21 Peachtree Memorial Dr NW Unit 8A · Atlanta, GA 30309

$175,000

1 bd · None ba · — sqft · Condo · 14 Days on market

Built 1935 Good condition $300/mo HOA · 16% of rent ↓ 9% since listing

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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 +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a Quiet, Dead-End Street in the Heart of Buckhead, this Investor-Friendly Condo in the Historic Battleview Condominium Community presents an exceptional opportunity to add a Low-Maintenance Asset in one of Atlanta's most desirable rental markets. Perfectly positioned just Steps from the BeltLine, Peachtree Battle Shopping Center, Piedmont Hospital, Bobby Jones Golf Course, Grocery Stores, Coffee Shops, and some of Buckhead's most popular Dining and Shopping destinations, this prime location offers the Walkability and Convenience today's tenants are actively seeking. With effortless access to Midtown, Downtown, and major commuter routes, the property is ideally situated for st

Key facts

• Separate bedroom
• Flexible layout
• White cabinetry

Tags

• INVESTOR-FRIENDLY CONDO
• STEPS FROM THE BELTLINE
• FLEXIBLE LAYOUT
• SPACIOUS MAIN LIVING AREA
• SEPARATE BEDROOM
• WHITE CABINETRY

Property features AI

Finance

• Other: Lot approximately 0.014 acres (about 610 sq ft); Near public transportation, within walking distance to schools, near shopping
• Financial info: Gross income listed as 0; Maintenance expense listed as 0
• HOA & community: Has association with annual fee of 3600; Association fee covers other items

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential income property (Multi Family); Built in 1935; Other structure type
• Construction: Brick construction; Slab foundation; Built in 1935
• Exterior features: Brick exterior; Slab foundation

Interior

• Bedrooms: 1 unit (multi-family property)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; No basement; No fireplaces
• Laundry & utility: Laundry: Other configuration

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $15 ($182/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 6.4% 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: E. Rivers Elementary School (math 33% / reading 52%, grade F, #374 of 1,228 statewide, top 31%, 708 students, 32% FRL); Willis A. Sutton Middle School (math 36% / reading 55%, grade D+, #97 of 470 statewide, top 22%, 1,548 students, 34% FRL); North Atlanta High School (math 27% / reading 17%, grade F, #213 of 424 statewide, top 51%, 2,316 students, 24% FRL) — zoned schools average 30% FRL vs 71% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k 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 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: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 7.6

CMA / ARV

• ARV (median comp): $1,009,084
• List price: $175,000
• Delta: -80.97%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-27,001
• Equity at exit: $26,093

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-20,679
• Equity at exit: $15,131

Cash invested: $49,000 (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 →

ZIP-level market 30309

• Rents YoY: 3.1%
• Active inventory: 408
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$300
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $15

