821 Ralph Mcgill Blvd NE #3217 · Atlanta, GA 30306

$235,000

1 bd · 1.0 ba · 646 sqft · Condo public records · 31 Days on market

Built 2001

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! Location! Location! This one-bedroom, one-bathroom condo showpiece is ready for your buyer to take full advantage. Beautifully maintained and move-in ready, this home is perfect for first-time buyers. this condo is FHA approval which provides an incredible opportunity to live in a vibrant, walkable area without stretching your budget. Conveniently located near the Atlanta BeltLine, Central Park, and Ponce City Market, you'll enjoy direct access to the BeltLine right next to the parking deck. Grab lunch at El Super Pan, have a great time at Barcelona, or dinner at Yeppa & Co.-all within minutes. Spend your weekends exploring Piedmont Park, samplings at Monday Night Garage, or savoring a unique dining experience at Gunshow. The building offers top-tier amenities, including a resort-style saltwater pool with lounge space and fountain feature, a clubhouse, fitness center, concierge service, secure parking with EV charging, and an on-site car wash station. Super affordable and perfectly positioned near major shopping, retail, and highway access, this condo offers the ideal combination of space, convenience, and unbeatable city living. Book your appointment today !!!!!!

Key facts

• Fitness center
• Parking
• Pool

Tags

• DIRECT ACCESS TO BELTLINE
• RESORT-STYLE SALTWATER POOL
• FITNESS CENTER
• ON-SITE CAR WASH STATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (18.0% below list).
• Recommended offer: $193k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 4.0% 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 fast (+7.4%/yr); 189 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

• It's been on market 31 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

Recommended offer $192,599 (18.0% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.82% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.4% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.13×
• Total profit: $-56,939
• Equity at exit: $35,039

10-year hold

• IRR: -8.9%
• Equity multiple: 0.32×
• Total profit: $-44,658
• Equity at exit: $20,319

Cash invested: $65,800 (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 30306

• Rents YoY: 7.4%
• Active inventory: 189
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$348 /mo · $4,174/yr
• Insurance: −$98
• HOA est. from 12 same-building comps: −$283
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-440

Break-even live

Break-even rent $2,482

Max offer price $157,341

Occupancy floor —

Sensitivity live

Price	-10% $-307	-5% $-373	+0% $-440	+5% $-506	+10% $-573
Rent	-10% $-592	-5% $-516	+0% $-440	+5% $-364	+10% $-287
Rate	-1.0pp $-321	-0.5pp $-380	base $-440	+0.5pp $-501	+1.0pp $-562

