400 17th St NW #1245 · Atlanta, GA 30363

$184,900

1 bd · 1.0 ba · 750 sqft · Condo public records · 56 Days on market

Built 2004 $247/sqft · 14% below area Est $215k · 14% under $410/mo HOA · 22% 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).

• ARV discount +13.8/15.0
• Cash flow +9.8/30.0
• Appreciation +5.6/10.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

1-bedroom, 1-bath condo offers approximately 750 square feet of thoughtfully updated space, featuring new flooring and a refreshed kitchen and bath for a clean, modern feel. A standout feature of this home is the private balcony overlooking the iconic Millennium Gate Park—an uncommon view that brings greenery and skyline charm right to your doorstep. Located in the sought-after Art Foundry community, residents enjoy access to an in-ground pool, a spa-inspired fitness center complete with steam sauna, and well-maintained communal spaces designed for both relaxation and convenience. Just an eighth of a mile from the Shops of Atlantic Station, you’re moments away from Target, Dillard’s, dining, entertainment, and everyday essentials, all within one of Atlanta’s most walkable neighborhoods.

Key facts

• $410 HOA
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (11.2% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $164k (11.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 (+1.2%/yr); 109 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

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $164,220 (11.2% 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 56 days. Have you received any prior offers? Is the seller open to a 11% 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: 1.01% ✓
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 8.2

CMA / ARV

• ARV (median comp): $215,088
• List price: $184,900
• Delta: -14.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.27% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.91×
• Total profit: $-4,569
• Equity at exit: $65,758

10-year hold

• IRR: 1.9%
• Equity multiple: 1.24×
• Total profit: $12,180
• Equity at exit: $89,462

Cash invested: $51,772 (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 30363

• Home prices YoY: 0.7%
• Rents YoY: 1.2%
• Active inventory: 109
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$970
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$77
• HOA: −$410
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-117

Break-even live

Break-even rent $2,017

Max offer price $164,220

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-65	+0% $-117	+5% $-169	+10% $-222
Rent	-10% $-265	-5% $-191	+0% $-117	+5% $-43	+10% $31
Rate	-1.0pp $-24	-0.5pp $-70	base $-117	+0.5pp $-165	+1.0pp $-214

