300 Johnson Ferry Rd Unit B812 · Sandy Springs, GA 30328

$139,000

1 bd · 1.0 ba · 760 sqft · Condo public records · 14 Days on market

Built 1986 $121/mo HOA · 7% of rent

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Why this score? — see what drove the B- 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).

• Cash flow +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Mount Vernon Towers, a premier 55+ high rise community offering the perfect blend of comfort, convenience and maintenance free living. Perched on the 8th floor, this beautifully updated condo has stunning city views and overlooks the community pool, creating a picturesque setting to enjoy every day. Inside, you'll find a thoughtfully renovated kitchen featuring modern finishes. The updated tiled bathroom adds both style and functionality. The move in ready interior allows you to immediately begin enjoying everything this exceptional community has to offer. Mount Vernon Towers is known for its outstanding amenities and worry free lifestyle. HOA dues include a meal credit for on site dining, utilities, garbage service, local transportation within a five mile radius, a private storage locker, and access to a variety of community amenities. Residents can enjoy a swimming pool, library, 24-hour front desk security, and a full calendar of social activities designed to foster an active and engaging lifestyle. The location is simply unbeatable, placing you just minutes from grocery stores, restaurants, Trader Joe's, Sandy Springs Performing Arts Center and Civic Center, Chick-fil-A, medical offices, and the Sandy Springs Library. Whether you're seeking convenience, community, or peace of mind, this home delivers it all in one of Sandy Springs' most desirable active adult communities.

Key facts

• Community pool
• Tiled bathroom
• Swimming pool

Tags

• UPDATED KITCHEN
• TILED BATHROOM
• COMMUNITY POOL
• SWIMMING POOL
• 24 HOUR FRONT DESK SECURITY

Property features AI

Finance

• HOA & community: Association fee charged annually; Association covers electricity, grounds & structure maintenance, pest control, reserves, sewer, pool, trash, utilities and water; Community amenities include dog park, fitness center, pool, restaurant, and proximity to public transport and shopping

Exterior

• Parking: Assigned parking
• Security: Gated community
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity available; Phone available; Water available
• Home design: Condominium; One level; Resale property
• Construction: Brick construction; Tar/gravel roof
• Exterior features: Balcony; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Stone countertops; Dishwasher; Disposal; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom; Master bathroom with shower-only
• Heating & cooling: Central heating; Central air
• Interior features: High speed internet; Double pane windows; Shared/common walls (2+)
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 9.7% vs local median 2.7% in Sandy Springs — 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 73/100 on livability (#45 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-, commute A-; Watch: amenities F, cost of living F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: High Point Elementary School (math 46% / reading 51%, grade D, #284 of 1,228 statewide, top 23%, 675 students, 48% FRL); Ridgeview Charter School (math 33% / reading 45%, grade F, #155 of 470 statewide, top 33%, 996 students, 45% FRL); Riverwood International Charter School (math 24% / reading 10%, grade F, #269 of 424 statewide, top 65%, 1,737 students, 30% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 35% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 369 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.32% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,750
• Equity at exit: $20,725

10-year hold

• IRR: 3.9%
• Equity multiple: 1.24×
• Total profit: $9,412
• Equity at exit: $12,018

Cash invested: $38,920 (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 30328

• Rents YoY: -0.2%
• Active inventory: 369
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$729
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$58
• HOA: −$121
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $394

