361 17th St #2018 · Atlanta, GA 30363

$229,500

1 bd · 1.0 ba · 886 sqft · Condo public records · 45 Days on market

Built 2005 $259/sqft · 16% below area Est $273k · 16% under $650/mo HOA · 31% 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 +14.7/15.0
• Appreciation +5.6/10.0
• Cash flow +5.4/30.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET - Buyer's loss is your opportunity! Experience modern luxury and vibrant city living in the heart of Atlantic Station! Perched on the 20th floor of the iconic 12 Midtown, this rare oversized one-bedroom, one-bath condo features the largest one-bedroom floorplan in the building - offering the perfect blend of modern comfort, sophistication, and breathtaking skyline views. Fresh designer paint, gleaming hardwood floors, and dramatic floor-to-ceiling windows fill the space with natural light while showcasing stunning cityscapes. The stylish kitchen is designed for both everyday living and entertaining, featuring granite countertops, stainless steel appliances, a breakfast bar, and a built-in desk nook ideal for working from home or creative space. Step onto your private balcony and unwind with serene pool views and sparkling Atlanta city lights. Residents enjoy luxury amenities including 24-hour concierge and security, a state-of-the-art fitness center, elegant resident lounge, and gated assigned parking. Live in the center of it all - just steps from the IMAX theater, premier dining, shopping, nightlife, fitness centers, and entertainment. Conveniently located minutes from Midtown Atlanta, Buckhead, Virginia-Highland, and Georgia Institute of Technology with easy access to I-75/I-85. Whether you're searching for a sophisticated primary residence, stylish second home, or lock-and-leave city retreat, this exceptional condo delivers luxury high-rise living at its finest. Schedule your private showing today - opportunities like this in 12 Midtown do not last long!

Key facts

• Luxury amenities
• Private balcony
• Serene pool views

Tags

• BREATHTAKING SKYLINE VIEWS
• FLOOR-TO-CEILING WINDOWS
• PRIVATE BALCONY
• SERENE POOL VIEWS
• LUXURY AMENITIES
• ELEGANT RESIDENT LOUNGE

Property features AI

Finance

• Other: Road surface: asphalt; Road frontage: city street; County: Fulton, GA; Community size: approximately 1,000 units
• HOA & community: Monthly association fee ($650/month); Association covers cable TV, structure maintenance, grounds maintenance, trash, pest control, receptionist, and security; Community amenities include clubhouse, fitness center, pool, street lights, homeowners association

Exterior

• Parking: Assigned covered parking; Deck parking; Drive-under main level parking; Garage (1 garage space, 1 total parking); Permit required
• Security: Community security (included in association)
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available; Phone available; Cable available; Underground utilities
• Home design: One level; Condominium; Resale
• Construction: Concrete and other construction materials; Composition roof; Slab foundation
• Exterior features: Balcony; Glass-enclosed patio; Patio; In-ground pool

Interior

• Kitchen: Breakfast bar; Solid surface and stone counters; Open view to family room; Dishwasher; Electric oven; Electric range; Refrigerator; Disposal; Microwave
• Bedrooms: Master on main; 1 main level bedroom
• Flooring: Ceramic tile; Hardwood; Carpet
• Bathrooms: 1 full bathroom; Master bath with soaking tub and tub/shower combo; 1 main level bathroom
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fan(s)
• Interior features: High ceilings (10'+); Tray ceilings; Walk-in closet(s); Living space available; 2+ common walls
• Laundry & utility: Laundry closet in hall on main level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-499 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (9.8% below list).
• Recommended offer: $141k (38.4% below list) — sets the bar for cash-flow.

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: Centennial Place Academy (Charter) (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 804 students, 100% FRL, charter); 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 46% FRL vs 71% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.2%/yr); 111 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.3% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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.
• Current owner paid $96k; list at $230k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $141,369 (38.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 38% 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. 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: 0.90% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.32%
• DSCR: 0.59
• GRM: 9.2

CMA / ARV

• ARV (median comp): $272,914
• List price: $229,500
• Delta: -15.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.27% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.57×
• Total profit: $-27,661
• Equity at exit: $81,619

10-year hold

• IRR: -3.9%
• Equity multiple: 0.52×
• Total profit: $-30,920
• Equity at exit: $111,041

