1205 Holly St NW Unit B · Atlanta, GA 30318

$975,000

3 bd · 4.5 ba · 3,987 sqft · Townhouse · 1 Days on market

Built 2024 Excellent condition 9,300 sqft lot $245/sqft · 28% below area Est $1.345M · 28% under ↓ 29% since listing

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Why this score? — see what drove the F 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
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

A bold expression of modern Atlanta living, Unit B is a brand-new architectural residence designed for the buyer who wants exceptional space, elevated finishes, and an effortless connection to the city. Offering approximately 3,987 square feet of sophisticated interior living space, this home is complemented by an extraordinary approximately 1,001-square-foot private rooftop retreat and roughly 627 square feet of decks and balconies, creating multiple places to relax, entertain, and take in the surrounding city views. The open-concept main level is designed to bring people together.

Key facts

• 4 parking spots
• Built 2024

Tags

• PRIVATE ROOFTOP RETREAT
• DEDICATED MAIN-LEVEL DECK
• CHEF-INSPIRED KITCHEN
• SPA-INSPIRED PRIMARY BATH
• LUXURIOUS SOAKING TUB
• DRAMATIC OVERSIZED SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/4.5-bath townhouse listed at $975k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-5k ($-56k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (69.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (73.2% below list).
• Recommended offer: $261k (73.2% below list) — sets the bar for 1% rule.
• Cap rate 0.5% vs local median 3.2% in Atlanta — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+3.3%/yr); 1057 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 38% of the median local income ($83k/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 $7k of loan paydown is wiped out by about $29k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $300k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $261,165 (73.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.27% ✗
• Cap rate: 0.54%
• Cash-on-cash: -20.55%
• DSCR: 0.09
• GRM: 31.1

CMA / ARV

• ARV (median comp): $1,345,169
• List price: $975,000
• Delta: -5.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 25th St NW	0.88mi	4/4.5 (+1)	3,816 (-4%)	5mo	$1,988,500	$521	48
31 26th St NW	1.02mi	4/3.5 (+1)	3,874 (-3%)	6mo	$2,142,000	$553	46
1718 Barnesdale Way NE	1.14mi	4/4.5 (+1)	3,750 (-6%)	6mo	$1,912,500	$510	46
1671 Friar Tuck Rd NE	1.31mi	4/4.0 (+1)	3,744 (-6%)	4mo	$3,250,000	$868	44
270 17th St NW #4602	0.24mi	2/2.5 (-1)	3,166 (-21%)	8mo	$1,750,000	$553	44
48 25th St	0.89mi	4/4.0 (+1)	3,785 (-5%)	8mo	$1,999,000	$528	43
190 Centennial Way NW	1.24mi	3/4.5	3,336 (-16%)	6mo	$845,000	$253	35
36 S Prado NE	1.08mi	4/3.5 (+1)	3,591 (-10%)	6mo	$1,300,000	$362	34
895 Charles Allen Dr NE	1.45mi	4/3.0 (+1)	3,154 (-21%)	2mo	$1,275,000	$404	27
37 26th St	1.02mi	4/3.5 (+1)	3,041 (-24%)	8mo	$1,495,000	$492	25
108 Maddox Dr NE	1.30mi	4/3.5 (+1)	3,084 (-23%)	8mo	$1,351,000	$438	24
747 Myrtle St NE	1.26mi	4/3.0 (+1)	4,566 (+14%)	8mo	$1,435,000	$314	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -59.1%
• Equity multiple: -0.67×
• Total profit: $-455,008
• Equity at exit: $145,376

10-year hold

• IRR: —
• Equity multiple: -1.84×
• Total profit: $-776,616
• Equity at exit: $84,300

Cash invested: $273,000 (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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $3,250,000 ($712/sqft)
• Median days on market: 12 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -52.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30318

• Rents YoY: 3.3%
• Active inventory: 1057
• Price-to-rent: 31.1×

Monthly cashflow live

• Estimated rent: $2,612 medium
• Mortgage (P&I): −$5,113
• Tax est. 1.5%: −$1,219 /mo · $14,625/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-4,675

Break-even live

Break-even rent $8,529

Max offer price $298,549

Occupancy floor —

Sensitivity live

Price	-10% $-4,001	-5% $-4,338	+0% $-4,675	+5% $-5,012	+10% $-5,349
Rent	-10% $-4,881	-5% $-4,778	+0% $-4,675	+5% $-4,572	+10% $-4,468
Rate	-1.0pp $-4,184	-0.5pp $-4,427	base $-4,675	+0.5pp $-4,927	+1.0pp $-5,184

