25 Country Place Ct · Alpharetta, GA 30005

$195,000

2 bd · 1.0 ba · 807 sqft · Condo public records · 11 Days on market

Built 1980 $300/mo HOA · 15% 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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision, toolbelt, and design personality to this Alpharetta condo flat. Offered as a bare-bones canvas, this property is completely ready for your custom renovations, sweat equity, or investment flip. A beautiful private drive welcomes you into the lovely landscaped community grounds. As the hot days of summer fast approach, you can relax poolside just steps from your front door. Location is everything. Situated just off Old Milton Parkway, you are minutes from Avalon where you can experience the timeless art of living well in a seamlessly connected community filled with premium shopping, dining, and entertainment. Whether you are looking to renovate and flip, hold as a rental, o

Key facts

• Premium shopping
• Entertainment
• Dining

Tags

• PRIVATE DRIVE
• LANDSCAPED COMMUNITY GROUNDS
• PREMIUM SHOPPING
• DINING
• ENTERTAINMENT

Property features AI

Finance

• Other: Private road with asphalt surface
• HOA & community: Monthly association fee of $300; HOA covers insurance, grounds and structure maintenance, pest control, reserve fund, sewer, pool, trash and water; Community amenities include pool, sidewalks, nearby restaurants, and proximity to public transportation and schools; Community contains 72 units

Exterior

• Parking: Parking lot (kitchen-level access)
• Utilities: Public water; Public sewer; 110V electric service; Cable available; Natural gas available; Electricity available
• Home design: One-level condominium; Resale property; Slab foundation; Composition shingle roof
• Construction: Brick construction
• Exterior features: Private entrance; Private storage; Patio; Private in-ground fenced pool

Interior

• Kitchen: Dishwasher, Disposal, Gas Range
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open-concept dining area; One common wall (end unit); Dishwasher, Disposal, Gas Range
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-67 ($-808/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (0.4% below list).
• Recommended offer: $183k (6.1% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 2.3% in Alpharetta — 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 75/100 on livability (#32 in GA, #4,064 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: commute 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: New Prospect Elementary School (math 70% / reading 71%, grade A-, #57 of 1,228 statewide, top 5%, 504 students, 15% FRL); Webb Bridge Middle School (math 64% / reading 74%, grade A, #17 of 470 statewide, top 4%, 1,173 students, 10% FRL); Alpharetta High School (math 72% / reading 50%, grade C+, #12 of 424 statewide, top 3%, 2,174 students, 11% FRL) — zoned schools average 12% FRL vs 41% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 67% at this address vs 51% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Fulton County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.5%/yr); 215 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent is only 13% of the median local income ($177k/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 $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $37k; list at $195k implies a 422% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,106 (6.1% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 1.00% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 8.4

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: -22.7%
• Equity multiple: 0.24×
• Total profit: $-41,391
• Equity at exit: $29,075

10-year hold

• IRR: -30.5%
• Equity multiple: -0.15×
• Total profit: $-62,800
• Equity at exit: $16,860

Cash invested: $54,600 (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 30005

• Home prices YoY: -17.8%
• Rents YoY: -1.5%
• Active inventory: 215
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$197 /mo · $2,366/yr
• Insurance: −$81
• HOA: −$300
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-67

Break-even live

Break-even rent $2,027

Max offer price $183,106

Occupancy floor 98%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Country Place Ct Alpharetta, GA	2.0	1.5	938	$1,550	$1.65	43d	1	0.03mi
11 Country Place Ct Alpharetta, GA	2.0	1.0	938	$1,640	$1.75	43d	1	0.03mi
7165 Avalon Blvd Alpharetta, GA	1.0–2.0	1.0–2.0	1028	$3,115	$3.03	1d	17	0.29mi
1213 Avalon Blvd Alpharetta, GA	1.0–2.0	1.0–2.0	1006	$2,852	$2.83	24d	2	0.53mi
5000 Webb Bridge Ct Alpharetta, GA	2.0	1.0–2.0	1013	$1,666	$1.65	3d	5	0.56mi
905 Lake Union Hill Way Alpharetta, GA	1.0–2.0	1.0–2.0	1040	$2,180	$2.10	19d	22	0.88mi
32000 Gardner Dr Alpharetta, GA	1.0–3.0	1.0–2.0	1040	$2,182	$2.10	1d	67	1.13mi
3083 Westwood Way Alpharetta, GA	2.0	1.0	1000	$1,750	$1.75	43d	1	1.13mi
3083 Westwood Way Alpharetta, GA	2.0	1.0	1000	$1,700	$1.70	17d	1	1.13mi
6000 Summit Pl Alpharetta, GA	2.0	1.0–2.0	850	$2,790	$3.28	4d	8	1.35mi
2001 Commerce St Alpharetta, GA	1.0–2.0	1.0–2.0	960	$3,938	$4.10	1d	8	1.38mi

HOA detail condo

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

Listing history 2 events

1. 2026-05-17
   listed $195,000 Active
2. 1981-03-19
   soldstatus $37,350

ⓘ 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: $2,366 · $197/mo
• Projected year-2 tax: $2,366 · $197/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,297
• − Mortgage interest: −$10,923
• − Property taxes: −$2,366
• − Insurance: −$975
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$3,600
• − Depreciation: −$5,673
• Taxable loss: −$3,968
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $144/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 — Alpharetta

• Score: 75/100
• State rank: #32
• US rank: #4064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alpharetta, GA
• County: Fulton County · 1,094,430 people
• City population: 62,931
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,836
• Household income: $176,957
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 916.0

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 0.66)
• Race & ethnicity: White 50% Asian 26% Black 12% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Scotch-Irish 5% Romanian 2% Slovak 2%
• Foreign-born: 33% · Canada, China, South Korea
• Languages at home: 62% English-only · Other Indo-European 11% Other Asian/Pacific 7% Spanish 7%

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: ▼ -59.88%
• Current HPI: 277.1489
• Rent YoY: ▼ -1.54%
• 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

+422.1% since first listed

2 events — show timeline

• 2026-05-17 Listed $195,000 FMLS
• 1981-03-19 Sold (Public Records) $37,350 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,366 · +10.1% YoY. Source: county tax records.