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
747 Ralph McGill Blvd NE Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,795	$2.05	0d	21	0.24mi
1008 Albion Ave NE Atlanta, GA	2.0	2.0	750	$9,200	$12.27	19d	1	0.28mi
700 Rankin St NE Atlanta, GA	3.0	1.0–2.5	1035	$3,887	$3.76	0d	17	0.29mi
720 Ralph McGill Blvd NE Atlanta, GA	1.0–2.0	1.0–2.0	923	$1,894	$2.05	0d	18	0.33mi
674 Somerset Ter NE Unit 3 Atlanta, GA	1.0	1.0	550	$1,195	$2.17	0d	1	0.39mi
352 Sinclair Ave NE Atlanta, GA	1.0	1.0	650	$4,300	$6.62	25d	1	0.39mi
477 Wilmer St NE Atlanta, GA	1.0	1.0	745	$1,959	$2.63	0d	6	0.40mi
678 Somerset Ter NE Unit 7 Atlanta, GA	1.0	1.0	700	$1,395	$1.99	0d	1	0.40mi
963 Ponce de Leon Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	777	$1,513	$1.95	8d	7	0.41mi
652 Angier Ave NE Atlanta, GA	2.0	1.0–2.0	954	$2,480	$2.60	0d	4	0.42mi
240 N Highland Ave NE Atlanta, GA	—	1.0	688	$1,719	$2.50	23d	1	0.43mi
660 Ralph McGill Blvd NE Atlanta, GA	2.0	1.0–2.0	914	$2,505	$2.74	0d	16	0.43mi
325 Sinclair Ave NE Atlanta, GA	1.0	1.5	400	$2,800	$7.00	21d	1	0.44mi
245 N Highland Ave NE Atlanta, GA	1.0	1.0	795	$3,250	$4.09	25d	2	0.44mi
644 N Highland Ave NE Atlanta, GA	1.0	1.0	379	$1,750	$4.62	0d	14	0.44mi
641 North Ave NE Atlanta, GA	2.0	1.0–2.0	954	$2,756	$2.89	0d	23	0.45mi
699 Ponce de Leon Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	850	$1,625	$1.91	3d	7	0.45mi
1065 Washita Ave NE Unit B Atlanta, GA	2.0	1.0	750	$3,200	$4.27	23d	1	0.46mi
1054 Euclid Ave NE Unit CH Atlanta, GA	1.0	1.0	650	$3,200	$4.92	23d	1	0.49mi
675 N Highland Ave NE Atlanta, GA	1.0–2.0	1.0–2.0	1018	$2,506	$2.46	0d	5	0.53mi
880 Saint Charles Ave NE Unit 5 Atlanta, GA	1.0	1.0	600	$1,600	$2.67	19d	1	0.53mi
608 Ralph McGill Blvd NE Atlanta, GA	1.0–2.0	1.0–2.0	1007	$2,159	$2.14	0d	12	0.53mi
940 Saint Charles Ave NE Unit C Atlanta, GA	1.0	1.0	480	$1,550	$3.23	25d	1	0.55mi
944 Saint Charles Ave NE Unit 9 Atlanta, GA	1.0	1.0	700	$1,200	$1.71	0d	1	0.55mi
944 Saint Charles Ave NE Unit 9 Atlanta, GA	1.0	1.0	700	$1,200	$1.71	23d	1	0.55mi
954 Saint Charles Ave NE Unit 7 Atlanta, GA	1.0	1.0	700	$1,200	$1.71	6d	1	0.56mi
954 Saint Charles Ave NE Unit 7 Atlanta, GA	1.0	1.0	700	$1,200	$1.71	0d	1	0.56mi
766 Saint Charles Ave NE Unit 3 Atlanta, GA	1.0	1.0	705	$1,950	$2.77	21d	1	0.56mi
639 Glen Iris Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	587	$1,777	$3.02	0d	27	0.57mi
185 Montag Cir Ste 100 Atlanta, GA	2.0	1.0–2.0	973	$2,430	$2.50	0d	16	0.57mi
620 Glen Iris Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	943	$1,895	$2.01	13d	4	0.59mi
620 Glen Iris Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	961	$2,050	$2.13	0d	5	0.59mi
935 Greenwood Ave NE Unit D Atlanta, GA	1.0	1.0	650	$2,800	$4.31	19d	1	0.60mi
773 Greenwood Ave NE Unit 07 Atlanta, GA	1.0	1.0	650	$1,395	$2.15	0d	1	0.60mi
773 Greenwood Ave NE Unit 07 Atlanta, GA	1.0	1.0	650	$1,395	$2.15	21d	1	0.60mi
773 Greenwood Ave NE Unit 10 Atlanta, GA	1.0	1.0	680	$1,500	$2.21	0d	1	0.60mi
919 Greenwood Ave NE #3 Atlanta, GA	—	1.0	650	$1,255	$1.93	25d	1	0.60mi
538 Winton Ter NE Unit A Atlanta, GA	1.0	1.0	662	$3,000	$4.53	21d	1	0.61mi
538 Winton Ter NE Unit B Atlanta, GA	1.0	1.0	662	$3,000	$4.53	8d	1	0.61mi
890 Greenwood Ave NE Unit 1 Atlanta, GA	1.0	1.0	725	$1,250	$1.72	0d	1	0.62mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $235,000 Active 31 DOM
2. 2026-06-18
   days on market $235,000 Active 28 DOM
3. 2026-06-17
   days on market $235,000 Active 27 DOM
4. 2026-06-16
   days on market $235,000 Active 26 DOM
5. 2026-06-15
   days on market $235,000 Active 25 DOM
6. 2026-06-13
   days on market $235,000 Active 23 DOM
7. 2026-06-13
   days on market $235,000 Active 22 DOM
8. 2026-06-09
   days on market $235,000 Active 19 DOM
9. 2026-06-08
   days on market $235,000 Active 18 DOM
10. 2026-06-07
    days on market $235,000 Active 17 DOM
11. 2026-06-04
    days on market $235,000 Active 14 DOM
12. 2026-06-03
    days on market $235,000 Active 13 DOM
13. 2026-06-02
    days on market $235,000 Active 12 DOM
14. 2026-06-01
    days on market $235,000 Active 11 DOM
15. 2026-05-31
    days on market $235,000 Active 10 DOM
16. 2026-02-27
    listed $242,500 New 1198-char remark

    Show marketing remark (1210 chars)

