898 Oak St SW #3213 · Atlanta, GA 30310

$115,000

1 bd · 1.0 ba · 777 sqft · Condo public records · 1 Days on market

Built 2007 $425/mo HOA · 30% 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).

• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light-Filled Condo Steps from the BeltLine! Welcome home to Skylofts Condominiums, a sought-after Gated Community in the vibrant West End of Atlanta. Enjoy unbeatable convenience just moments from the BeltLine, MARTA, and a variety of local dining, shopping, and entertainment options, with easy highway access for effortless commuting. Inside, discover Open-Concept Living with a modern Kitchen featuring Dark Cabinetry, Stainless Steel Appliances including a New Dishwasher, Granite Countertops, and a Tile Backsplash. The Light-Filled Living and Dining Area boasts Large Windows and access to your Private Balcony, perfect for morning coffee or evening relaxation. A comfortable Bedroom with New Carpet and a Full Bathroom, plus In-Unit Laundry, complete the space. Enjoy your own Assigned Parking Spot for added convenience. Community amenities include 24/7 Security, a Resort-Style Pool, Fitness Center, and Business Center everything you need for convenient Intown Living in one of Atlanta's fastest-growing neighborhoods!

Key facts

• Gated community
• Modern kitchen
• Granite countertops

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LIVING
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• HOA & community: Monthly association fee; Association covers grounds maintenance, security, pool, and trash; Community amenities: clubhouse, fitness center, pool, sidewalks, street lights, homeowners association

Exterior

• Parking: Assigned parking (1 spot); Guest parking available inside gated community; spot #140 indicated
• Security: Gated community; Association-provided security
• Utilities: Public water; Public sewer; 110 volt electric; Cable available; Phone available; Electricity available
• Home design: One level; Condominium; Composition roof; Resale property; Slab foundation
• Construction: Brick and vinyl siding exterior
• Exterior features: Balcony; Private entrance; Rain gutters; Asphalt road frontage; City street access

Interior

• Kitchen: Breakfast bar; Stained cabinets; Pantry; Stone counters; Kitchen open to family room; Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: Oversized master on main
• Flooring: Carpet; Hardwood
• Bathrooms: Master bath with tub/shower combo; One full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Insulated windows; 2+ common walls; Open concept dining area; Family room
• Laundry & utility: Washer included; Laundry in hall on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (25.9% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $85k (25.9% 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: M. A. Jones Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 461 students, 100% FRL); Herman J. Russell West End Academy (math 12% / reading 12%, grade F, #417 of 470 statewide, top 90%, 399 students, 100% FRL); Booker T. Washington High School (math 24% / reading 24%, grade F, #184 of 424 statewide, top 48%, 831 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 32% district-wide (-16 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.8%/yr); 452 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 32% of the median local income ($53k/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 $795 of loan paydown is wiped out by about $3k 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.
• 14 sale attempts since 15y 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

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,221 (25.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.25% ✓
• Cap rate: 4.53%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.09×
• Total profit: $-29,370
• Equity at exit: $17,147

10-year hold

• IRR: -25.0%
• Equity multiple: -0.22×
• Total profit: $-39,401
• Equity at exit: $9,943

Cash invested: $32,200 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$603
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$48
• HOA: −$425
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-169