Cash invested: $64,260 (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 30363

• Home prices YoY: 0.7%
• Rents YoY: 1.2%
• Active inventory: 111
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$184 /mo · $2,211/yr
• Insurance: −$96
• HOA: −$650
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-499

Break-even live

Break-even rent $2,701

Max offer price $141,369

Occupancy floor —

Sensitivity live

Price	-10% $-369	-5% $-434	+0% $-499	+5% $-564	+10% $-629
Rent	-10% $-662	-5% $-581	+0% $-499	+5% $-417	+10% $-335
Rate	-1.0pp $-383	-0.5pp $-441	base $-499	+0.5pp $-558	+1.0pp $-619

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 18th St NW #2431 Atlanta, GA	2.0	2.0	1107	$2,400	$2.17	0d	1	0.07mi
265 18th St NW Atlanta, GA	1.0–2.0	1.5–2.0	1107	$1,850	$1.67	6d	2	0.09mi
390 17th St NW #5062 Atlanta, GA	2.0	2.0	1115	$2,300	$2.06	1d	1	0.14mi
232 19th St NW Atlanta, GA	1.0–2.0	1.5–2.0	1336	$2,500	$1.87	1d	4	0.16mi
400 Bishop St NW Atlanta, GA	3.0	1.0–3.0	1122	$2,673	$2.38	0d	48	0.19mi
10 Tower St NW Atlanta, GA	2.0	1.0–2.0	1014	$3,512	$3.46	0d	192	0.20mi
401 16th St NW Unit 1357A Atlanta, GA	1.0	1.0	750	$2,000	$2.67	26d	1	0.26mi
300 Deering Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	825	$1,232	$1.49	1d	8	0.27mi
401 17th St NW Atlanta, GA	1.0–2.0	1.0–2.0	971	$1,504	$1.55	17d	42	0.28mi
400 17th St NW Atlanta, GA	1.0–2.0	1.0–2.0	1206	$1,250	$1.04	26d	3	0.28mi
400 17th St NW Atlanta, GA	1.0–2.0	1.0–2.0	1206	$1,650	$1.37	14d	2	0.28mi
1220 Mecaslin St NW Atlanta, GA	1.0–2.0	1.0–2.0	945	$1,647	$1.74	0d	15	0.28mi
464 Bishop St NW Atlanta, GA	1.0–2.0	1.0–2.0	990	$1,395	$1.41	21d	14	0.30mi
1189 Atlantic Dr NW Atlanta, GA	2.0	1.0	1001	$2,395	$2.39	20d	1	0.33mi
507 Bishop St NW Atlanta, GA	1.0–2.0	1.0–2.0	963	$1,537	$1.60	1d	22	0.40mi
455 14th St NW Atlanta, GA	3.0	1.0–2.0	995	$2,110	$2.12	1d	20	0.41mi
1270 Spring St NW Atlanta, GA	1.0–2.0	1.0–2.0	987	$1,683	$1.71	0d	16	0.49mi
470 16th St NW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,585	$1.68	0d	15	0.49mi
1301 Spring St NW Atlanta, GA	2.0	1.0–2.0	939	$3,112	$3.31	1d	37	0.53mi
1405 Spring St NW Atlanta, GA	3.0	1.0–2.0	920	$3,366	$3.66	3d	41	0.54mi
500 Northside Cir NW Atlanta, GA	1.0–2.0	1.0–2.0	962	$1,175	$1.22	0d	18	0.55mi
23 Standish Ave NW Unit 1226673P Atlanta, GA	1.0–2.0	1.0	747	$3,284	$4.39	0d	2	0.55mi
1280 W Peachtree St NW Atlanta, GA	1.0–2.0	1.0–2.0	826	$1,800	$2.18	26d	2	0.57mi
1400 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	910	$2,492	$2.74	1d	35	0.57mi
1660 Peachtree St NW Atlanta, GA	1.0–2.0	1.0–2.0	1022	$1,345	$1.32	1d	17	0.58mi
1400 W Peachtree St NE Unit 813 Atlanta, GA	1.0	1.0	652	$1,986	$3.05	17d	1	0.58mi
1240 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1101	$3,454	$3.14	0d	23	0.59mi
1230 W Peachtree St NW Atlanta, GA	3.0	1.0–2.0	1066	$3,115	$2.92	0d	51	0.62mi
— Atlanta, GA	1.0	1.0	832	$2,300	$2.76	18d	1	0.62mi
The Peach Atlanta, GA	1.0–3.0	1.0–3.5	1175	$1,335	$1.14	5d	38	0.62mi
1382 Peachtree St NE Atlanta, GA	3.0	1.0–2.0	919	$2,719	$2.96	0d	26	0.64mi
1140 Spring St NW Atlanta, GA	2.0	1.0–2.0	1037	$3,205	$3.09	0d	19	0.65mi
1421 Peachtree St NE #307 Atlanta, GA	2.0	1.5	1014	$1,700	$1.68	26d	1	0.66mi
1421 Peachtree St NE Unit 103-A Atlanta, GA	1.0	1.0	625	$1,700	$2.72	7d	1	0.67mi
1066 McMillan St NW Atlanta, GA	2.0	1.0	900	$1,650	$1.83	17d	1	0.67mi
1441 Peachtree St NE Atlanta, GA	3.0	1.0–2.0	961	$2,601	$2.71	0d	90	0.67mi
22 14th St NW Atlanta, GA	3.0	1.0–2.0	1039	$2,522	$2.43	0d	31	0.70mi
1163 W Peachtree St NE Atlanta, GA	2.0	1.0–2.0	1013	$2,780	$2.74	1d	46	0.73mi
1163 W Peachtree St NW Atlanta, GA	—	1.0	628	$1,871	$2.98	5d	1	0.74mi
469 10th St NW Apt 3 Atlanta, GA	2.0	1.0	900	$1,950	$2.17	14d	1	0.75mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: poolgymdoormansecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $229,500 Active 45 DOM
2. 2026-06-18
   days on market $229,500 Active 42 DOM
3. 2026-06-17
   pricedays on market $229,500 Active 41 DOM