    Location! Location! Location! This one-bedroom, one-bathroom condo showpiece is ready for your buyer to take full advantage. Beautifully maintained and move-in ready, this home is perfect for first-time buyers. this condo is FHA approval which provides an incredible opportunity to live in a vibrant, walkable area without stretching your budget. Conveniently located near the Atlanta BeltLine, Central Park, and Ponce City Market, you’ll enjoy direct access to the BeltLine right next to the parking deck. Grab lunch at El Super Pan, have a great time at Barcelona, or dinner at Yeppa & Co.—all within minutes. Spend your weekends exploring Piedmont Park, samplings at Monday Night Garage, or savoring a unique dining experience at Gunshow. The building offers top-tier amenities, including a resort-style saltwater pool with lounge space and fountain feature, a clubhouse, fitness center, concierge service, secure parking with EV charging, and an on-site car wash station. Super affordable and perfectly positioned near major shopping, retail, and highway access, this condo offers the ideal combination of space, convenience, and unbeatable city living. Book your appointment today !!!!!!

17. 2026-02-27
    listed $242,500 Active 1210-char remark

    Show marketing remark (1210 chars)

    Location! Location! Location! This one-bedroom, one-bathroom condo showpiece is ready for your buyer to take full advantage. Beautifully maintained and move-in ready, this home is perfect for first-time buyers. this condo is FHA approval which provides an incredible opportunity to live in a vibrant, walkable area without stretching your budget. Conveniently located near the Atlanta BeltLine, Central Park, and Ponce City Market, you’ll enjoy direct access to the BeltLine right next to the parking deck. Grab lunch at El Super Pan, have a great time at Barcelona, or dinner at Yeppa & Co.—all within minutes. Spend your weekends exploring Piedmont Park, samplings at Monday Night Garage, or savoring a unique dining experience at Gunshow. The building offers top-tier amenities, including a resort-style saltwater pool with lounge space and fountain feature, a clubhouse, fitness center, concierge service, secure parking with EV charging, and an on-site car wash station. Super affordable and perfectly positioned near major shopping, retail, and highway access, this condo offers the ideal combination of space, convenience, and unbeatable city living. Book your appointment today !!!!!!

18. 2021-03-01
    soldstatus $214,000 Closed
19. 2021-03-01
    soldstatus $214,000 Sold
20. 2021-03-01
    soldstatus $214,000
21. 2021-02-06
    status Pending
22. 2021-02-01
    status Under Contract
23. 2021-02-01
    historical Active Under Contract
24. 2021-01-11
    listed $217,900 Active
25. 2021-01-11
    listed $217,900 New
26. 2020-08-12
    historical
27. 2020-08-12
    historical
28. 2020-06-21
    price $219,900
29. 2020-06-20
    price $219,900
30. 2020-05-26
    listed $224,900 Active
31. 2020-05-26
    listed $224,900 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: $4,174 · $348/mo
• Projected year-2 tax: $4,174 · $348/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: $23,112
• − Mortgage interest: −$13,164
• − Property taxes: −$4,174
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − HOA: −$3,396
• − Depreciation: −$6,836
• Taxable loss: −$9,331
• Est. tax savings @ 24.0%: +$2,240
• After-tax cash flow: $-3,036/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): 24,236
• Household income: $123,077
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1037.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 8% Asian 7% Two or more races 7% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 4% Scotch-Irish 4%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Spanish 6% Chinese 2% Other Indo-European 2%

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: ▼ -754.85%
• Current HPI: 291.9526
• Rent YoY: ▲ 7.40%
• 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

+7.8% since first listed

16 events — show timeline

• 2026-02-27 Listed $242,500 FMLS
• 2026-02-27 Listed $242,500 GAMLS
• 2021-03-01 Sold (Public Records) $214,000 Public Records
• 2021-03-01 Sold (MLS) $214,000 GAMLS
• 2021-03-01 Sold (MLS) $214,000 FMLS
• 2021-02-06 Pending — FMLS
• 2021-02-01 Pending — GAMLS
• 2021-02-01 Contingent — FMLS
• 2021-01-11 Listed $217,900 GAMLS
• 2021-01-11 Listed $217,900 FMLS
• 2020-08-12 Listing Removed — GAMLS
• 2020-08-12 Listing Removed — FMLS
• 2020-06-21 Price Changed $219,900 GAMLS
• 2020-06-20 Price Changed $219,900 FMLS
• 2020-05-26 Listed $224,900 GAMLS
• 2020-05-26 Listed $224,900 FMLS

Property tax history

+3.8%/yr

Latest (2025): $4,174 · +3.5% YoY. Source: county tax records.