955 Juniper St NE #2114 · Atlanta, GA 30309

$300,000

2 bd · 2.0 ba · 1,196 sqft · Condo public records · 175 Days on market

Built 1996 $251/sqft · 17% below area Est $362k · 17% under $659/mo HOA · 22% of rent

---

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 +15.0/15.0
• Cash flow +7.0/30.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 2-bedroom, 2-bathroom condo located in the heart of Midtown Atlanta. This prime location boasts unparalleled walkability, just steps from the Atlanta BeltLine, Piedmont Park, shopping, and dining. Conveniently walkable to GA Tech, the Fox Theatre, and Trader Joe's. Easy access to MARTA and major highways makes commuting effortless. The home features an open-concept floor plan, timeless wood floors and fantastic views of Midtown. The kitchen includes sleek stone countertops and a large walk-in pantry. This unit offers a flexible, roommate-friendly layout. Enjoy resort-style living in this sought-after, pet-friendly, gated community with Mediterranean architecture. Amenities include a resort-style pool with a stone sundeck, a state-of-the-art fitness center, multiple landscaped courtyards, and two assigned parking spaces. Move-in ready condition. Motivated Seller—bring all offers!

Key facts

• Views of midtown
• Large walk-in pantry
• Prime location

Tags

• PRIME LOCATION
• UNPARALLELED WALKABILITY
• STEPS FROM ATLANTA BELTLINE
• VIEWS OF MIDTOWN
• SLEEK STONE COUNTERTOPS
• LARGE WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (26.2% below list).
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $221k (26.2% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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: Springdale Park Elementary School (math 72% / reading 75%, grade A, #37 of 1,228 statewide, top 3%, 742 students, 11% FRL); David T Howard Middle School (math 58% / reading 63%, grade B+, #39 of 470 statewide, top 8%, 1,119 students, 19% FRL); Midtown High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,602 students, 19% FRL) — zoned schools average 16% FRL vs 71% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Atlanta Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 414 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).
• This rent runs 32% of the median local income ($114k/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 $2k of loan paydown is wiped out by about $9k 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 175 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $240k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $221,326 (26.2% 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 175 days. Have you received any prior offers? Is the seller open to a 26% 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: 1.02% ✓
• Cap rate: 4.51%
• Cash-on-cash: -6.36%
• DSCR: 0.72
• GRM: 8.2

CMA / ARV

• ARV (median comp): $361,561
• List price: $300,000
• Delta: -17.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.09% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.09×
• Total profit: $-76,168
• Equity at exit: $44,731

10-year hold

• IRR: -23.2%
• Equity multiple: -0.19×
• Total profit: $-99,546
• Equity at exit: $25,939

Cash invested: $84,000 (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 30309

• Rents YoY: 3.1%
• Active inventory: 414
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,062 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$507 /mo · $6,086/yr
• Insurance: −$125
• HOA: −$659
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $-445

Break-even live

Break-even rent $3,626

Max offer price $221,326

Occupancy floor —

Sensitivity live

Price	-10% $-276	-5% $-360	+0% $-445	+5% $-530	+10% $-615
Rent	-10% $-687	-5% $-566	+0% $-445	+5% $-324	+10% $-203
Rate	-1.0pp $-294	-0.5pp $-369	base $-445	+0.5pp $-523	+1.0pp $-602

