6851 Roswell Rd Unit G8 · Sandy Springs, GA 30328

$150,000

1 bd · 1.0 ba · 797 sqft · Condo public records · 102 Days on market

Built 1964 $188/sqft · 22% below area Est $192k · 22% under $320/mo HOA · 19% of rent

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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 +17.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.3/10.0
• 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 Foxcroft, a Sandy Springs community offering convenience and amenities in a prime location. This inviting 1 bedroom, 1 bathroom condo features an open and efficient layout, with a bright living area that flows to a private outdoor patio overlooking green space and tennis courts-perfect for morning coffee or unwinding after work. The kitchen showcases granite countertops, and the bathroom offers granite counters and a tile floor. The spacious bedroom provides room for a king bed and additional furniture. Residents enjoy access to a pool, tennis courts, and clubhouse, all within minutes of shopping, dining, and GA-400, and located in an excellent school district.

Key facts

• $320 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Market conditions: Rents soft (-0.2%/yr); 369 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• This rent is only 18% of the median local income ($112k/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 $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

• It's been on market 102 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $51k; list at $150k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1964 — 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: 1.12% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 7.5

CMA / ARV

• ARV (median comp): $192,127
• List price: $150,000
• Delta: -21.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.6%
• Equity multiple: 0.46×
• Total profit: $-22,540
• Equity at exit: $22,365

10-year hold

• IRR: -14.6%
• Equity multiple: 0.29×
• Total profit: $-29,629
• Equity at exit: $12,969

Cash invested: $42,000 (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 30328

• Rents YoY: -0.2%
• Active inventory: 369
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$787
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$62
• HOA: −$320
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $103

Break-even live

Break-even rent $1,547

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1364	$1,715	$1.26	5d	4	0.15mi
6851 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1364	$1,500	$1.10	43d	5	0.15mi
6925 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,345	$1.16	2d	23	0.32mi
6940 Roswell Rd Unit 8F Atlanta, GA	2.0	1.5	1000	$1,850	$1.85	24d	1	0.34mi
6940 Roswell Rd Atlanta, GA	2.0	1.5	1000	$1,848	$1.85	43d	2	0.34mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$1,495	$1.68	43d	4	0.37mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.0–2.5	1237	$1,899	$1.54	3d	2	0.41mi
6901 Glenlake Pkwy Atlanta, GA	1.0–3.0	1.0–2.5	1105	$1,400	$1.27	1d	18	0.46mi
6500 Aria Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1007	$2,036	$2.02	2d	21	0.60mi
6558 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1297	$1,705	$1.31	1d	42	0.69mi
7100 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,375	$1.15	43d	1	0.72mi
901 Abernathy Rd NE Unit 1 Atlanta, GA	2.0	2.0	1002	$2,100	$2.10	3d	1	0.76mi
613 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,900	$1.84	24d	1	0.84mi
612 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,750	$1.70	4d	1	0.84mi
524 Granville Ct Atlanta, GA	1.0	1.0	711	$1,395	$1.96	5d	1	0.84mi
640 Granville Ct Atlanta, GA	2.0	2.0	1032	$1,875	$1.82	24d	1	0.84mi
310 Granville Ct Unit 310 Atlanta, GA	2.0	2.0	1032	$1,800	$1.74	5d	1	0.84mi
210 Granville Ct Atlanta, GA	1.0	1.0	629	$1,375	$2.19	43d	1	0.89mi
760 Mount Vernon Hwy NE Atlanta, GA	1.0–2.0	1.0–2.0	626	$1,289	$2.06	2d	21	0.92mi
7260 Roswell Rd Sandy Springs, GA	2.0	1.0–2.0	895	$2,214	$2.47	2d	24	0.97mi
7150 W Peachtree Dunwoody Rd Atlanta, GA	3.0	1.0–2.0	966	$1,813	$1.88	2d	34	1.01mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$2,395	$3.15	17d	2	1.06mi
300 Johnson Ferry Rd NE Sandy Springs, GA	1.0–2.0	1.0–2.0	760	$1,950	$2.57	43d	2	1.06mi
475 Mount Vernon Hwy NE Unit C225 Atlanta, GA	1.0	1.0	700	$2,995	$4.28	5d	1	1.11mi
475 Mount Vernon Hwy NE Atlanta, GA	1.0	1.0	700	$2,945	$4.21	24d	2	1.11mi
7200 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1083	$1,255	$1.16	2d	9	1.19mi
100 Preston Woods Trl Atlanta, GA	1.0–3.0	1.0–2.0	1171	$1,573	$1.34	2d	13	1.21mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$1,975	$2.21	12d	1	1.21mi
6400 Blue Stone Rd Sandy Springs, GA	1.0–2.0	1.0–2.0	893	$2,019	$2.26	3d	4	1.21mi
381 Hilderbrand Dr Atlanta, GA	2.0	1.0	1061	$2,400	$2.26	43d	1	1.23mi
6300 Blue Stone Rd Atlanta, GA	1.0–3.0	1.0–2.0	1058	$1,983	$1.87	1d	19	1.25mi
6125 Roswell Rd Atlanta, GA	1.0–3.0	1.0–3.0	1170	$1,669	$1.43	1d	15	1.28mi
1265 Mount Vernon Hwy Atlanta, GA	1.0–3.0	1.0–2.0	1169	$1,489	$1.27	2d	25	1.33mi
6105 Blue Stone Rd #413 Atlanta, GA	1.0	1.0	1098	$2,200	$2.00	4d	1	1.36mi
6355 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	1210	$1,747	$1.44	1d	8	1.36mi
7227 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	850	$1,350	$1.59	2d	14	1.36mi
6075 Roswell Rd Atlanta, GA	2.0	1.0–2.0	1015	$2,344	$2.31	2d	25	1.37mi
220 Sandy Springs Pl NE Apt D Atlanta, GA	1.0	1.0	792	$1,550	$1.96	43d	1	1.39mi
57 Trowbridge Rd Sandy Springs, GA	1.0	1.0	1000	$1,852	$1.85	24d	1	1.41mi
57 Trowbridge Rd Sandy Springs, GA	1.0	1.0	1000	$1,742	$1.74	5d	1	1.41mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-13
   days on market $150,000 Active 102 DOM
2. 2026-06-09
   days on market $150,000 Active 98 DOM
3. 2026-06-08
   days on market $150,000 Active 97 DOM
4. 2026-06-07
   days on market $150,000 Active 96 DOM
5. 2026-06-04
   days on market $150,000 Active 93 DOM
6. 2026-06-03
   days on market $150,000 Active 92 DOM
7. 2026-06-01
   days on market $150,000 Active 90 DOM
8. 2026-05-31
   days on market $150,000 Active 89 DOM
9. 2026-03-03
   listed $150,000 New 685-char remark

