1322 Euclid Ave NE #205 · Atlanta, GA 30307

$177,000

1 bd · 1.0 ba · 759 sqft · Condo public records · 104 Days on market

Built 1958 $200/mo HOA · 10% of rent ↓ 7% since listing

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Why this score? — see what drove the C- 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Boutique second-floor condo in a quiet 12-unit building in Candler Park. Hardwood floors in living areas, carpeted bedroom, in-unit laundry, assigned parking, and low HOA fees. Newer HVAC and new roof. Prime location by Little Five Points, Candler Park, the PATH, Emory & Decatur.

Key facts

• $200 HOA
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $177k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $177k).
• Recommended offer: $161k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: schools C-, 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.
• Market conditions: Rents rising (+1.8%/yr); 170 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; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent is only 16% of the median local income ($141k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $161,070 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-17,435
• Equity at exit: $26,391

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-6,732
• Equity at exit: $15,304

Cash invested: $49,560 (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 30307

• Rents YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$928
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$74
• HOA: −$200
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $211

Break-even live

Break-even rent $1,640

Max offer price $177,000

Occupancy floor 84%

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Oakdale Rd NE Atlanta, GA	2.0	1.0	850	$1,685	$1.98	1d	3	0.25mi
1187 Mansfield Ave NE Unit 4 Atlanta, GA	1.0	1.0	800	$2,700	$3.38	20d	1	0.31mi
1338 McLendon Ave NE Unit 11 Atlanta, GA	1.0	1.0	650	$1,325	$2.04	15d	1	0.33mi
789 Briarcliff Rd NE Atlanta, GA	2.0	1.0	950	$1,895	$1.99	7d	1	0.44mi
1115 Ponce De Leon Ave NE Apt 1 Atlanta, GA	1.0	1.0	1000	$1,650	$1.65	24d	1	0.47mi
675 N Highland Ave NE Atlanta, GA	1.0	1.0	735	$2,624	$3.57	1d	4	0.49mi
644 N Highland Ave NE Atlanta, GA	1.0	1.0	379	$1,750	$4.62	3d	15	0.53mi
418 Sinclair Ave NE Atlanta, GA	2.0	1.0	775	$3,700	$4.77	20d	1	0.58mi
1300 DeKalb Ave NE Atlanta, GA	1.0	1.0	774	$2,250	$2.91	24d	1	0.60mi
1300 DeKalb Ave NE #711 Atlanta, GA	1.0	1.0	1031	$2,500	$2.42	1d	1	0.60mi
867 Rosedale Rd NE Unit 6 Atlanta, GA	1.0	1.0	600	$1,595	$2.66	16d	1	0.61mi
443 N Highland Ave NE Unit 443-4 Atlanta, GA	1.0	1.0	850	$1,725	$2.03	12d	1	0.62mi
443 N Highland Ave NE Unit 447-19 Atlanta, GA	1.0	1.0	900	$1,750	$1.94	15d	1	0.62mi
1126 Briarcliff Pl NE Unit 2 Atlanta, GA	2.0	1.0	950	$2,550	$2.68	24d	1	0.63mi
1126 Briarcliff Pl NE Unit 1 Atlanta, GA	1.0	1.0	750	$1,750	$2.33	24d	1	0.63mi
1008 Albion Ave NE Atlanta, GA	2.0	2.0	750	$9,200	$12.27	18d	1	0.65mi
1450 La France St NE Atlanta, GA	3.0	1.0–2.0	782	$1,854	$2.37	3d	22	0.66mi
1042 Saint Charles Ave NE #6 Atlanta, GA	1.0	1.0	720	$1,600	$2.22	18d	1	0.67mi
1065 Washita Ave NE Unit B Atlanta, GA	2.0	1.0	750	$3,200	$4.27	22d	1	0.69mi
285 Mayson Ave NE Atlanta, GA	2.0	1.0–2.0	943	$2,454	$2.60	1d	25	0.69mi
880 Briarcliff Ter NE Atlanta, GA	1.0–2.0	1.0	792	$1,500	$1.89	1d	43	0.70mi
1054 Euclid Ave NE Unit CH Atlanta, GA	1.0	1.0	650	$3,200	$4.92	22d	1	0.70mi
352 Sinclair Ave NE Atlanta, GA	1.0	1.0	650	$4,300	$6.62	24d	1	0.71mi
347 Sinclair Ave NE Atlanta, GA	2.0	1.0	800	$4,600	$5.75	22d	1	0.72mi
963 Ponce de Leon Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	777	$1,513	$1.95	7d	7	0.73mi
401 Clifton Rd NE Apt 3 Atlanta, GA	1.0	1.0	750	$1,350	$1.80	10d	1	0.74mi
996 Greenwood Ave NE Unit 7 Atlanta, GA	1.0	1.0	650	$1,350	$2.08	24d	1	0.78mi
1031 Austin Ave NE Unit 2 Atlanta, GA	2.0	1.0	925	$3,900	$4.22	20d	1	0.78mi
1031 Austin Ave NE Unit 1 Atlanta, GA	2.0	1.0	877	$3,700	$4.22	20d	1	0.78mi
880 N Highland Ave NE Unit B4 Atlanta, GA	2.0	1.0	1000	$1,900	$1.90	15d	1	0.80mi
880 N Highland Ave NE Atlanta, GA	2.0	1.0	1000	$1,900	$1.90	4d	1	0.80mi
954 Saint Charles Ave NE Unit 7 Atlanta, GA	1.0	1.0	700	$1,200	$1.71	5d	1	0.81mi
950 Saint Charles Ave NE Unit 09 Atlanta, GA	1.0	1.0	800	$1,550	$1.94	3d	1	0.82mi
944 Saint Charles Ave NE Unit 9 Atlanta, GA	1.0	1.0	700	$1,200	$1.71	22d	1	0.83mi
324 Carlyle Park Dr NE Atlanta, GA	2.0	2.0	1052	$2,450	$2.33	16d	1	0.85mi
935 Greenwood Ave NE Unit D Atlanta, GA	1.0	1.0	650	$2,800	$4.31	18d	1	0.86mi
919 Greenwood Ave NE #5 Atlanta, GA	1.0	1.0	875	$1,475	$1.69	7d	1	0.88mi
919 Greenwood Ave NE #3 Atlanta, GA	—	1.0	650	$1,255	$1.93	24d	1	0.88mi
880 Saint Charles Ave NE Unit 5 Atlanta, GA	1.0	1.0	600	$1,600	$2.67	18d	1	0.92mi
856 Ponce de Leon Ave NE Atlanta, GA	1.0	1.0	900	$1,549	$1.72	14d	1	0.93mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-02
   days on market $177,000 Active 104 DOM
2. 2026-06-01
   days on market $177,000 Active 103 DOM
3. 2026-05-31
   days on market $177,000 Active 102 DOM
4. 2026-05-20
   price $177,000 284-char remark