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 16th St NW Unit 1357A Atlanta, GA	1.0	1.0	750	$2,000	$2.67	25d	1	0.02mi
400 17th St NW Atlanta, GA	1.0–2.0	1.0–2.0	1206	$1,650	$1.37	13d	2	0.03mi
400 17th St NW Atlanta, GA	1.0–2.0	1.0–2.0	1206	$1,250	$1.04	25d	3	0.03mi
1220 Mecaslin St NW Atlanta, GA	1.0–3.0	1.0–3.0	1060	$1,563	$1.47	2d	19	0.05mi
401 17th St NW Atlanta, GA	1.0–2.0	1.0–2.0	971	$1,504	$1.55	16d	42	0.14mi
455 14th St NW Atlanta, GA	3.0	1.0–2.0	995	$1,946	$1.96	2d	23	0.15mi
464 Bishop St NW Atlanta, GA	1.0–2.0	1.0–2.0	990	$1,395	$1.41	20d	14	0.23mi
1189 Atlantic Dr NW Atlanta, GA	2.0	1.0	1001	$2,395	$2.39	19d	1	0.24mi
470 16th St NW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,585	$1.68	2d	15	0.24mi
400 Bishop St NW Atlanta, GA	3.0	1.0–3.0	1122	$2,673	$2.38	2d	48	0.31mi
265 18th St NW Atlanta, GA	1.0–2.0	1.5–2.0	1107	$1,850	$1.67	4d	2	0.36mi
507 Bishop St NW Atlanta, GA	1.0–2.0	1.0–2.0	963	$1,537	$1.60	2d	24	0.36mi
1066 McMillan St NW Atlanta, GA	2.0	1.0	900	$1,650	$1.83	15d	1	0.40mi
232 19th St NW Atlanta, GA	1.0–2.0	1.5–2.0	1231	$2,300	$1.87	8d	12	0.42mi
10 Tower St NW Atlanta, GA	2.0	1.0–2.0	1014	$3,512	$3.46	2d	194	0.46mi
469 10th St NW Apt 3 Atlanta, GA	2.0	1.0	900	$1,950	$2.17	12d	1	0.51mi
300 Deering Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	775	$1,234	$1.59	3d	8	0.51mi
1011 Northside Dr NW Atlanta, GA	2.0–4.0	2.0–4.0	1050	$1,099	$1.05	17d	11	0.55mi
2 Interlock Ave NW Atlanta, GA	3.0	1.0–2.0	1081	$1,965	$1.82	2d	19	0.57mi
691 14th St NW Atlanta, GA	2.0	1.0–2.0	891	$1,566	$1.76	2d	10	0.61mi
660 11th St NW Atlanta, GA	2.0	1.0–2.0	1001	$3,801	$3.80	3d	99	0.63mi
1270 Spring St NW Atlanta, GA	1.0–2.0	1.0–2.0	987	$1,683	$1.71	3d	17	0.64mi
500 Northside Cir NW Atlanta, GA	1.0–2.0	1.0–2.0	962	$1,175	$1.22	2d	21	0.65mi
1000 Northside Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	1081	$1,429	$1.32	2d	63	0.66mi
1140 Spring St NW Atlanta, GA	3.0	1.0–2.0	1196	$2,748	$2.30	3d	20	0.69mi
1301 Spring St NW Atlanta, GA	2.0	1.0–2.0	939	$3,112	$3.31	2d	39	0.69mi
1100 Howell Mill Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	1085	$1,895	$1.75	19d	1	0.71mi
1280 W Peachtree St NW Atlanta, GA	1.0–2.0	1.0–2.0	826	$1,800	$2.18	25d	2	0.71mi
1240 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	1101	$3,454	$3.14	3d	25	0.72mi
1230 W Peachtree St NW Atlanta, GA	3.0	1.0–2.0	1066	$3,088	$2.90	2d	51	0.74mi
790 Huff Rd NW Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,681	$1.88	2d	7	0.75mi
1405 Spring St NW Atlanta, GA	3.0	1.0–2.0	920	$3,366	$3.66	2d	41	0.76mi
1084 Howell Mill Rd NW Atlanta, GA	2.0	1.0–2.0	859	$2,246	$2.61	2d	15	0.76mi
22 14th St NW Atlanta, GA	3.0	1.0–2.0	1039	$2,539	$2.44	2d	32	0.77mi
1400 W Peachtree St NW Atlanta, GA	2.0	1.0–2.0	910	$2,492	$2.74	2d	33	0.79mi
1400 W Peachtree St NE Unit 813 Atlanta, GA	1.0	1.0	652	$1,986	$3.05	15d	1	0.79mi
1163 W Peachtree St NE Atlanta, GA	2.0	1.0–2.0	1013	$2,804	$2.77	3d	45	0.80mi
1163 W Peachtree St NW Atlanta, GA	—	1.0	628	$1,871	$2.98	3d	1	0.81mi
871 3rd St NW Atlanta, GA	1.0–2.0	1.0–2.0	990	$1,428	$1.44	2d	19	0.82mi
1000 Spring St NW Atlanta, GA	3.0	1.0–3.0	1001	$3,491	$3.49	2d	16	0.83mi