   Show marketing remark (1604 chars)

   BACK ON THE MARKET - Buyer's loss is your opportunity! Experience modern luxury and vibrant city living in the heart of Atlantic Station! Perched on the 20th floor of the iconic 12 Midtown, this rare oversized one-bedroom, one-bath condo features the largest one-bedroom floorplan in the building - offering the perfect blend of modern comfort, sophistication, and breathtaking skyline views. Fresh designer paint, gleaming hardwood floors, and dramatic floor-to-ceiling windows fill the space with natural light while showcasing stunning cityscapes. The stylish kitchen is designed for both everyday living and entertaining, featuring granite countertops, stainless steel appliances, a breakfast bar, and a built-in desk nook ideal for working from home or creative space. Step onto your private balcony and unwind with serene pool views and sparkling Atlanta city lights. Residents enjoy luxury amenities including 24-hour concierge and security, a state-of-the-art fitness center, elegant resident lounge, and gated assigned parking. Live in the center of it all - just steps from the IMAX theater, premier dining, shopping, nightlife, fitness centers, and entertainment. Conveniently located minutes from Midtown Atlanta, Buckhead, Virginia-Highland, and Georgia Institute of Technology with easy access to I-75/I-85. Whether you're searching for a sophisticated primary residence, stylish second home, or lock-and-leave city retreat, this exceptional condo delivers luxury high-rise living at its finest. Schedule your private showing today - opportunities like this in 12 Midtown do not last long!

4. 2026-06-16
   days on market $230,000 Active 40 DOM
5. 2026-06-15
   days on market $230,000 Active 39 DOM
6. 2026-06-13
   days on market $230,000 Active 37 DOM
7. 2026-06-13
   days on market $230,000 Active 36 DOM
8. 2026-06-09
   days on market $230,000 Active 33 DOM
9. 2026-06-08
   days on market $230,000 Active 32 DOM
10. 2026-06-07
    days on market $230,000 Active 31 DOM
11. 2026-06-04
    days on market $230,000 Active 28 DOM
12. 2026-06-03
    days on market $230,000 Active 27 DOM
13. 2026-06-02
    days on market $230,000 Active 26 DOM
14. 2026-06-01
    days on market $230,000 Active 25 DOM
15. 2026-05-31
    days on market $230,000 Active 24 DOM
16. 2026-05-07
    status Back On Market 1604-char remark

    Show marketing remark (1604 chars)

