3510 Roswell Rd NW Unit M4 · Atlanta, GA 30305

$220,000

2 bd · 2.0 ba · 990 sqft · Condo public records · 51 Days on market

Built 1963 $33/mo HOA · 1% 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).

• Cash flow +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your top-floor retreat tucked right between Buckhead and Sandy Springs, where your mornings can start with coffee from your favorite local spot and your evenings end with dinner just minutes from home. Everything you want is within reach, but when you're home, it feels like your own private escape. Step inside and it just feels easy. Hardwood floors throughout keep things clean and elevated, while the open living space gives you room to unwind, host, or reset after a long day. It's the kind of layout that works whether you're having people over or enjoying a quiet night in. The kitchen blends right into that rhythm. Quartz countertops, functional design, and just enough style to make everyday moments feel a little more refined. Think slow weekend mornings, cooking with music on, or pouring a glass of wine while catching up with friends. Being on the top floor changes everything. No noise above you, no distractions. Just calm, quiet, and a space that lets you fully recharge. Both bedrooms give you options. One for rest, one for focus, or maybe a setup that mixes both. Work from home, early workouts, hosting guests, it all fits without feeling tight. The bathrooms are already done for you, finished with a clean, modern feel that leans more spa than standard. It's the kind of detail you notice every day. And the convenience factor is real. HOA covers water, trash, and exterior maintenance, so your time stays yours. This isn't just where you live. It's where your routine feels better, your downtime feels quieter, and your lifestyle actually comes together.

Key facts

• Functional design
• Quartz countertops
• Open living space

Tags

• TOP FLOOR RETREAT
• HARDWOOD FLOORS
• OPEN LIVING SPACE
• QUARTZ COUNTERTOPS
• FUNCTIONAL DESIGN
• CALM QUIET SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 fast (+4.8%/yr); 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y 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 $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,659
• Equity at exit: $32,803

10-year hold

• IRR: 10.2%
• Equity multiple: 1.85×
• Total profit: $52,647
• Equity at exit: $19,022

Cash invested: $61,600 (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: 421
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$92
• HOA: −$33
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $452

Break-even live

Break-even rent $1,793

Max offer price $220,000

Occupancy floor 76%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3510 Roswell Rd NW Unit J3 Atlanta, GA	2.0	2.0	990	$1,695	$1.71	7d	1	0.04mi
3501 Roswell Rd NE Atlanta, GA	1.0–4.0	1.0–2.5	1246	$1,767	$1.42	17d	2	0.14mi
3645 Habersham Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1046	$2,213	$2.12	2d	10	0.19mi
3434 Roswell Rd NW Atlanta, GA	2.0	1.0	1050	$1,325	$1.26	2d	1	0.19mi
75 Roswell Ct NE Atlanta, GA	2.0	1.0	1020	$2,000	$1.96	18d	1	0.26mi
3558 Piedmont Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	1426	$2,188	$1.53	2d	26	0.28mi
3707 Roswell Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	750	$1,835	$2.45	2d	20	0.44mi
77 E Andrews Dr NW Atlanta, GA	1.0–2.0	1.0–2.5	1294	$3,429	$2.65	1d	8	0.46mi
3315 Roswell Rd NE Atlanta, GA	3.0	1.0–2.0	1079	$1,996	$1.85	2d	25	0.47mi
3300 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	1170	$3,769	$3.22	1d	16	0.47mi
3699 Lenox Rd NE Atlanta, GA	3.0	1.0–2.0	997	$2,562	$2.57	2d	28	0.61mi
3651 Lenox Rd NE Atlanta, GA	3.0	1.0–2.5	1282	$3,545	$2.77	2d	27	0.62mi
65 Irby Ave NW Atlanta, GA	1.0	1.0	629	$2,085	$3.31	2d	13	0.68mi
99 W Paces Ferry Rd NW Atlanta, GA	1.0–2.0	1.0–2.5	1193	$7,441	$6.24	3d	21	0.68mi
3172 Roswell Rd NW Atlanta, GA	3.0	1.0–2.0	1066	$3,283	$3.08	2d	22	0.72mi
3150 Roswell Rd NW Atlanta, GA	2.0	1.0–2.0	1003	$4,024	$4.01	1d	26	0.77mi
92 W Paces Ferry Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	1163	$3,159	$2.72	2d	16	0.78mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	2041	$5,650	$2.77	15d	3	0.79mi
3338 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.5	2041	$5,650	$2.77	7d	3	0.79mi
3336 Peachtree Rd NE Unit 710 Atlanta, GA	1.0	1.0	936	$2,700	$2.88	5d	1	0.79mi
3334 Peachtree Rd NE #404 Atlanta, GA	1.0	1.0	793	$1,750	$2.21	24d	1	0.82mi
3314 Piedmont Rd Atlanta, GA	2.0	1.0–2.0	919	$3,403	$3.70	3d	18	0.82mi
3060 Pharr Court North NW Atlanta, GA	1.0	1.0	525	$1,645	$3.13	24d	2	0.84mi
3040 Peachtree Rd NW #1509 Atlanta, GA	1.0	1.0	800	$1,895	$2.37	24d	1	0.84mi
3040 Peachtree Rd NW #813 Atlanta, GA	1.0	1.0	761	$2,300	$3.02	24d	1	0.84mi
3040 Peachtree Rd NW #813 Atlanta, GA	1.0	1.0	761	$2,300	$3.02	3d	1	0.84mi
3040 Peachtree Rd NE Unit 610 Atlanta, GA	1.0	1.0	633	$1,599	$2.53	24d	1	0.86mi
3057 N Pharr Court NW Apt E2 Atlanta, GA	2.0	2.0	1000	$1,850	$1.85	24d	1	0.88mi
3242 Peachtree Rd NE Atlanta, GA	2.0	1.0–2.5	1128	$3,248	$2.88	2d	16	0.88mi
20 Terminus Pl NE Atlanta, GA	2.0	1.0–2.0	997	$2,720	$2.73	3d	23	0.88mi
297 E Paces Ferry Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1312	$4,442	$3.39	1d	36	0.94mi
340 E Paces Ferry Rd NE Atlanta, GA	2.0	1.0–2.0	815	$3,845	$4.71	3d	130	0.95mi
3400 Stratford Rd NE Atlanta, GA	2.0	1.0–2.0	1005	$2,270	$2.26	2d	40	0.95mi
325 E Paces Ferry Rd NE #1810 Atlanta, GA	1.0	1.0	953	$2,300	$2.41	24d	1	0.98mi
3390 Stratford Rd NE Atlanta, GA	3.0	1.0–3.0	979	$2,375	$2.42	2d	41	0.99mi
3005 Peachtree Rd NE Atlanta, GA	3.0	1.0–2.0	971	$3,192	$3.29	2d	36	1.01mi
3445 Stratford Rd NE #805 Atlanta, GA	1.0	1.0	880	$2,150	$2.44	24d	1	1.01mi
250 Pharr Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1006	$3,395	$3.37	12d	2	1.01mi
250 Pharr Rd NE #1507 Atlanta, GA	1.0	1.0	762	$2,200	$2.89	16d	1	1.01mi
2965 S Pharr Ct NW #316 Atlanta, GA	2.0	2.0	1012	$1,750	$1.73	2d	1	1.03mi