Break-even live

Break-even rent $1,911

Max offer price $175,000

Occupancy floor 94%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2285 Peachtree Rd NE #604 Atlanta, GA	1.0	1.0	—	$1,600	—	24d	1	0.08mi
2277 Peachtree Rd Atlanta, GA	1.0	1.0	1144	$1,100	$0.96	24d	1	0.09mi
2255 Peachtree Rd NE #525 Atlanta, GA	1.0	1.0	1	$1,849	$1849.00	24d	1	0.09mi
2285 Peachtree Rd NE Atlanta, GA	1.0	1.0	667	$1,664	$2.49	3d	2	0.09mi
11 Peachtree Hills Ave NE Unit B5 Atlanta, GA	1.0	1.0	600	$1,000	$1.67	24d	1	0.17mi
128 Peachtree Memorial Dr NW Unit 4 Atlanta, GA	2.0	2.0	—	$3,800	—	7d	1	0.19mi
2171 Peachtree Rd NW Unit 2B2BA Atlanta, GA	2.0	2.0	1509	$2,708	$1.79	24d	1	0.23mi
2171 Peachtree Rd NW Unit 1B1BA Atlanta, GA	1.0	1.0	1306	$2,772	$2.12	24d	1	0.23mi
2171 Peachtree Rd NE Atlanta, GA	1.0–3.0	1.0–3.0	1727	$2,579	$1.49	5d	7	0.24mi
120 Biscayne Dr NW Unit B10 Atlanta, GA	2.0	1.5	1036	$1,795	$1.73	18d	1	0.26mi
100 Colonial Homes Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	1188	$1,550	$1.30	1d	28	0.28mi
2420 Peachtree Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	957	$1,949	$2.04	20d	5	0.30mi
200 Colonial Homes Dr NW Atlanta, GA	1.0–2.0	1.0–2.0	980	$1,631	$1.66	2d	9	0.32mi
2111 Fairhaven Cir NE Unit UPSTAIRS Atlanta, GA	1.0	1.0	550	$1,150	$2.09	15d	1	0.32mi
2111 Fairhaven Cir NE Unit UPSTAI Atlanta, GA	1.0	1.0	550	$1,050	$1.91	12d	1	0.32mi
2425 Peachtree Rd NE #503 Atlanta, GA	2.0	2.5	1470	$8,500	$5.78	22d	1	0.34mi
1000 Peachtree Park Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	994	$1,328	$1.34	2d	22	0.34mi
222 Colonial Homes Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	968	$1,909	$1.97	1d	14	0.40mi
40 Peachtree Valley Rd NE Atlanta, GA	3.0	1.0–2.0	1103	$1,653	$1.50	2d	47	0.41mi
2467 Peachtree Rd Unit 1 Atlanta, GA	2.0	2.0	1050	$1,950	$1.86	24d	1	0.42mi
2467 Peachtree Rd NE Atlanta, GA	2.0	2.0	1050	$2,375	$2.26	24d	1	0.42mi
2479 Peachtree St NE Smyrna, GA	1.0	1.0	—	$2,300	—	2d	1	0.44mi
100 Terrace Dr NE Unit 12 Atlanta, GA	2.0	1.0	700	$1,325	$1.89	24d	1	0.45mi
100 Terrace Dr NE Unit 1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	24d	1	0.45mi
2479 Peachtree Rd NE #1506 Atlanta, GA	1.0	1.0	837	$3,000	$3.58	24d	1	0.46mi
2035 Peachtree Rd NW Atlanta, GA	1.0	1.0	756	$1,445	$1.91	14d	1	0.47mi
2035 Peachtree Rd NW Atlanta, GA	2.0	2.0	988	$2,037	$2.06	16d	1	0.47mi
2025 Peachtree Rd NE Atlanta, GA	1.0	1.0	600	$1,395	$2.33	5d	142	0.49mi
2035 Peachtree Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	771	$1,196	$1.55	2d	18	0.49mi
2025 Peachtree Rd Unit 1-0113 Rachel Mitigations Regional Atlanta, GA	1.0	1.0	450	$1,195	$2.66	4d	1	0.50mi
2575 Peachtree Rd NE Unit 7G Atlanta, GA	2.0	2.0	1600	$9,000	$5.62	2d	1	0.64mi
28 Collier Rd NW #11 Atlanta, GA	2.0	1.0	756	$2,400	$3.17	24d	1	0.72mi
1899 Anjaco Rd NW #1 Atlanta, GA	2.0	2.0	1800	$4,000	$2.22	14d	1	0.74mi
311 Peachtree Hills Ave NE Atlanta, GA	2.0	1.0	1060	$2,600	$2.45	24d	1	0.78mi
1820 Peachtree St NW #1003 Atlanta, GA	2.0	2.5	1381	$4,000	$2.90	17d	1	0.84mi
81 E Wesley Rd NE Unit 02 Atlanta, GA	2.0	1.0	900	$1,399	$1.55	7d	1	0.86mi
1812 Peachtree St NW Unit 1460735P Atlanta, GA	2.0	2.0	—	$3,755	—	5d	1	0.89mi
2088 Evergreen Ln NW Atlanta, GA	2.0	1.0	2535	$1,650	$0.65	4d	1	0.90mi
1777 Peachtree St NE Atlanta, GA	2.0	1.0–2.0	886	$2,614	$2.95	7d	6	0.94mi
1777 Peachtree Rd NE Unit 405 Atlanta, GA	1.0	1.0	770	$1,899	$2.47	24d	1	0.94mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $175,000 Active 14 DOM
2. 2026-06-18
   status $175,000 Active 13 DOM
3. 2026-06-17
   days on market $175,000 New 13 DOM
4. 2026-06-16
   days on market $175,000 New 12 DOM
5. 2026-06-15
   days on market $175,000 New 11 DOM
6. 2026-06-13
   days on market $175,000 New 9 DOM
7. 2026-06-13
   days on market $175,000 New 8 DOM
8. 2026-06-09
   days on market $175,000 New 5 DOM
9. 2026-06-08
   days on market $175,000 New 4 DOM
10. 2026-06-07
    pricestatusdays on marketlisting id $175,000 New 3 DOM
11. 2026-06-04
    days on market $192,000 Active 24 DOM
12. 2026-06-03
    days on market $192,000 Active 23 DOM
13. 2026-06-02
    days on market $192,000 Active 22 DOM
14. 2026-06-01
    days on market $192,000 Active 21 DOM
15. 2026-05-31
    days on market $192,000 Active 20 DOM
16. 2026-05-11
    listed $192,000 New 2155-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,158
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − HOA: −$3,600
• − Depreciation: −$5,091
• Taxable loss: −$2,541
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $792/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 · 30 photos

Good 80/100 Cosmetic rehab

This Buckhead condo is in excellent condition with a good location and low maintenance. It's an ideal investment property for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace window seals — Improves energy efficiency and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace window seals — Improves energy efficiency and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.9% since first listed

3 events — show timeline

• 2026-06-17 Listing Removed — GAMLS
• 2026-06-04 Listed $175,000 GAMLS
• 2026-05-11 Listed $192,000 GAMLS