    BACK ON THE MARKET - Buyer's loss is your opportunity! Experience modern luxury and vibrant city living in the heart of Atlantic Station! Perched on the 20th floor of the iconic 12 Midtown, this rare oversized one-bedroom, one-bath condo features the largest one-bedroom floorplan in the building - offering the perfect blend of modern comfort, sophistication, and breathtaking skyline views. Fresh designer paint, gleaming hardwood floors, and dramatic floor-to-ceiling windows fill the space with natural light while showcasing stunning cityscapes. The stylish kitchen is designed for both everyday living and entertaining, featuring granite countertops, stainless steel appliances, a breakfast bar, and a built-in desk nook ideal for working from home or creative space. Step onto your private balcony and unwind with serene pool views and sparkling Atlanta city lights. Residents enjoy luxury amenities including 24-hour concierge and security, a state-of-the-art fitness center, elegant resident lounge, and gated assigned parking. Live in the center of it all - just steps from the IMAX theater, premier dining, shopping, nightlife, fitness centers, and entertainment. Conveniently located minutes from Midtown Atlanta, Buckhead, Virginia-Highland, and Georgia Institute of Technology with easy access to I-75/I-85. Whether you're searching for a sophisticated primary residence, stylish second home, or lock-and-leave city retreat, this exceptional condo delivers luxury high-rise living at its finest. Schedule your private showing today - opportunities like this in 12 Midtown do not last long!

17. 2026-05-01
    status Under Contract 1604-char remark

    Show marketing remark (1604 chars)

    BACK ON THE MARKET - Buyer's loss is your opportunity! Experience modern luxury and vibrant city living in the heart of Atlantic Station! Perched on the 20th floor of the iconic 12 Midtown, this rare oversized one-bedroom, one-bath condo features the largest one-bedroom floorplan in the building - offering the perfect blend of modern comfort, sophistication, and breathtaking skyline views. Fresh designer paint, gleaming hardwood floors, and dramatic floor-to-ceiling windows fill the space with natural light while showcasing stunning cityscapes. The stylish kitchen is designed for both everyday living and entertaining, featuring granite countertops, stainless steel appliances, a breakfast bar, and a built-in desk nook ideal for working from home or creative space. Step onto your private balcony and unwind with serene pool views and sparkling Atlanta city lights. Residents enjoy luxury amenities including 24-hour concierge and security, a state-of-the-art fitness center, elegant resident lounge, and gated assigned parking. Live in the center of it all - just steps from the IMAX theater, premier dining, shopping, nightlife, fitness centers, and entertainment. Conveniently located minutes from Midtown Atlanta, Buckhead, Virginia-Highland, and Georgia Institute of Technology with easy access to I-75/I-85. Whether you're searching for a sophisticated primary residence, stylish second home, or lock-and-leave city retreat, this exceptional condo delivers luxury high-rise living at its finest. Schedule your private showing today - opportunities like this in 12 Midtown do not last long!

18. 2026-04-23
    listed $230,000 New 1604-char remark

    Show marketing remark (1604 chars)

    BACK ON THE MARKET - Buyer's loss is your opportunity! Experience modern luxury and vibrant city living in the heart of Atlantic Station! Perched on the 20th floor of the iconic 12 Midtown, this rare oversized one-bedroom, one-bath condo features the largest one-bedroom floorplan in the building - offering the perfect blend of modern comfort, sophistication, and breathtaking skyline views. Fresh designer paint, gleaming hardwood floors, and dramatic floor-to-ceiling windows fill the space with natural light while showcasing stunning cityscapes. The stylish kitchen is designed for both everyday living and entertaining, featuring granite countertops, stainless steel appliances, a breakfast bar, and a built-in desk nook ideal for working from home or creative space. Step onto your private balcony and unwind with serene pool views and sparkling Atlanta city lights. Residents enjoy luxury amenities including 24-hour concierge and security, a state-of-the-art fitness center, elegant resident lounge, and gated assigned parking. Live in the center of it all - just steps from the IMAX theater, premier dining, shopping, nightlife, fitness centers, and entertainment. Conveniently located minutes from Midtown Atlanta, Buckhead, Virginia-Highland, and Georgia Institute of Technology with easy access to I-75/I-85. Whether you're searching for a sophisticated primary residence, stylish second home, or lock-and-leave city retreat, this exceptional condo delivers luxury high-rise living at its finest. Schedule your private showing today - opportunities like this in 12 Midtown do not last long!