HOA detail condo

• Monthly dues: $33 · $396/yr
• Likely covers: watertrashexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-04-05
   listed $220,000 New 1610-char remark

   Show marketing remark (1646 chars)

   Welcome to your top-floor retreat tucked right between Buckhead and Sandy Springs, where your mornings can start with coffee from your favorite local spot and your evenings end with dinner just minutes from home. Everything you want is within reach, but when you’re home, it feels like your own private escape. Step inside and it just feels easy. Hardwood floors throughout keep things clean and elevated, while the open living space gives you room to unwind, host, or reset after a long day. It’s the kind of layout that works whether you’re having people over or enjoying a quiet night in. The kitchen blends right into that rhythm. Quartz countertops, functional design, and just enough style to make everyday moments feel a little more refined. Think slow weekend mornings, cooking with music on, or pouring a glass of wine while catching up with friends. Being on the top floor changes everything. No noise above you, no distractions. Just calm, quiet, and a space that lets you fully recharge. Both bedrooms give you options. One for rest, one for focus, or maybe a setup that mixes both. Work from home, early workouts, hosting guests, it all fits without feeling tight. The bathrooms are already done for you, finished with a clean, modern feel that leans more spa than standard. It’s the kind of detail you notice every day. And the convenience factor is real. HOA covers water, trash, and exterior maintenance, so your time stays yours. This isn’t just where you live. It’s where your routine feels better, your downtime feels quieter, and your lifestyle actually comes together.

2. 2026-04-05
   listed $220,000 Active 1646-char remark

   Show marketing remark (1646 chars)

   Welcome to your top-floor retreat tucked right between Buckhead and Sandy Springs, where your mornings can start with coffee from your favorite local spot and your evenings end with dinner just minutes from home. Everything you want is within reach, but when you’re home, it feels like your own private escape. Step inside and it just feels easy. Hardwood floors throughout keep things clean and elevated, while the open living space gives you room to unwind, host, or reset after a long day. It’s the kind of layout that works whether you’re having people over or enjoying a quiet night in. The kitchen blends right into that rhythm. Quartz countertops, functional design, and just enough style to make everyday moments feel a little more refined. Think slow weekend mornings, cooking with music on, or pouring a glass of wine while catching up with friends. Being on the top floor changes everything. No noise above you, no distractions. Just calm, quiet, and a space that lets you fully recharge. Both bedrooms give you options. One for rest, one for focus, or maybe a setup that mixes both. Work from home, early workouts, hosting guests, it all fits without feeling tight. The bathrooms are already done for you, finished with a clean, modern feel that leans more spa than standard. It’s the kind of detail you notice every day. And the convenience factor is real. HOA covers water, trash, and exterior maintenance, so your time stays yours. This isn’t just where you live. It’s where your routine feels better, your downtime feels quieter, and your lifestyle actually comes together.

