1205 Holly St NW Unit B · Atlanta, GA 30318

$975,000

3 bd · 4.5 ba · 3,987 sqft · Townhouse · 46 Days on market

Built 2024 Excellent condition 9,300 sqft lot $245/sqft · 27% below area Est $1.345M · 27% 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
• Listed 46 days

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 $-5k ($-54k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (67.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (71.3% below list).
• Recommended offer: $279k (71.3% below list) — sets the bar for 1% rule.
• Cap rate 0.7% 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); 1206 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 40% 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

• It's been on market 46 days — a 3% lower offer ($946k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $279,465 (71.3% 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 46 days. Have you received any prior offers? Is the seller open to a 71% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.29% ✗
• Cap rate: 0.72%
• Cash-on-cash: -19.91%
• DSCR: 0.11
• GRM: 29.1

CMA / ARV

• ARV (median comp): $1,344,556
• List price: $975,000
• Delta: -27.49%
• Verdict: UNDERPRICED
• 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%)	7mo	$1,988,500	$521	47
31 26th St NW	1.02mi	4/3.5 (+1)	3,874 (-3%)	8mo	$2,142,000	$553	45
1718 Barnesdale Way NE	1.14mi	4/4.5 (+1)	3,750 (-6%)	7mo	$1,912,500	$510	44
77 Avery Dr NE	1.40mi	4/3.5 (+1)	3,715 (-7%)	1mo	$2,400,000	$646	44
1671 Friar Tuck Rd NE	1.31mi	4/4.0 (+1)	3,744 (-6%)	6mo	$3,250,000	$868	43
270 17th St NW #4602	0.24mi	2/2.5 (-1)	3,166 (-21%)	9mo	$1,750,000	$553	43
48 25th St	0.89mi	4/4.0 (+1)	3,785 (-5%)	9mo	$1,999,000	$528	42
414 9th St NE	1.35mi	3/3.5	3,260 (-18%)	1mo	$1,295,000	$397	35
190 Centennial Way NW	1.24mi	3/4.5	3,336 (-16%)	7mo	$845,000	$253	34
36 S Prado NE	1.08mi	4/3.5 (+1)	3,591 (-10%)	8mo	$1,300,000	$362	33
895 Charles Allen Dr NE	1.45mi	4/3.0 (+1)	3,154 (-21%)	4mo	$1,275,000	$404	26
37 26th St	1.02mi	4/3.5 (+1)	3,041 (-24%)	9mo	$1,495,000	$492	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: -57.3%
• Equity multiple: -0.63×
• Total profit: $-445,750
• Equity at exit: $145,376

10-year hold

• IRR: —
• Equity multiple: -1.77×
• Total profit: $-756,488
• 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 · 1 under contract
• Median asking: $3,250,000 ($712/sqft)
• Median days on market: 32 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -52.7% 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: 1206
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $2,795 medium
• Mortgage (P&I): −$5,113
• Tax est. 1.5%: −$1,219 /mo · $14,625/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-4,530

Break-even live

Break-even rent $8,529

Max offer price $319,468

Occupancy floor —

Sensitivity live

Price	-10% $-3,856	-5% $-4,193	+0% $-4,530	+5% $-4,867	+10% $-5,204
Rent	-10% $-4,751	-5% $-4,641	+0% $-4,530	+5% $-4,420	+10% $-4,309
Rate	-1.0pp $-4,039	-0.5pp $-4,282	base $-4,530	+0.5pp $-4,783	+1.0pp $-5,040