Break-even live

Break-even rent $1,646

Max offer price $85,221

Occupancy floor —

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Lee St SW Atlanta, GA	1.0–2.0	1.0	768	$1,210	$1.58	2d	5	0.36mi
565 Northside Dr SW Atlanta, GA	1.0	1.0	675	$1,700	$2.52	3d	6	0.47mi
801 Joseph E Lowery Blvd SW #2 Atlanta, GA	1.0	1.0	560	$1,450	$2.59	24d	1	0.48mi
1155 Lucile Ave SW Unit 4 Atlanta, GA	2.0	2.0	926	$1,525	$1.65	24d	1	0.53mi
806 Murphy Ave SW Atlanta, GA	1.0–2.0	1.0	825	$1,025	$1.24	24d	8	0.53mi
806 Murphy Ave SW Atlanta, GA	1.0	1.0	731	$1,254	$1.72	7d	3	0.53mi
818 Peeples St SW Atlanta, GA	2.0	1.0	936	$1,500	$1.60	24d	1	0.54mi
1170 Greenwich St SW #3 Atlanta, GA	2.0	1.0	900	$1,250	$1.39	18d	1	0.58mi
1194 Lucile Ave SW Unit 4 Atlanta, GA	2.0	1.0	950	$1,375	$1.45	24d	1	0.59mi
1097 Westview Dr SW Unit 10 Atlanta, GA	2.0	1.0	750	$1,095	$1.46	24d	1	0.64mi
600 Greensferry Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	949	$934	$0.98	7d	16	0.67mi
1256 Ralph David Abernathy Blvd SW Atlanta, GA	2.0	1.0	1000	$1,200	$1.20	24d	1	0.69mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,165	$1.79	2d	6	0.71mi
669 Atlanta Student Movement Blvd Atlanta, GA	2.0	1.0–2.0	803	$1,614	$2.01	24d	12	0.76mi
379 Atwood St SW Unit 4 Atlanta, GA	2.0	1.0	800	$1,800	$2.25	24d	1	0.76mi
510 Whitehall St SW Unit 103 Atlanta, GA	1.0	1.0	748	$1,645	$2.20	7d	1	0.77mi
147 Lawton St SW Atlanta, GA	2.0	1.0	676	$995	$1.47	24d	1	0.83mi
346 Peters St SW #208 Atlanta, GA	1.0	1.0	756	$2,050	$2.71	17d	1	0.84mi
346 Peters St SW #102 Atlanta, GA	2.0	1.0	1080	$3,150	$2.92	18d	1	0.84mi
139 Lawton St SW Atlanta, GA	2.0	1.0	750	$995	$1.33	24d	1	0.84mi
23 Larkin Pl SW Atlanta, GA	1.0–2.0	1.0–2.0	1011	$1,300	$1.29	1d	14	0.85mi
2159 M L King Jr DR SW Atlanta, GA	1.0	1.0	1050	$800	$0.76	3d	1	0.85mi
420 Rawson St SW Atlanta, GA	1.0	1.0	700	$950	$1.36	24d	1	0.90mi
565 Langhorn St SW Unit C3 Atlanta, GA	1.0	1.0	650	$995	$1.53	2d	1	0.90mi
710 McDaniel St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,100	$1.83	24d	1	0.94mi
109 Vine St SW Unit A Atlanta, GA	2.0	1.0	750	$1,150	$1.53	7d	1	0.95mi
109 Vine St SW Unit A Atlanta, GA	2.0	1.0	600	$1,250	$2.08	22d	1	0.95mi
396 Rawson St SW Unit 12 Atlanta, GA	2.0	1.0	675	$2,100	$3.11	4d	1	0.96mi
1084 Cordova St SW Atlanta, GA	2.0	1.0	750	$1,295	$1.73	18d	1	0.97mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	651	$1,400	$2.15	15d	1	1.01mi
725 Catherine St SW Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	1.01mi
238 Walker St SW Atlanta, GA	1.0–2.0	1.0–2.5	1550	$1,650	$1.06	14d	2	1.02mi
1437 Lucile Ave SW Unit 8 Atlanta, GA	2.0	1.0	1060	$1,800	$1.70	22d	1	1.04mi
170 Northside Dr SW Atlanta, GA	1.0–2.0	1.0–2.0	955	$1,233	$1.29	1d	11	1.05mi
210 Walker St SW #1 Atlanta, GA	1.0	1.0	650	$1,500	$2.31	4d	1	1.06mi
18 Booker St NW Atlanta, GA	1.0	1.0	560	$2,000	$3.57	24d	1	1.08mi
840 Smith St SW Unit A Atlanta, GA	2.0	1.5	910	$1,550	$1.70	17d	1	1.08mi
20 Griffin St NW Unit 1 Atlanta, GA	2.0	1.0	800	$1,250	$1.56	24d	1	1.09mi
870 Mayson Turner Rd NW #1442 Atlanta, GA	2.0	2.0	1094	$2,100	$1.92	24d	1	1.11mi
210 Peters St SW Atlanta, GA	1.0–2.0	1.0–2.0	1033	$1,475	$1.43	2d	21	1.14mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1028 chars)

   Light-Filled Condo Steps from the BeltLine! Welcome home to Skylofts Condominiums, a sought-after Gated Community in the vibrant West End of Atlanta. Enjoy unbeatable convenience just moments from the BeltLine, MARTA, and a variety of local dining, shopping, and entertainment options, with easy highway access for effortless commuting. Inside, discover Open-Concept Living with a modern Kitchen featuring Dark Cabinetry, Stainless Steel Appliances including a New Dishwasher, Granite Countertops, and a Tile Backsplash. The Light-Filled Living and Dining Area boasts Large Windows and access to your Private Balcony, perfect for morning coffee or evening relaxation. A comfortable Bedroom with New Carpet and a Full Bathroom, plus In-Unit Laundry, complete the space. Enjoy your own Assigned Parking Spot for added convenience. Community amenities include 24/7 Security, a Resort-Style Pool, Fitness Center, and Business Center everything you need for convenient Intown Living in one of Atlanta's fastest-growing neighborhoods!

