1280 W Peachtree St NW #2504 · Atlanta, GA 30309

$220,000

1 bd · 1.0 ba · 645 sqft · Condo public records · 14 Days on market

Built 1989 $496/mo HOA · 21% 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).

• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perched on the 25th floor in one of Midtown Atlanta's most recognizable high-rises, this sophisticated residence offers dramatic city views, floor-to-ceiling glass, and a coveted private balcony rarely found in comparable units. Enjoy an effortless lock-and-leave lifestyle complemented by resort-style amenities, concierge service, and a premier location steps from Atlanta's cultural, dining, and business districts. Experience the perfect blend of convenience, luxury, and vibrant urban living.

Key facts

• Private balcony
• Premier location
• Dramatic city views

Tags

• PRIVATE BALCONY
• DRAMATIC CITY VIEWS
• FLOOR-TO-CEILING GLASS
• RESORT-STYLE AMENITIES
• CONCIERGE SERVICE
• PREMIER LOCATION

Property features AI

Finance

• Other: Directions: From I-75/I-85, take the 14th Street exit west, left onto West Peachtree Street NW; 1280 West is directly across from the Arts Center MARTA Station.
• Financial info: Community contains 1 unit
• HOA & community: Monthly association fee ($496) covering grounds maintenance, receptionist, and reserve fund; Association present

Exterior

• Parking: Deeded parking (1 space)
• Utilities: Public water; Public sewer; 220V electric service; Cable available; Electricity available; Sewer available; Water available
• Home design: Condominium; One level
• Construction: Brick construction; Composition roof; Resale condition
• Exterior features: Paved, city street frontage; Community amenities: concierge, dog park, fitness center, pool, storage

Interior

• Kitchen: Cabinetry; Dishwasher; Microwave
• Bedrooms: Primary bedroom on the main level
• Flooring: Hardwood
• Bathrooms: Full bathroom with tub/shower combo (main level)
• Heating & cooling: Heat pump; Ceiling fan(s); Electric cooling
• Interior features: Walk-in closet(s); Double-pane windows; 1 common wall
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (15.3% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $186k (15.3% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Morningside Elementary School (math 71% / reading 72%, grade A-, #47 of 1,228 statewide, top 4%, 816 students, 6% FRL) — zoned schools average 6% FRL vs 71% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 32% district-wide (+40 pts) — the actual schools serving this property are materially stronger than the Atlanta Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• 16 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 21% of rent.

Recommended offer $186,418 (15.3% 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. 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: 1.05% ✓
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.09% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.23×
• Total profit: $-47,204
• Equity at exit: $32,803

10-year hold

• IRR: -15.4%
• Equity multiple: 0.12×
• Total profit: $-54,436
• Equity at exit: $19,022

Cash invested: $61,600 (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 30309

• Rents YoY: 3.1%
• Active inventory: 408
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$281 /mo · $3,368/yr
• Insurance: −$92
• HOA: −$496
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-190