Break-even live

Break-even rent $1,343

Max offer price $139,000

Occupancy floor 74%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$1,950	$2.57	43d	2	0.05mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$2,395	$3.15	16d	2	0.05mi
6125 Roswell Rd Atlanta, GA	1.0–3.0	1.0–3.0	1170	$1,669	$1.43	1d	15	0.26mi
381 Hilderbrand Dr Atlanta, GA	2.0	1.0	1061	$2,400	$2.26	43d	1	0.28mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$1,983	$1.87	1d	19	0.32mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$1,975	$2.21	12d	1	0.32mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,019	$2.26	2d	4	0.32mi
6105 Blue Stone Rd #413 Atlanta, GA	1.0	1.0	1098	$2,200	$2.00	4d	1	0.35mi
6075 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1015	$2,344	$2.31	1d	25	0.35mi
220 Sandy Springs Pl NE Apt D Atlanta, GA	1.0	1.0	792	$1,550	$1.96	43d	1	0.37mi
475 Mount Vernon Hwy NE Atlanta, GA	1.0	1.0	700	$2,945	$4.21	24d	2	0.44mi
475 Mount Vernon Hwy NE Unit C225 Atlanta, GA	1.0	1.0	700	$2,995	$4.28	5d	1	0.44mi
6050 Roswell Rd Apt 115 Sandy Springs, GA	2.0	2.0	1074	$2,050	$1.91	22d	1	0.45mi
6050 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	990	$1,525	$1.54	1d	27	0.45mi
6558 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1297	$1,705	$1.31	1d	42	0.65mi
6500 Aria Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1007	$2,036	$2.02	1d	21	0.87mi
346 Carpenter Dr Atlanta, GA	2.0	2.0	1138	$1,798	$1.58	5d	3	0.88mi
760 Mount Vernon Hwy NE Atlanta, GA	1.0–2.0	1.0–2.0	626	$1,289	$2.06	1d	21	0.91mi
613 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,900	$1.84	24d	1	0.94mi
524 Granville Ct Atlanta, GA	1.0	1.0	711	$1,395	$1.96	5d	1	0.94mi
612 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,750	$1.70	4d	1	0.94mi
640 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,875	$1.82	24d	1	0.94mi
310 Granville Ct Unit 310 Atlanta, GA	2.0	2.0	1032	$1,800	$1.74	5d	1	0.94mi
210 Granville Ct Atlanta, GA	1.0	1.0	629	$1,375	$2.19	43d	1	0.97mi
901 Abernathy Rd NE Unit 1 Atlanta, GA	2.0	2.0	1002	$2,100	$2.10	2d	1	1.03mi
Goldrush Cir NE Sandy Springs, GA	1.0	1.0	600	$1,400	$2.33	43d	1	1.03mi
6851 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1364	$1,500	$1.10	43d	5	1.11mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1364	$1,715	$1.26	5d	4	1.11mi
5675 Roswell Rd Atlanta, GA	1.0	1.0	1065	$1,441	$1.35	43d	1	1.15mi
799 Hammond Dr #105 Atlanta, GA	1.0	1.0	733	$1,600	$2.18	43d	1	1.16mi
799 Hammond Dr #306 Atlanta, GA	1.0	1.0	585	$1,400	$2.39	17d	1	1.16mi
795 Hammond Dr Unit 1500 Atlanta, GA	2.0	1.0	1000	$2,000	$2.00	43d	1	1.16mi
795 Hammond Dr #505 Atlanta, GA	1.0	1.5	703	$1,300	$1.85	24d	1	1.17mi
795 Hammond Dr #1111 Atlanta, GA	1.0	1.0	541	$1,300	$2.40	24d	1	1.17mi
— Atlanta, GA	1.0	1.0	750	$1,200	$1.60	43d	1	1.17mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.0–2.5	1237	$1,899	$1.54	2d	2	1.20mi
6940 Roswell Rd Atlanta, GA	2.0	1.5	1000	$1,848	$1.85	43d	2	1.24mi
6940 Roswell Rd Unit 8F Atlanta, GA	2.0	1.5	1000	$1,850	$1.85	24d	1	1.24mi
5555 Roswell Rd NE Unit 13 Atlanta, GA	1.0	1.0	1000	$1,351	$1.35	5d	1	1.26mi
6925 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,345	$1.16	1d	23	1.32mi

HOA detail condo

• Monthly dues: $121 · $1,452/yr
• Likely covers: trashpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $139,000 Active 14 DOM
2. 2026-06-17
   pricedays on market $139,000 Active 13 DOM
3. 2026-06-16
   days on market $150,000 Active 12 DOM
4. 2026-06-15
   days on market $150,000 Active 11 DOM
5. 2026-06-13
   days on market $150,000 Active 9 DOM
6. 2026-06-09
   days on market $150,000 Active 5 DOM
7. 2026-06-08
   days on market $150,000 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $150,000 Active 3 DOM

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $1,834 · $153/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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,093
• − Mortgage interest: −$7,786
• − Property taxes: −$1,834
• − Insurance: −$695
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − HOA: −$1,452
• − Depreciation: −$4,044
• Taxable income: $2,747
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $4,066/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Sandy Springs

• Score: 73/100
• State rank: #45
• US rank: #5106

Category grades

Amenities F Commute A- Cost of living F Crime A- Employment A+ Housing B- Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandy Springs, GA
• County: Fulton County · 1,094,430 people
• City population: 108,027
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,508
• Household income: $112,111
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1884.0

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 0.61)
• Race & ethnicity: White 59% Black 18% Asian 12% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 81% English-only · Other Indo-European 5% Spanish 4% Other Asian/Pacific 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: ▼ -361.92%
• Current HPI: 238.4936
• Rent YoY: ▼ -0.24%
• 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

+158.6% since first listed

5 events — show timeline

• 2026-06-04 Listed $150,000 FMLS
• 2026-06-04 Listed $150,000 GAMLS
• 2019-08-01 Sold (Public Records) $140,000 Public Records
• 2012-12-18 Sold (Public Records) $50,000 Public Records
• 1998-03-12 Sold (Public Records) $58,000 Public Records

Property tax history

+27.0%/yr

Latest (2025): $1,834 · +1.5% YoY. Source: county tax records.