   Show marketing remark (691 chars)

   Welcome home to Foxcroft, a Sandy Springs community offering convenience and amenities in a prime location. This inviting 1 bedroom, 1 bathroom condo features an open and efficient layout, with a bright living area that flows to a private outdoor patio overlooking green space and tennis courts—perfect for morning coffee or unwinding after work. The kitchen showcases granite countertops, and the bathroom offers granite counters and a tile floor. The spacious bedroom provides room for a king bed and additional furniture. Residents enjoy access to a pool, tennis courts, and clubhouse, all within minutes of shopping, dining, and GA-400, and located in an excellent school district.

10. 2026-03-03
    listed $150,000 Active 691-char remark

    Show marketing remark (691 chars)

    Welcome home to Foxcroft, a Sandy Springs community offering convenience and amenities in a prime location. This inviting 1 bedroom, 1 bathroom condo features an open and efficient layout, with a bright living area that flows to a private outdoor patio overlooking green space and tennis courts—perfect for morning coffee or unwinding after work. The kitchen showcases granite countertops, and the bathroom offers granite counters and a tile floor. The spacious bedroom provides room for a king bed and additional furniture. Residents enjoy access to a pool, tennis courts, and clubhouse, all within minutes of shopping, dining, and GA-400, and located in an excellent school district.

11. 2026-02-03
    historical $150,000 685-char remark

    Show marketing remark (691 chars)

    Welcome home to Foxcroft, a Sandy Springs community offering convenience and amenities in a prime location. This inviting 1 bedroom, 1 bathroom condo features an open and efficient layout, with a bright living area that flows to a private outdoor patio overlooking green space and tennis courts—perfect for morning coffee or unwinding after work. The kitchen showcases granite countertops, and the bathroom offers granite counters and a tile floor. The spacious bedroom provides room for a king bed and additional furniture. Residents enjoy access to a pool, tennis courts, and clubhouse, all within minutes of shopping, dining, and GA-400, and located in an excellent school district.

12. 2026-02-03
    historical $150,000 691-char remark

    Show marketing remark (691 chars)

    Welcome home to Foxcroft, a Sandy Springs community offering convenience and amenities in a prime location. This inviting 1 bedroom, 1 bathroom condo features an open and efficient layout, with a bright living area that flows to a private outdoor patio overlooking green space and tennis courts—perfect for morning coffee or unwinding after work. The kitchen showcases granite countertops, and the bathroom offers granite counters and a tile floor. The spacious bedroom provides room for a king bed and additional furniture. Residents enjoy access to a pool, tennis courts, and clubhouse, all within minutes of shopping, dining, and GA-400, and located in an excellent school district.

13. 1998-10-15
    soldstatus $51,000

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$746/yr (+$62/mo · 117.8%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $20,121
• − Mortgage interest: −$8,402
• − Property taxes: −$634
• − Insurance: −$750
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$3,840
• − Depreciation: −$4,364
• Taxable loss: −$1,088
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $1,494/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

+194.1% since first listed

5 events — show timeline

• 2026-03-03 Listed $150,000 GAMLS
• 2026-03-03 Listed $150,000 FMLS
• 2026-02-03 Coming Soon $150,000 GAMLS
• 2026-02-03 Coming Soon $150,000 FMLS
• 1998-10-15 Sold (Public Records) $51,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $634 · +4.4% YoY. Source: county tax records.