   Show marketing remark (284 chars)

   Boutique second-floor condo in a quiet 12-unit building in Candler Park. Hardwood floors in living areas, carpeted bedroom, in-unit laundry, assigned parking, and low HOA fees. Newer HVAC and new roof. Prime location by Little Five Points, Candler Park, the PATH, Emory & Decatur.

5. 2026-05-20
   price $177,000 284-char remark

   Show marketing remark (284 chars)

   Boutique second-floor condo in a quiet 12-unit building in Candler Park. Hardwood floors in living areas, carpeted bedroom, in-unit laundry, assigned parking, and low HOA fees. Newer HVAC and new roof. Prime location by Little Five Points, Candler Park, the PATH, Emory & Decatur.

6. 2026-04-17
   price $185,000 284-char remark

   Show marketing remark (284 chars)

   Boutique second-floor condo in a quiet 12-unit building in Candler Park. Hardwood floors in living areas, carpeted bedroom, in-unit laundry, assigned parking, and low HOA fees. Newer HVAC and new roof. Prime location by Little Five Points, Candler Park, the PATH, Emory & Decatur.

7. 2026-04-17
   price $185,000 284-char remark

   Show marketing remark (284 chars)

   Boutique second-floor condo in a quiet 12-unit building in Candler Park. Hardwood floors in living areas, carpeted bedroom, in-unit laundry, assigned parking, and low HOA fees. Newer HVAC and new roof. Prime location by Little Five Points, Candler Park, the PATH, Emory & Decatur.