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
955 Juniper St NE #3228 Atlanta, GA	1.0	1.0	715	$1,750	$2.45	18d	1	0.02mi
180 10th St NE Atlanta, GA	2.0–3.0	2.0–3.0	1621	$3,550	$2.19	0d	20	0.09mi
943 Peachtree St NE #1519 Atlanta, GA	1.0	1.0	897	$2,400	$2.68	26d	1	0.10mi
923 Peachtree St NE Atlanta, GA	1.0	1.0	732	$2,672	$3.65	9d	2	0.13mi
923 Peachtree St NE Atlanta, GA	1.0	1.0	732	$2,350	$3.21	17d	2	0.13mi
923 Peachtree St NE Atlanta, GA	1.0–2.0	1.0–2.0	900	$3,100	$3.44	0d	1	0.13mi
1020 Piedmont Ave NE Atlanta, GA	3.0	1.0–2.0	1005	$3,285	$3.27	0d	23	0.13mi
903 Peachtree St NE Atlanta, GA	3.0	1.0–2.5	945	$3,219	$3.41	0d	53	0.15mi
893 Piedmont Ave NE #3 Atlanta, GA	1.0	1.0	804	$2,800	$3.48	26d	1	0.16mi
206 11th St NE #402 Atlanta, GA	1.0	1.0	1239	$3,000	$2.42	26d	1	0.18mi
888 Juniper St NE Atlanta, GA	1.0–3.0	1.0–3.0	1439	$4,168	$2.90	0d	24	0.18mi
250 10th St NE Atlanta, GA	2.0	1.0–2.0	892	$2,985	$3.34	0d	15	0.19mi
265 9th St NE Atlanta, GA	1.0	1.0	750	$1,545	$2.06	26d	1	0.20mi
1045 Piedmont Ave NE Atlanta, GA	1.0	1.0	698	$1,995	$2.86	5d	3	0.20mi
95 8th St NW Atlanta, GA	3.0	1.0–2.0	1011	$3,440	$3.40	0d	37	0.20mi
1081 Juniper St NE Atlanta, GA	3.0	1.0–3.5	1375	$12,777	$9.29	0d	104	0.22mi
1058 Piedmont Ave NE #301 Atlanta, GA	1.0	1.5	1424	$3,600	$2.53	26d	1	0.22mi
915 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1262	$6,173	$4.89	0d	22	0.22mi
855 Peachtree St NE #1511 Atlanta, GA	2.0	1.0	838	$2,300	$2.74	26d	1	0.23mi
855 Peachtree St NE #2413 Atlanta, GA	2.0	2.0	1158	$3,200	$2.76	26d	1	0.23mi
855 Peachtree St NE #3007 Atlanta, GA	2.0	3.0	1184	$3,100	$2.62	5d	1	0.23mi
855 Peachtree St NE #1813 Atlanta, GA	2.0	2.0	1204	$2,850	$2.37	26d	1	0.23mi
855 Peachtree St NE #2607 Atlanta, GA	2.0	2.5	1184	$3,150	$2.66	26d	1	0.23mi
855 Peachtree St NE #3007 Atlanta, GA	2.0	2.5	1184	$3,200	$2.70	26d	1	0.23mi
205 12th St NE Atlanta, GA	1.0–3.0	1.0–2.0	1707	$5,498	$3.22	0d	11	0.23mi
286 9th St NE Unit 286-03 Atlanta, GA	1.0	1.0	750	$1,650	$2.20	13d	1	0.23mi
286 9th St NE Unit 286-01 Atlanta, GA	1.0	1.0	750	$1,525	$2.03	26d	1	0.23mi
1080 Peachtree St NE Atlanta, GA	1.0–2.0	1.0–2.5	1213	$5,000	$4.12	4d	3	0.24mi
1080 Peachtree St NE Atlanta, GA	2.0	2.0–2.5	1417	$4,325	$3.05	4d	2	0.24mi
100 6th St NE Atlanta, GA	3.0	1.0–3.0	997	$2,725	$2.73	0d	23	0.24mi
60 11th St NE Atlanta, GA	1.0	1.0	889	$2,659	$2.99	26d	1	0.26mi
830 Piedmont Ave NE Unit 1461658P Atlanta, GA	1.0	1.0	721	$3,612	$5.01	7d	1	0.26mi
208 12th St NE Unit 304 Atlanta, GA	1.0	1.5	975	$2,750	$2.82	26d	1	0.26mi
860 Peachtree St NE Atlanta, GA	1.0	1.0	744	$2,050	$2.76	19d	1	0.26mi
222 12th St NE Atlanta, GA	1.0–2.0	1.0–2.5	1404	$7,500	$5.34	15d	3	0.27mi
195 13th St NE Atlanta, GA	2.0	1.0–2.0	804	$3,768	$4.69	0d	13	0.29mi
77 12th St NE Atlanta, GA	2.0	1.0–2.0	941	$3,433	$3.65	0d	18	0.29mi
811 Peachtree St NE Atlanta, GA	3.0	1.0–3.0	855	$3,295	$3.85	0d	113	0.29mi
33 11th St NE Atlanta, GA	2.0	1.0–2.0	1148	$5,695	$4.96	0d	28	0.30mi
811 Juniper St NE Atlanta, GA	1.0–2.0	1.0–2.0	903	$3,540	$3.92	0d	11	0.30mi