Break-even live

Break-even rent $2,560

Max offer price $186,418

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1240 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1101	$3,454	$3.14	2d	25	0.03mi
1280 W Peachtree St NW Atlanta, GA	1.0–2.0	1.0–2.0	826	$1,800	$2.18	24d	2	0.03mi
1270 Spring St NW Atlanta, GA	1.0–2.0	1.0–2.0	987	$1,683	$1.71	2d	17	0.07mi
1230 W Peachtree St NW Atlanta, GA	3.0	1.0–2.0	1066	$3,088	$2.90	1d	51	0.07mi
1301 Spring St NW Atlanta, GA	2.0	1.0–2.0	939	$3,112	$3.31	2d	39	0.08mi
22 14th St NW Atlanta, GA	3.0	1.0–2.0	1039	$2,539	$2.44	2d	32	0.20mi
1163 W Peachtree St NE Atlanta, GA	2.0	1.0–2.0	1013	$2,804	$2.77	2d	45	0.21mi
1163 W Peachtree St NW Atlanta, GA	—	1.0	628	$1,871	$2.98	3d	1	0.23mi
1140 Spring St NW Atlanta, GA	3.0	1.0–2.0	1196	$2,748	$2.30	3d	20	0.24mi
1384 W Peachtree St NW Atlanta, GA	—	1.0	384	$895	$2.33	24d	1	0.24mi
1382 Peachtree St NE Atlanta, GA	3.0	1.0–2.0	919	$2,719	$2.96	1d	28	0.25mi
1400 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	910	$2,492	$2.74	1d	33	0.26mi
1400 W Peachtree St NE Unit 813 Atlanta, GA	1.0	1.0	652	$1,986	$3.05	15d	1	0.26mi
1405 Spring St NW Atlanta, GA	3.0	1.0–2.0	920	$3,366	$3.66	2d	41	0.28mi
1136 Crescent Ave NE Atlanta, GA	1.0	1.0	552	$1,500	$2.72	22d	6	0.34mi
1421 Peachtree St NE Unit 103-A Atlanta, GA	1.0	1.0	625	$1,700	$2.72	5d	1	0.35mi
1441 Peachtree St NE Atlanta, GA	3.0	1.0–2.0	961	$2,676	$2.78	2d	93	0.38mi
1074 Peachtree Walk NE Unit B222 Atlanta, GA	1.0	1.0	730	$1,850	$2.53	7d	1	0.39mi
1074 Peachtree Walk NE Unit B222 Atlanta, GA	1.0	1.0	730	$1,900	$2.60	18d	1	0.39mi
77 12th St NE Atlanta, GA	2.0	1.0–2.0	941	$2,613	$2.78	2d	22	0.39mi
10 Tower St NW Atlanta, GA	2.0	1.0–2.0	1014	$3,512	$3.46	1d	194	0.42mi
33 11th St NE Atlanta, GA	2.0	1.0–2.0	1148	$3,698	$3.22	2d	28	0.44mi
1018 W Peachtree St NW Atlanta, GA	3.0	1.0–3.0	1156	$3,444	$2.98	2d	35	0.45mi
1010 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	865	$2,620	$3.03	2d	26	0.48mi
1000 Spring St NW Atlanta, GA	3.0	1.0–3.0	1001	$3,491	$3.49	2d	16	0.49mi
222 14th St NE Atlanta, GA	2.0	1.0–2.0	858	$2,140	$2.49	1d	10	0.50mi
199 14th St NE #201 Atlanta, GA	1.0	1.0	625	$1,695	$2.71	24d	1	0.50mi
199 14th St NE Unit 209 Atlanta, GA	1.0	1.0	750	$1,495	$1.99	24d	1	0.51mi
199 14th St NE #812 Atlanta, GA	—	1.0	533	$1,390	$2.61	24d	1	0.51mi
1081 Juniper St NE Atlanta, GA	3.0	1.0–3.5	1375	$7,290	$5.30	3d	105	0.52mi
195 13th St NE Atlanta, GA	2.0	1.0–2.0	804	$2,790	$3.47	1d	14	0.53mi
1200 14th Pl NE Atlanta, GA	1.0	1.0	650	$1,595	$2.45	24d	1	0.56mi
207 13th St NE Atlanta, GA	3.0	1.0–3.5	1645	$3,499	$2.13	7d	14	0.57mi
208 12th St NE Unit 102 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	24d	1	0.57mi
208 12th St NE Unit 202 Atlanta, GA	1.0	1.0	575	$2,250	$3.91	18d	1	0.57mi
1020 Piedmont Ave NE Atlanta, GA	2.0	1.0–2.0	1005	$2,950	$2.93	1d	23	0.63mi
180 10th St NE Atlanta, GA	1.0–3.0	1.0–3.0	1345	$2,095	$1.56	1d	21	0.64mi
915 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1262	$4,122	$3.27	2d	23	0.64mi
1220 Mecaslin St NW Atlanta, GA	1.0–3.0	1.0–3.0	1060	$1,563	$1.47	2d	19	0.66mi
401 16th St NW Unit 1357A Atlanta, GA	1.0	1.0	750	$2,000	$2.67	24d	1	0.67mi

HOA detail condo

• Monthly dues: $496 · $5,952/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $220,000 Active 14 DOM
2. 2026-06-17
   days on market $220,000 Active 13 DOM
3. 2026-06-16
   days on market $220,000 Active 12 DOM
4. 2026-06-15
   days on market $220,000 Active 11 DOM
5. 2026-06-13
   days on market $220,000 Active 9 DOM
6. 2026-06-13
   days on market $220,000 Active 8 DOM
7. 2026-06-09
   days on market $220,000 Active 5 DOM
8. 2026-06-08
   days on market $220,000 Active 4 DOM
9. 2026-06-07
   days on market $220,000 Active 3 DOM
10. 2026-06-04
    remarks 497-char remark

    Show marketing remark (497 chars)

    Perched on the 25th floor in one of Midtown Atlanta's most recognizable high-rises, this sophisticated residence offers dramatic city views, floor-to-ceiling glass, and a coveted private balcony rarely found in comparable units. Enjoy an effortless lock-and-leave lifestyle complemented by resort-style amenities, concierge service, and a premier location steps from Atlanta's cultural, dining, and business districts. Experience the perfect blend of convenience, luxury, and vibrant urban living.