19. 2026-04-23
    listed $230,000 Active 1603-char remark

    Show marketing remark (1604 chars)

    BACK ON THE MARKET - Buyer's loss is your opportunity! Experience modern luxury and vibrant city living in the heart of Atlantic Station! Perched on the 20th floor of the iconic 12 Midtown, this rare oversized one-bedroom, one-bath condo features the largest one-bedroom floorplan in the building - offering the perfect blend of modern comfort, sophistication, and breathtaking skyline views. Fresh designer paint, gleaming hardwood floors, and dramatic floor-to-ceiling windows fill the space with natural light while showcasing stunning cityscapes. The stylish kitchen is designed for both everyday living and entertaining, featuring granite countertops, stainless steel appliances, a breakfast bar, and a built-in desk nook ideal for working from home or creative space. Step onto your private balcony and unwind with serene pool views and sparkling Atlanta city lights. Residents enjoy luxury amenities including 24-hour concierge and security, a state-of-the-art fitness center, elegant resident lounge, and gated assigned parking. Live in the center of it all - just steps from the IMAX theater, premier dining, shopping, nightlife, fitness centers, and entertainment. Conveniently located minutes from Midtown Atlanta, Buckhead, Virginia-Highland, and Georgia Institute of Technology with easy access to I-75/I-85. Whether you're searching for a sophisticated primary residence, stylish second home, or lock-and-leave city retreat, this exceptional condo delivers luxury high-rise living at its finest. Schedule your private showing today - opportunities like this in 12 Midtown do not last long!

20. 2026-04-22
    historical
21. 2026-01-22
    listed $235,000 New
22. 2026-01-19
    historical
23. 2025-12-11
    price $253,000
24. 2025-10-22
    price $258,000
25. 2025-09-28
    price $259,900
26. 2025-08-25
    price $283,000
27. 2025-07-19
    listed $290,000 New
28. 2011-01-26
    historical
29. 2011-01-24
    soldstatus $96,000 Sold
30. 2010-11-23
    status Pending
31. 2010-11-09
    listed $89,000 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: $2,211 · $184/mo
• Projected year-2 tax: $2,211 · $184/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: $24,828
• − Mortgage interest: −$12,856
• − Property taxes: −$2,211
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − HOA: −$7,800
• − Depreciation: −$6,676
• Taxable loss: −$9,835
• Est. tax savings @ 24.0%: +$2,360
• After-tax cash flow: $-3,626/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): 3,523
• Household income: $123,667
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 300.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 36% White 34% Asian 16% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 10% Romanian 2% Scotch-Irish 1%
• Foreign-born: 24% · China, Canada
• Languages at home: 80% English-only · Chinese 6% Spanish 4% Other Indo-European 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: ▲ 1.27%
• Current HPI: 177.6556
• Rent YoY: ▲ 1.23%
• 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

+157.9% since first listed

19 events — show timeline

• 2026-06-17 Price Changed $229,500 FMLS
• 2026-06-17 Price Changed $224,500 GAMLS
• 2026-05-28 Price Changed $225,000 GAMLS
• 2026-05-07 Relisted — GAMLS
• 2026-05-01 Pending — GAMLS
• 2026-04-23 Listed $230,000 GAMLS
• 2026-04-23 Listed $230,000 FMLS
• 2026-04-22 Listing Removed — GAMLS
• 2026-01-22 Listed $235,000 GAMLS
• 2026-01-19 Listing Removed — GAMLS
• 2025-12-11 Price Changed $253,000 GAMLS
• 2025-10-22 Price Changed $258,000 GAMLS
• 2025-09-28 Price Changed $259,900 GAMLS
• 2025-08-25 Price Changed $283,000 GAMLS
• 2025-07-19 Listed $290,000 GAMLS
• 2011-01-26 Listing Removed — FMLS
• 2011-01-24 Sold (MLS) $96,000 FMLS
• 2010-11-23 Pending — FMLS
• 2010-11-09 Listed $89,000 FMLS

Property tax history

-4.0%/yr

Latest (2025): $2,211 · -8.2% YoY. Source: county tax records.