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: $243,750
• Closing costs: $29,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 W Peachtree St NW Atlanta, GA	3.0	1.0–3.0	1854	$12,089	$6.52	0d	53	0.45mi
75 14th St NE Atlanta, GA	1.0–3.0	1.0–3.5	2256	$14,000	$6.20	45d	1	0.62mi
75 14th St NE #4820 Atlanta, GA	3.0	3.5	3525	$14,000	$3.97	18d	1	0.63mi
915 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1628	$6,690	$4.11	3d	19	0.77mi
206 6th St NE Unit 206 Atlanta, GA	3.0	2.0	2856	$3,600	$1.26	70d	1	1.15mi
292 9th St NE Atlanta, GA	3.0	2.5	3397	$30,000	$8.83	114d	1	1.16mi
316 9th St NE Atlanta, GA	4.0	3.0	3075	$5,950	$1.93	10d	1	1.20mi
546 Centennial Ln NW Atlanta, GA	3.0	3.0	2833	$4,400	$1.55	38d	1	1.29mi
217 Westminster Dr NE Unit A Atlanta, GA	3.0	2.5	2923	$6,500	$2.22	93d	1	1.33mi
1322 English St NW Atlanta, GA	4.0	3.5	3027	$4,800	$1.59	109d	1	1.44mi
1322 English St NW Atlanta, GA	4.0	4.0	3200	$4,800	$1.50	88d	1	1.44mi

Property features AI

Finance

• Other: Single-unit community (one unit in community)
• HOA & community: Near BeltlineNear public transportNear schoolsNear shoppingStreet lighting

Exterior

• Parking: Four parking spacesParking lot accessParking padUnassigned spaces
• Utilities: Public waterPublic sewerElectricity availableNatural gas availableCable availablePhone availableWater availableSewer available
• Home design: Three or more levelsFee simple ownershipResale conditionConcrete roof
• Construction: Cement sidingSlab foundation
• Exterior features: Private yardBalconyRooftop patioSide porchPrivacy backyard fencingMature landscaping/yard features implied by fencing and private yard

Interior

• Kitchen: Kitchen islandBreakfast barWalk-in pantryStone countertopsDishwasherGas rangeMicrowaveRefrigeratorDisposal
• Bedrooms: Oversized primary bedroomTwo main-level bedroomsOne upper-level bedroom
• Flooring: Ceramic tileLuxury vinyl
• Bathrooms: Four full bathroomsOne half bathroomMaster bath with separate his and hers, soaking tub, and other featuresTwo main-level bathrooms (including one half bath), one upper-level full bath, one lower-level full bath
• Heating & cooling: Natural gas heatingZoned cooling
• Interior features: Double vanities10 ft high ceilings on lower, main and upper levelsWalk-in closetsInsulated windowsEnd unit with no one above or below
• Laundry & utility: Dedicated laundry roomWasher and dryer included