HOA detail condo

• Monthly dues: $659 · $7,908/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-07
   statusdays on market $300,000 Pending 175 DOM
2. 2026-06-04
   days on market $300,000 Active Under Contract 174 DOM
3. 2026-06-03
   days on market $300,000 Active Under Contract 173 DOM
4. 2026-06-02
   days on market $300,000 Active Under Contract 172 DOM
5. 2026-06-02
   status $300,000 Active Under Contract 171 DOM
6. 2026-06-01
   days on market $300,000 Active 171 DOM
7. 2026-05-31
   days on market $300,000 Active 170 DOM
8. 2026-01-25
   historical $2,100
9. 2025-12-08
   listed $300,000 Active 922-char remark

   Show marketing remark (922 chars)

   Welcome to this spacious 2-bedroom, 2-bathroom condo located in the heart of Midtown Atlanta. This prime location boasts unparalleled walkability, just steps from the Atlanta BeltLine, Piedmont Park, shopping, and dining. Conveniently walkable to GA Tech, the Fox Theatre, and Trader Joe's. Easy access to MARTA and major highways makes commuting effortless. The home features an open-concept floor plan, timeless wood floors and fantastic views of Midtown. The kitchen includes sleek stone countertops and a large walk-in pantry. This unit offers a flexible, roommate-friendly layout. Enjoy resort-style living in this sought-after, pet-friendly, gated community with Mediterranean architecture. Amenities include a resort-style pool with a stone sundeck, a state-of-the-art fitness center, multiple landscaped courtyards, and two assigned parking spaces. Move-in ready condition. Motivated Seller—bring all offers!

10. 2025-11-08
    price $2,100
11. 2025-10-04
    price $2,300
12. 2025-09-05
    listed $2,500
13. 2006-04-07
    soldstatus $240,000

ⓘ 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: $6,086 · $507/mo
• Projected year-2 tax: $6,086 · $507/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: $36,744
• − Mortgage interest: −$16,805
• − Property taxes: −$6,086
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,940
• − Management: −$2,940
• − HOA: −$7,908
• − Depreciation: −$8,727
• Taxable loss: −$10,160
• Est. tax savings @ 24.0%: +$2,438
• After-tax cash flow: $-2,906/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): 32,479
• Household income: $114,072
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 2135.0

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 0.57)
• Race & ethnicity: White 62% Black 14% Asian 9% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 4% Chinese 3%

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: ▼ -561.75%
• Current HPI: 156.3796
• Rent YoY: ▲ 3.09%
• 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

-99.1% since first listed

6 events — show timeline

• 2026-01-25 Rental Removed $2,100 RENTSPREE
• 2025-12-08 Listed $300,000 FMLS
• 2025-11-08 Price Changed $2,100 RENTSPREE
• 2025-10-04 Price Changed $2,300 RENTSPREE
• 2025-09-05 Listed for Rent $2,500 RENTSPREE
• 2006-04-07 Sold (Public Records) $240,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $6,086 · -0.1% YoY. Source: county tax records.