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1267 Atlantic Dr NW Unit A Atlanta, GA	4.0	2.5	3600	$5,000	$1.39	13d	1	0.12mi
1230 W Peachtree St NW Atlanta, GA	3.0	1.0–3.0	1854	$11,802	$6.37	0d	42	0.45mi
75 14th St NE #4820 Atlanta, GA	3.0	3.5	3525	$14,000	$3.97	41d	1	0.63mi
915 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1628	$6,934	$4.26	0d	28	0.77mi
5 8th St NE Unit 5 Atlanta, GA	3.0	3.5	3000	$7,000	$2.33	0d	1	0.78mi
206 6th St NE Unit 206 Atlanta, GA	3.0	2.0	2856	$3,600	$1.26	115d	1	1.15mi
292 9th St NE Atlanta, GA	3.0	2.5	3397	$30,000	$8.83	0d	1	1.16mi
316 9th St NE Atlanta, GA	4.0	3.0	3075	$5,950	$1.93	0d	1	1.20mi
756 Bellemeade Ave NW Atlanta, GA	4.0	3.5	2890	$5,800	$2.01	0d	1	1.29mi
546 Centennial Ln NW Atlanta, GA	3.0	3.0	2833	$4,400	$1.55	0d	1	1.29mi
546 Centennial Ln NW Atlanta, GA	3.0	3.0	2833	$4,400	$1.55	3d	1	1.29mi
217 Westminster Dr NE Unit A Atlanta, GA	3.0	2.5	2923	$6,500	$2.22	138d	1	1.33mi
1691 Friar Tuck Rd NE Atlanta, GA	4.0	3.5	4100	$8,700	$2.12	0d	1	1.33mi
1322 English St NW Atlanta, GA	4.0	4.0	3200	$4,800	$1.50	134d	1	1.44mi
1322 English St NW Atlanta, GA	4.0	3.5	3027	$4,800	$1.59	155d	1	1.44mi
1351 Booth Ave NW Atlanta, GA	4.0	3.0	2691	$6,500	$2.42	0d	1	1.47mi

Property features AI

Finance

• Financial info: Single unit community (one unit in community)
• HOA & community: Near BeltlineNear public transportNear schoolsNear shoppingStreet lights

Exterior

• Parking: Parking for 4 vehiclesParking lotParking padUnassigned spaces
• Utilities: Public waterPublic sewerElectricity availableNatural gas availableCable availablePhone available
• Home design: Three or more levelsResale propertyFee simple ownershipSlab foundationConcrete roofCement sidingGreen-efficient windows
• Construction: Built with cement sidingSlab foundationConcrete roof
• Exterior features: BalconyPrivate yardRooftop patioSide porchPrivacy fencing in backyard

Interior

• Kitchen: Breakfast barKitchen islandWalk-in pantryStone countertopsDishwasherGas rangeMicrowaveRefrigeratorDisposal
• Bedrooms: Two main-level bedroomsOne upper-level bedroomOversized master
• Flooring: Ceramic tileLuxury vinyl
• Bathrooms: Four full bathroomsOne half bathroomTwo main-level bathrooms (one is a half bath)One upper-level full bathroomOne lower-level full bathroomMaster bath with separate his-and-hers sinks and soaking tub
• Heating & cooling: Zoned coolingNatural gas heating
• Interior features: Double vanity10 ft high ceilings on lower, main and upper levelsWalk-in closetsInsulated windowsEnd unit with no one above or below
• Laundry & utility: Laundry roomWasherDryer

