24	1.49mi

HOA detail condo

• Monthly dues: $762 · $9,144/yr
• Likely covers: internetcablepoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-21
   days on market $374,000 Active 430 DOM
2. 2026-06-18
   days on market $374,000 Active 427 DOM
3. 2026-06-17
   days on market $374,000 Active 426 DOM
4. 2026-06-16
   days on market $374,000 Active 425 DOM
5. 2026-06-15
   days on market $374,000 Active 424 DOM
6. 2026-06-13
   days on market $374,000 Active 422 DOM
7. 2026-06-13
   days on market $374,000 Active 421 DOM
8. 2026-06-09
   days on market $374,000 Active 418 DOM
9. 2026-06-08
   days on market $374,000 Active 417 DOM
10. 2026-06-07
    days on market $374,000 Active 416 DOM
11. 2026-06-04
    days on market $374,000 Active 413 DOM
12. 2026-06-03
    days on market $374,000 Active 412 DOM
13. 2026-06-02
    days on market $374,000 Active 411 DOM
14. 2026-06-01
    days on market $374,000 Active 410 DOM
15. 2026-05-31
    days on market $374,000 Active 409 DOM
16. 2026-05-12
    price $374,000 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

17. 2026-05-12
    price $374,000 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

18. 2026-01-14
    price $380,000 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

19. 2026-01-14
    price $380,000 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

20. 2025-11-12
    status Active 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

21. 2025-11-12
    price $389,000 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

22. 2025-11-12
    status Back On Market 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

23. 2025-11-12
    price $389,000 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

24. 2025-11-01
    historical 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

25. 2025-10-31
    historical 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

26. 2025-09-09
    price $399,000 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

27. 2025-09-09
    price $399,000 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

28. 2025-09-08
    price $220,500 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

29. 2025-09-08
    price $220,500 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

30. 2025-06-24
    price $407,000 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

31. 2025-06-24
    price $407,000 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

32. 2025-04-05
    listed $415,000 New 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

33. 2025-04-05
    listed $415,000 Active 926-char remark

    Show marketing remark (926 chars)

    Located on the 4th floor of the highly sought-after Eclipse Buckhead, this spacious 2-bedroom, 2-bath home features a well-designed roommate-style layout with an open-concept living area, sleek kitchen with stainless steel appliances, and in-unit laundry. Floor-to-ceiling windows fill the space with natural light, creating an inviting environment for both everyday living and entertaining. Enjoy resort-style amenities including a 10th-floor rooftop pool with skyline views, a state-of-the-art fitness center, 24/7 concierge and valet, a club room with pool table and catering kitchen, outdoor lounge with grills, business center, and convenience store. HOA dues include high-speed internet and basic cable. Just steps from Buckhead's best dining, shopping, Pilates studios, Fetch Dog Park, and vibrant nightlife, this home offers unmatched comfort, convenience, and lifestyle in one of Atlanta's most iconic neighborhoods.

34. 2022-07-06
    soldstatus $365,000
35. 2022-07-01
    soldstatus $365,000 Sold
36. 2022-07-01
    soldstatus $365,000 Closed
37. 2022-06-24
    status Pending
38. 2022-06-06
    status Pending
39. 2022-06-02
    historical Active Under Contract
40. 2022-06-02
    status Under Contract
41. 2022-05-12
    listed $372,000 New
42. 2022-05-12
    listed $372,000 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: $7,177 · $598/mo
• Projected year-2 tax: $7,177 · $598/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: $47,240
• − Mortgage interest: −$20,950
• − Property taxes: −$7,177
• − Insurance: −$1,870
• − Repairs & maintenance: −$3,779
• − Management: −$3,779
• − HOA: −$9,144
• − Depreciation: −$10,880
• Taxable loss: −$10,339
• Est. tax savings @ 24.0%: +$2,481
• After-tax cash flow: $-1,926/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): 28,110
• Household income: $106,907
• Rent vs Own: 50.6% rent · 49.4% own
• Severe rent burden: 1407.0

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 (72%)
• Race & ethnicity: White 72% Black 12% Asian 7% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 5% Lithuanian 4% Romanian 3%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 3% Chinese 2% German/W. Germanic 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: ▼ -770.70%
• Current HPI: 195.1185
• Rent YoY: ▲ 4.75%
• 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

+0.5% since first listed

27 events — show timeline

• 2026-05-12 Price Changed $374,000 GAMLS
• 2026-05-12 Price Changed $374,000 FMLS
• 2026-01-14 Price Changed $380,000 GAMLS
• 2026-01-14 Price Changed $380,000 FMLS
• 2025-11-12 Relisted — FMLS
• 2025-11-12 Price Changed $389,000 FMLS
• 2025-11-12 Relisted — GAMLS
• 2025-11-12 Price Changed $389,000 GAMLS
• 2025-11-01 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-09-09 Price Changed $399,000 GAMLS
• 2025-09-09 Price Changed $399,000 FMLS
• 2025-09-08 Price Changed $220,500 GAMLS
• 2025-09-08 Price Changed $220,500 FMLS
• 2025-06-24 Price Changed $407,000 GAMLS
• 2025-06-24 Price Changed $407,000 FMLS
• 2025-04-05 Listed $415,000 FMLS
• 2025-04-05 Listed $415,000 GAMLS
• 2022-07-06 Sold (Public Records) $365,000 Public Records
• 2022-07-01 Sold (MLS) $365,000 FMLS
• 2022-07-01 Sold (MLS) $365,000 GAMLS
• 2022-06-24 Pending — FMLS
• 2022-06-06 Pending — FMLS
• 2022-06-02 Contingent — FMLS
• 2022-06-02 Pending — GAMLS
• 2022-05-12 Listed $372,000 FMLS
• 2022-05-12 Listed $372,000 GAMLS

Property tax history

+2.8%/yr

Latest (2025): $7,177 · +4.3% YoY. Source: county tax records.