11. 2026-06-04
    listed $220,000 Active 1 DOM

    Show marketing remark (497 chars)

    Perched on the 25th floor in one of Midtown Atlanta's most recognizable high-rises, this sophisticated residence offers dramatic city views, floor-to-ceiling glass, and a coveted private balcony rarely found in comparable units. Enjoy an effortless lock-and-leave lifestyle complemented by resort-style amenities, concierge service, and a premier location steps from Atlanta's cultural, dining, and business districts. Experience the perfect blend of convenience, luxury, and vibrant urban living.

ⓘ 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: $3,368 · $281/mo
• Projected year-2 tax: $3,368 · $281/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: $27,826
• − Mortgage interest: −$12,323
• − Property taxes: −$3,368
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − HOA: −$5,952
• − Depreciation: −$6,400
• Taxable loss: −$5,769
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $-897/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): 32,479
• Household income: $114,072
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 2135.0

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 0.57)
• Race & ethnicity: White 62% Black 14% Asian 9% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 4% Chinese 3%

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: ▼ -561.75%
• Current HPI: 156.3796
• Rent YoY: ▲ 3.09%
• 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

+323.1% since first listed

56 events — show timeline

• 2026-06-04 Listed $220,000 GAMLS
• 2026-06-04 Listed $220,000 FMLS
• 2024-03-06 Sold (Public Records) $225,000 Public Records
• 2024-03-04 Sold (MLS) $225,000 GAMLS
• 2024-03-04 Sold (MLS) $225,000 FMLS
• 2024-02-06 Contingent — GAMLS
• 2024-02-06 Contingent — FMLS
• 2024-01-17 Listed $225,000 GAMLS
• 2024-01-17 Listed $225,000 FMLS
• 2021-11-10 Sold (Public Records) $191,000 Public Records
• 2021-11-08 Sold (MLS) $191,000 GAMLS
• 2021-11-08 Sold (MLS) $191,000 FMLS
• 2021-10-27 Pending — FMLS
• 2021-10-26 Pending — GAMLS
• 2021-10-26 Contingent — FMLS
• 2021-10-04 Price Changed $195,000 FMLS
• 2021-10-04 Price Changed $195,000 GAMLS
• 2021-09-13 Relisted — GAMLS
• 2021-09-11 Relisted — FMLS
• 2021-08-03 Pending — FMLS
• 2021-08-02 Pending — GAMLS
• 2021-08-02 Contingent — FMLS
• 2021-07-08 Relisted — GAMLS
• 2021-07-08 Relisted — FMLS
• 2021-06-23 Pending — FMLS
• 2021-06-18 Pending — GAMLS
• 2021-06-18 Contingent — FMLS
• 2021-06-10 Listed $200,000 GAMLS
• 2021-06-10 Listed $200,000 FMLS
• 2019-10-18 Sold (Public Records) $191,000 Public Records
• 2019-10-17 Sold (MLS) $191,000 GAMLS
• 2019-10-17 Sold (MLS) $191,000 FMLS
• 2019-09-20 Pending — GAMLS
• 2019-09-20 Pending — FMLS
• 2019-09-05 Listed $195,900 GAMLS
• 2019-09-05 Listed $195,900 FMLS
• 2015-05-23 Price Changed $137,500 GAMLS
• 2015-05-08 Price Changed $137,500 FMLS
• 2015-05-08 Sold (Public Records) $137,500 Public Records
• 2015-05-07 Listing Removed — FMLS
• 2015-05-01 Sold (MLS) $137,500 GAMLS
• 2015-05-01 Sold (MLS) $137,500 FMLS
• 2015-05-01 Price Changed $144,900 FMLS
• 2015-04-29 Pending — GAMLS
• 2015-04-23 Contingent — FMLS
• 2015-04-22 Price Changed $144,900 GAMLS
• 2015-02-06 Listed $144,900 FMLS
• 2015-02-06 Listed $144,900 GAMLS
• 2012-05-30 Sold (Public Records) $47,000 Public Records
• 2012-05-22 Listing Removed — FMLS
• 2012-05-12 Sold (MLS) $47,000 FMLS
• 2012-01-31 Pending — FMLS
• 2012-01-05 Relisted — FMLS
• 2012-01-05 Price Changed $55,000 FMLS
• 2011-10-11 Pending — FMLS
• 2011-09-07 Listed $52,000 FMLS

Property tax history

+1.6%/yr

Latest (2025): $3,368 · +121.9% YoY. Source: county tax records.