8. 2026-02-18
   listed $189,000 Active 284-char remark

   Show marketing remark (284 chars)

   Boutique second-floor condo in a quiet 12-unit building in Candler Park. Hardwood floors in living areas, carpeted bedroom, in-unit laundry, assigned parking, and low HOA fees. Newer HVAC and new roof. Prime location by Little Five Points, Candler Park, the PATH, Emory & Decatur.

9. 2026-02-18
   listed $189,000 New 284-char remark

   Show marketing remark (284 chars)

   Boutique second-floor condo in a quiet 12-unit building in Candler Park. Hardwood floors in living areas, carpeted bedroom, in-unit laundry, assigned parking, and low HOA fees. Newer HVAC and new roof. Prime location by Little Five Points, Candler Park, the PATH, Emory & Decatur.

10. 2026-02-13
    historical $189,000 284-char remark

    Show marketing remark (284 chars)

    Boutique second-floor condo in a quiet 12-unit building in Candler Park. Hardwood floors in living areas, carpeted bedroom, in-unit laundry, assigned parking, and low HOA fees. Newer HVAC and new roof. Prime location by Little Five Points, Candler Park, the PATH, Emory & Decatur.

11. 2026-02-13
    historical $189,000 284-char remark

    Show marketing remark (284 chars)

    Boutique second-floor condo in a quiet 12-unit building in Candler Park. Hardwood floors in living areas, carpeted bedroom, in-unit laundry, assigned parking, and low HOA fees. Newer HVAC and new roof. Prime location by Little Five Points, Candler Park, the PATH, Emory & Decatur.

12. 2021-11-01
    soldstatus $172,000
13. 2021-10-27
    soldstatus $172,000 Closed
14. 2021-10-27
    soldstatus $172,000 Sold
15. 2021-10-19
    status Pending
16. 2021-10-11
    historical Active Under Contract
17. 2021-10-11
    status Under Contract
18. 2021-09-29
    listed $175,000 New
19. 2021-09-29
    listed $175,000 Active
20. 2021-09-28
    historical
21. 2021-08-28
    price $175,000
22. 2021-07-31
    price $179,900
23. 2021-07-16
    listed $190,000 New

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,628 · $136/mo
• Expected delta: +$505/yr (+$42/mo · 44.9%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,892
• − Mortgage interest: −$9,915
• − Property taxes: −$1,124
• − Insurance: −$885
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − HOA: −$2,400
• − Depreciation: −$5,149
• Taxable loss: −$243
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $2,596/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: Dekalb County · 782,738 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,709
• Household income: $140,677
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 919.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 10% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -702.06%
• Current HPI: 252.7207
• Rent YoY: ▲ 1.79%
• 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

-6.8% since first listed

20 events — show timeline

• 2026-05-20 Price Changed $177,000 FMLS
• 2026-05-20 Price Changed $177,000 GAMLS
• 2026-04-17 Price Changed $185,000 GAMLS
• 2026-04-17 Price Changed $185,000 FMLS
• 2026-02-18 Listed $189,000 FMLS
• 2026-02-18 Listed $189,000 GAMLS
• 2026-02-13 Coming Soon $189,000 GAMLS
• 2026-02-13 Coming Soon $189,000 FMLS
• 2021-11-01 Sold (Public Records) $172,000 Public Records
• 2021-10-27 Sold (MLS) $172,000 GAMLS
• 2021-10-27 Sold (MLS) $172,000 FMLS
• 2021-10-19 Pending — FMLS
• 2021-10-11 Contingent — FMLS
• 2021-10-11 Pending — GAMLS
• 2021-09-29 Listed $175,000 GAMLS
• 2021-09-29 Listed $175,000 FMLS
• 2021-09-28 Listing Removed — GAMLS
• 2021-08-28 Price Changed $175,000 GAMLS
• 2021-07-31 Price Changed $179,900 GAMLS
• 2021-07-16 Listed $190,000 GAMLS

Property tax history

-3.1%/yr

Latest (2025): $1,124 · +37.0% YoY. Source: county tax records.