Listing history 50 events

1. 2026-09-23
   status $975,000 Active 1 DOM
2. 2026-09-21
   remarks 699-char remark
3. 2026-09-21
   pricestatusdays on marketlisting id $975,000 Coming Soon 1 DOM
4. 2026-09-15
   days on market $1,275,000 Active 128 DOM
5. 2026-09-14
   days on market $1,275,000 Active 127 DOM
6. 2026-09-13
   days on market $1,275,000 Active 126 DOM
7. 2026-09-12
   days on market $1,275,000 Active 125 DOM
8. 2026-09-11
   days on market $1,275,000 Active 124 DOM
9. 2026-09-05
   days on market $1,275,000 Active 118 DOM
10. 2026-09-04
    days on market $1,275,000 Active 117 DOM
11. 2026-09-03
    days on market $1,275,000 Active 116 DOM
12. 2026-08-31
    days on market $1,275,000 Active 113 DOM
13. 2026-08-29
    days on market $1,275,000 Active 111 DOM
14. 2026-08-28
    days on market $1,275,000 Active 110 DOM
15. 2026-08-27
    days on market $1,275,000 Active 109 DOM
16. 2026-08-25
    days on market $1,275,000 Active 107 DOM
17. 2026-08-24
    days on market $1,275,000 Active 106 DOM
18. 2026-08-23
    days on market $1,275,000 Active 105 DOM
19. 2026-08-22
    days on market $1,275,000 Active 104 DOM
20. 2026-08-21
    days on market $1,275,000 Active 103 DOM
21. 2026-08-20
    days on market $1,275,000 Active 102 DOM
22. 2026-08-19
    days on market $1,275,000 Active 101 DOM
23. 2026-08-18
    days on market $1,275,000 Active 100 DOM
24. 2026-08-17
    days on market $1,275,000 Active 99 DOM
25. 2026-08-16
    days on market $1,275,000 Active 98 DOM
26. 2026-08-15
    days on market $1,275,000 Active 97 DOM
27. 2026-08-14
    days on market $1,275,000 Active 96 DOM
28. 2026-08-13
    days on market $1,275,000 Active 95 DOM
29. 2026-08-12
    days on market $1,275,000 Active 94 DOM
30. 2026-08-11
    days on market $1,275,000 Active 93 DOM
31. 2026-08-10
    days on market $1,275,000 Active 92 DOM
32. 2026-08-09
    days on market $1,275,000 Active 91 DOM
33. 2026-08-08
    days on market $1,275,000 Active 90 DOM
34. 2026-08-06
    days on market $1,275,000 Active 88 DOM
35. 2026-08-05
    days on market $1,275,000 Active 87 DOM
36. 2026-08-04
    days on market $1,275,000 Active 86 DOM
37. 2026-08-03
    days on market $1,275,000 Active 85 DOM
38. 2026-07-31
    days on market $1,275,000 Active 82 DOM
39. 2026-07-30
    days on market $1,275,000 Active 80 DOM
40. 2026-07-18
    days on market $1,275,000 Active 79 DOM
41. 2026-07-16
    days on market $1,275,000 Active 78 DOM
42. 2026-07-15
    days on market $1,275,000 Active 77 DOM
43. 2026-07-14
    days on market $1,275,000 Active 76 DOM
44. 2026-07-13
    days on market $1,275,000 Active 75 DOM
45. 2026-07-13
    days on market $1,275,000 Active 74 DOM
46. 2026-07-11
    days on market $1,275,000 Active 73 DOM
47. 2026-07-10
    days on market $1,275,000 Active 72 DOM
48. 2026-07-09
    days on market $1,275,000 Active 71 DOM
49. 2026-07-07
    days on market $1,275,000 Active 69 DOM
50. 2026-07-06
    days on market $1,275,000 Active 68 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,340
• − Mortgage interest: −$54,615
• − Property taxes: −$14,625
• − Insurance: −$4,875
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − Depreciation: −$28,364
• Taxable loss: −$76,153
• Est. tax savings @ 24.0%: +$18,277
• After-tax cash flow: $-37,821/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This modern, move-in-ready townhouse in Atlanta offers unparalleled luxury and space with a private rooftop and city views. The home is in excellent condition with no visible repairs needed, making it an ideal investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers. ↑
• Both Add a smart home system — Improves convenience and can increase the home's value. ↑
• Both Install smart locks — Enhances security and can be a selling point for buyers. ↑
• Both Add a smart thermostat — Saves energy and can be a selling point for buyers. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Centennial Place Academy (Charter) F GA #1,041/1,228 Nat'l #38,100/41,679 Middle David T Howard Middle School B+ GA #39/470 Nat'l #1,738/14,009 High Midtown High School F GA #151/424 Nat'l #11,728/17,239

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

A Composite livability gradescore 83/100

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 · 1,203,707 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 1%

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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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Single-unit community (one unit in community)
• HOA & community: Near BeltlineNear public transportNear schoolsNear shoppingStreet lighting

Exterior

• Parking: Four parking spacesParking lot accessParking padUnassigned spaces
• Utilities: Public waterPublic sewerElectricity availableNatural gas availableCable availablePhone availableWater availableSewer available
• Home design: Three or more levelsFee simple ownershipResale conditionConcrete roof
• Construction: Cement sidingSlab foundation
• Exterior features: Private yardBalconyRooftop patioSide porchPrivacy backyard fencingMature landscaping/yard features implied by fencing and private yard

Interior

• Kitchen: Kitchen islandBreakfast barWalk-in pantryStone countertopsDishwasherGas rangeMicrowaveRefrigeratorDisposal
• Bedrooms: Oversized primary bedroomTwo main-level bedroomsOne upper-level bedroom
• Flooring: Ceramic tileLuxury vinyl
• Bathrooms: Four full bathroomsOne half bathroomMaster bath with separate his and hers, soaking tub, and other featuresTwo main-level bathrooms (including one half bath), one upper-level full bath, one lower-level full bath
• Heating & cooling: Natural gas heatingZoned cooling
• Interior features: Double vanities10 ft high ceilings on lower, main and upper levelsWalk-in closetsInsulated windowsEnd unit with no one above or below
• Laundry & utility: Dedicated laundry roomWasher and dryer included

Price history

-29.1% since first listed

10 events — show timeline

• 2026-09-21 Coming Soon $975,000 FMLS
• 2026-07-17 Listing Removed — GAMLS
• 2026-04-29 Listed $1,275,000 GAMLS
• 2026-02-10 Listing Removed — GAMLS
• 2026-02-10 Listing Removed — FMLS
• 2026-01-15 Price Changed $1,325,000 GAMLS
• 2026-01-15 Price Changed $1,325,000 FMLS
• 2025-10-17 Listed $1,375,000 FMLS
• 2025-10-15 Coming Soon — FMLS
• 2025-10-09 Listed $1,375,000 GAMLS