Listing history 50 events

1. 2026-11-08
   days on market $975,000 Active 46 DOM
2. 2026-11-07
   days on market $975,000 Active 45 DOM
3. 2026-11-06
   days on market $975,000 Active 44 DOM
4. 2026-11-05
   days on market $975,000 Active 43 DOM
5. 2026-11-04
   days on market $975,000 Active 42 DOM
6. 2026-11-02
   days on market $975,000 Active 40 DOM
7. 2026-11-01
   days on market $975,000 Active 39 DOM
8. 2026-10-31
   days on market $975,000 Active 38 DOM
9. 2026-10-30
   days on market $975,000 Active 37 DOM
10. 2026-10-29
    days on market $975,000 Active 36 DOM
11. 2026-10-28
    days on market $975,000 Active 35 DOM
12. 2026-10-27
    days on market $975,000 Active 34 DOM
13. 2026-10-26
    days on market $975,000 Active 33 DOM
14. 2026-10-26
    days on market $975,000 Active 32 DOM
15. 2026-10-24
    days on market $975,000 Active 31 DOM
16. 2026-10-23
    days on market $975,000 Active 30 DOM
17. 2026-10-22
    days on market $975,000 Active 29 DOM
18. 2026-10-21
    days on market $975,000 Active 28 DOM
19. 2026-10-20
    days on market $975,000 Active 27 DOM
20. 2026-10-19
    days on market $975,000 Active 26 DOM
21. 2026-10-18
    days on market $975,000 Active 25 DOM
22. 2026-10-17
    days on market $975,000 Active 24 DOM
23. 2026-10-16
    days on market $975,000 Active 23 DOM
24. 2026-10-15
    days on market $975,000 Active 22 DOM
25. 2026-10-14
    days on market $975,000 Active 21 DOM
26. 2026-10-13
    days on market $975,000 Active 20 DOM
27. 2026-10-12
    days on market $975,000 Active 19 DOM
28. 2026-10-11
    days on market $975,000 Active 18 DOM
29. 2026-10-10
    days on market $975,000 Active 17 DOM
30. 2026-10-09
    days on market $975,000 Active 16 DOM
31. 2026-10-08
    days on market $975,000 Active 15 DOM
32. 2026-10-07
    days on market $975,000 Active 14 DOM
33. 2026-10-06
    days on market $975,000 Active 13 DOM
34. 2026-10-05
    days on market $975,000 Active 12 DOM
35. 2026-10-04
    days on market $975,000 Active 11 DOM
36. 2026-10-04
    days on market $975,000 Active 10 DOM
37. 2026-10-02
    days on market $975,000 Active 9 DOM
38. 2026-10-01
    days on market $975,000 Active 8 DOM
39. 2026-09-30
    days on market $975,000 Active 7 DOM
40. 2026-09-29
    days on market $975,000 Active 6 DOM
41. 2026-09-28
    days on market $975,000 Active 5 DOM
42. 2026-09-27
    days on market $975,000 Active 4 DOM
43. 2026-09-26
    days on market $975,000 Active 3 DOM
44. 2026-09-25
    days on market $975,000 Active 2 DOM
45. 2026-09-23
    status $975,000 Active 1 DOM
46. 2026-09-21
    remarks 699-char remark
47. 2026-09-21
    pricestatusdays on marketlisting id $975,000 Coming Soon 1 DOM
48. 2026-09-15
    days on market $1,275,000 Active 128 DOM
49. 2026-09-14
    days on market $1,275,000 Active 127 DOM
50. 2026-09-13
    days on market $1,275,000 Active 126 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: $33,536
• − Mortgage interest: −$54,615
• − Property taxes: −$14,625
• − Insurance: −$4,875
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$28,364
• Taxable loss: −$74,309
• Est. tax savings @ 24.0%: +$17,834
• After-tax cash flow: $-36,529/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%
• 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

• Financial info: Single unit community (one unit in community)
• HOA & community: Near BeltlineNear public transportNear schoolsNear shoppingStreet lights

Exterior

• Parking: Parking for 4 vehiclesParking lotParking padUnassigned spaces
• Utilities: Public waterPublic sewerElectricity availableNatural gas availableCable availablePhone available
• Home design: Three or more levelsResale propertyFee simple ownershipSlab foundationConcrete roofCement sidingGreen-efficient windows
• Construction: Built with cement sidingSlab foundationConcrete roof
• Exterior features: BalconyPrivate yardRooftop patioSide porchPrivacy fencing in backyard

Interior

• Kitchen: Breakfast barKitchen islandWalk-in pantryStone countertopsDishwasherGas rangeMicrowaveRefrigeratorDisposal
• Bedrooms: Two main-level bedroomsOne upper-level bedroomOversized master
• Flooring: Ceramic tileLuxury vinyl
• Bathrooms: Four full bathroomsOne half bathroomTwo main-level bathrooms (one is a half bath)One upper-level full bathroomOne lower-level full bathroomMaster bath with separate his-and-hers sinks and soaking tub
• Heating & cooling: Zoned coolingNatural gas heating
• Interior features: Double vanity10 ft high ceilings on lower, main and upper levelsWalk-in closetsInsulated windowsEnd unit with no one above or below
• Laundry & utility: Laundry roomWasherDryer

Price history

-29.1% since first listed

10 events — show timeline

• 2026-09-23 Listed $975,000 FMLS
• 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
• 2025-10-09 Listed $1,375,000 GAMLS