3. 2026-04-01
   historical
4. 2026-02-13
   price $225,000
5. 2026-01-06
   listed $230,000 New
6. 2026-01-05
   historical
7. 2025-10-22
   listed $230,000 New
8. 2025-08-09
   historical $1,850
9. 2025-07-20
   listed $1,850
10. 2025-07-18
    historical $1,850
11. 2025-07-14
    price $1,850
12. 2025-05-17
    listed $1,950
13. 2020-08-12
    soldstatus $195,000 Closed
14. 2020-08-12
    soldstatus $195,000 Sold
15. 2020-07-15
    status Pending
16. 2020-06-22
    status Under Contract
17. 2020-06-22
    historical Active Under Contract
18. 2020-06-03
    listed $195,000 Active
19. 2020-06-03
    listed $195,000 New
20. 2018-02-20
    soldstatus $163,500
21. 2018-02-16
    soldstatus $163,500 Sold
22. 2018-02-08
    status Pending
23. 2018-02-05
    soldstatus $163,500 Sold
24. 2018-01-26
    historical Contingent - Other
25. 2018-01-26
    status Active
26. 2018-01-23
    status Pending Offer Approval
27. 2018-01-23
    historical Contingent - Other
28. 2018-01-18
    listed $162,500 Active
29. 2018-01-18
    listed $162,500 New
30. 2013-07-03
    soldstatus $96,000
31. 2013-06-25
    price $96,000
32. 2013-06-25
    historical
33. 2013-06-21
    soldstatus $96,000 Sold
34. 2013-06-21
    price $99,900
35. 2013-05-19
    status Pending
36. 2013-05-05
    historical Contingent - Due Diligence
37. 2013-04-19
    listed $99,900 Active
38. 1985-05-30
    soldstatus $49,000

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$370/yr (+$31/mo · 22.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $28,376
• − Mortgage interest: −$12,323
• − Property taxes: −$1,654
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$396
• − Depreciation: −$6,400
• Taxable income: $1,963
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $4,952/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

+349.0% since first listed

38 events — show timeline

• 2026-04-05 Listed $220,000 FMLS
• 2026-04-05 Listed $220,000 GAMLS
• 2026-04-01 Listing Removed — GAMLS
• 2026-02-13 Price Changed $225,000 GAMLS
• 2026-01-06 Listed $230,000 GAMLS
• 2026-01-05 Listing Removed — GAMLS
• 2025-10-22 Listed $230,000 GAMLS
• 2025-08-09 Rental Removed $1,850 GAMLS
• 2025-07-20 Listed for Rent $1,850 GAMLS
• 2025-07-18 Rental Removed $1,850 FMLS
• 2025-07-14 Price Changed $1,850 FMLS
• 2025-05-17 Listed for Rent $1,950 FMLS
• 2020-08-12 Sold (MLS) $195,000 GAMLS
• 2020-08-12 Sold (MLS) $195,000 FMLS
• 2020-07-15 Pending — FMLS
• 2020-06-22 Pending — GAMLS
• 2020-06-22 Contingent — FMLS
• 2020-06-03 Listed $195,000 GAMLS
• 2020-06-03 Listed $195,000 FMLS
• 2018-02-20 Sold (Public Records) $163,500 Public Records
• 2018-02-16 Sold (MLS) $163,500 FMLS
• 2018-02-08 Pending — FMLS
• 2018-02-05 Sold (MLS) $163,500 GAMLS
• 2018-01-26 Contingent — FMLS
• 2018-01-26 Relisted — FMLS
• 2018-01-23 Pending — GAMLS
• 2018-01-23 Contingent — FMLS
• 2018-01-18 Listed $162,500 GAMLS
• 2018-01-18 Listed $162,500 FMLS
• 2013-07-03 Sold (Public Records) $96,000 Public Records
• 2013-06-25 Price Changed $96,000 FMLS
• 2013-06-25 Listing Removed — FMLS
• 2013-06-21 Price Changed $99,900 FMLS
• 2013-06-21 Sold (MLS) $96,000 FMLS
• 2013-05-19 Pending — FMLS
• 2013-05-05 Contingent — FMLS
• 2013-04-19 Listed $99,900 FMLS
• 1985-05-30 Sold (Public Records) $49,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,654 · +1.3% YoY. Source: county tax records.