2. 2026-06-18
   listed $115,000 Active 1 DOM

   Show marketing remark (1028 chars)

   Light-Filled Condo Steps from the BeltLine! Welcome home to Skylofts Condominiums, a sought-after Gated Community in the vibrant West End of Atlanta. Enjoy unbeatable convenience just moments from the BeltLine, MARTA, and a variety of local dining, shopping, and entertainment options, with easy highway access for effortless commuting. Inside, discover Open-Concept Living with a modern Kitchen featuring Dark Cabinetry, Stainless Steel Appliances including a New Dishwasher, Granite Countertops, and a Tile Backsplash. The Light-Filled Living and Dining Area boasts Large Windows and access to your Private Balcony, perfect for morning coffee or evening relaxation. A comfortable Bedroom with New Carpet and a Full Bathroom, plus In-Unit Laundry, complete the space. Enjoy your own Assigned Parking Spot for added convenience. Community amenities include 24/7 Security, a Resort-Style Pool, Fitness Center, and Business Center everything you need for convenient Intown Living in one of Atlanta's fastest-growing neighborhoods!

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,189
• − Mortgage interest: −$6,442
• − Property taxes: −$2,690
• − Insurance: −$575
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − HOA: −$5,100
• − Depreciation: −$3,345
• Taxable loss: −$3,714
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $-1,132/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): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 Black (76%)
• Race & ethnicity: Black 76% White 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

+3.0% since first listed

43 events — show timeline

• 2026-06-18 Listed $115,000 GAMLS
• 2026-06-18 Listed $115,000 FMLS
• 2025-12-16 Listing Removed — FMLS
• 2025-12-16 Listing Removed — GAMLS
• 2025-10-23 Listed $139,000 FMLS
• 2025-10-23 Listed $139,000 GAMLS
• 2025-03-10 Listing Removed — GAMLS
• 2025-03-10 Listing Removed — FMLS
• 2025-02-13 Coming Soon — FMLS
• 2025-02-13 Listed $165,000 GAMLS
• 2023-09-11 Sold (Public Records) $170,000 Public Records
• 2023-09-08 Sold (MLS) $170,000 GAMLS
• 2023-09-08 Sold (MLS) $170,000 FMLS
• 2023-09-01 Pending — GAMLS
• 2023-09-01 Pending — FMLS
• 2023-09-01 Relisted — GAMLS
• 2023-09-01 Relisted — FMLS
• 2023-08-30 Pending — GAMLS
• 2023-08-30 Contingent — FMLS
• 2023-08-17 Price Changed $179,900 GAMLS
• 2023-08-17 Price Changed $179,900 FMLS
• 2023-07-31 Price Changed $189,900 GAMLS
• 2023-07-31 Price Changed $189,900 FMLS
• 2023-07-30 Price Changed $179,900 FMLS
• 2023-07-30 Price Changed $179,900 GAMLS
• 2023-07-30 Listed $184,900 GAMLS
• 2023-07-30 Listed $184,900 FMLS
• 2014-03-19 Listing Removed — FMLS
• 2014-02-14 Listing Removed — GAMLS
• 2014-02-10 Pending — FMLS
• 2014-02-06 Sold (MLS) $75,400 GAMLS
• 2014-02-06 Price Changed $75,400 GAMLS
• 2014-02-06 Sold (MLS) $75,400 FMLS
• 2014-01-02 Listed $75,400 GAMLS
• 2014-01-02 Listed $75,400 FMLS
• 2013-07-23 Price Changed $77,000 GAMLS
• 2012-11-20 Price Changed $87,400 GAMLS
• 2012-06-20 Relisted — GAMLS
• 2012-06-11 Listing Removed — GAMLS
• 2012-06-09 Relisted — GAMLS
• 2012-06-09 Price Changed $84,900 GAMLS
• 2012-06-08 Listing Removed — GAMLS
• 2011-12-03 Listed $111,600 GAMLS

Property tax history

+8.3%/yr

Latest (2025): $2,690 · -2.8% YoY. Source: county tax records.