HOA detail condo

• Monthly dues: $410 · $4,920/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-18
   days on market $184,900 Active 56 DOM
2. 2026-06-17
   days on market $184,900 Active 55 DOM
3. 2026-06-16
   days on market $184,900 Active 54 DOM
4. 2026-06-15
   days on market $184,900 Active 53 DOM
5. 2026-06-13
   days on market $184,900 Active 51 DOM
6. 2026-06-13
   days on market $184,900 Active 50 DOM
7. 2026-06-09
   days on market $184,900 Active 47 DOM
8. 2026-06-08
   days on market $184,900 Active 46 DOM
9. 2026-06-07
   days on market $184,900 Active 45 DOM
10. 2026-06-04
    days on market $184,900 Active 42 DOM
11. 2026-06-03
    days on market $184,900 Active 41 DOM
12. 2026-06-02
    days on market $184,900 Active 40 DOM
13. 2026-06-01
    days on market $184,900 Active 39 DOM
14. 2026-05-31
    days on market $184,900 Active 38 DOM
15. 2026-04-23
    listed $194,900 Active 824-char remark

    Show marketing remark (800 chars)

    1-bedroom, 1-bath condo offers approximately 750 square feet of thoughtfully updated space, featuring new flooring and a refreshed kitchen and bath for a clean, modern feel. A standout feature of this home is the private balcony overlooking the iconic Millennium Gate Park-an uncommon view that brings greenery and skyline charm right to your doorstep. Located in the sought-after Art Foundry community, residents enjoy access to an in-ground pool, a spa-inspired fitness center complete with steam sauna, and well-maintained communal spaces designed for both relaxation and convenience. Just an eighth of a mile from the Shops of Atlantic Station, you're moments away from Target, Dillard's, dining, entertainment, and everyday essentials, all within one of Atlanta's most walkable neighborhoods.

16. 2026-04-23
    listed $194,900 New 800-char remark

    Show marketing remark (800 chars)

    1-bedroom, 1-bath condo offers approximately 750 square feet of thoughtfully updated space, featuring new flooring and a refreshed kitchen and bath for a clean, modern feel. A standout feature of this home is the private balcony overlooking the iconic Millennium Gate Park-an uncommon view that brings greenery and skyline charm right to your doorstep. Located in the sought-after Art Foundry community, residents enjoy access to an in-ground pool, a spa-inspired fitness center complete with steam sauna, and well-maintained communal spaces designed for both relaxation and convenience. Just an eighth of a mile from the Shops of Atlantic Station, you're moments away from Target, Dillard's, dining, entertainment, and everyday essentials, all within one of Atlanta's most walkable neighborhoods.

17. 2026-04-22
    historical $194,900 800-char remark

    Show marketing remark (824 chars)

    1-bedroom, 1-bath condo offers approximately 750 square feet of thoughtfully updated space, featuring new flooring and a refreshed kitchen and bath for a clean, modern feel. A standout feature of this home is the private balcony overlooking the iconic Millennium Gate Park—an uncommon view that brings greenery and skyline charm right to your doorstep. Located in the sought-after Art Foundry community, residents enjoy access to an in-ground pool, a spa-inspired fitness center complete with steam sauna, and well-maintained communal spaces designed for both relaxation and convenience. Just an eighth of a mile from the Shops of Atlantic Station, you’re moments away from Target, Dillard’s, dining, entertainment, and everyday essentials, all within one of Atlanta’s most walkable neighborhoods.

18. 2026-04-22
    historical $194,900 824-char remark

    Show marketing remark (824 chars)

    1-bedroom, 1-bath condo offers approximately 750 square feet of thoughtfully updated space, featuring new flooring and a refreshed kitchen and bath for a clean, modern feel. A standout feature of this home is the private balcony overlooking the iconic Millennium Gate Park—an uncommon view that brings greenery and skyline charm right to your doorstep. Located in the sought-after Art Foundry community, residents enjoy access to an in-ground pool, a spa-inspired fitness center complete with steam sauna, and well-maintained communal spaces designed for both relaxation and convenience. Just an eighth of a mile from the Shops of Atlantic Station, you’re moments away from Target, Dillard’s, dining, entertainment, and everyday essentials, all within one of Atlanta’s most walkable neighborhoods.

19. 2020-10-27
    soldstatus $182,000
20. 2020-10-22
    soldstatus $182,000 Closed
21. 2020-10-22
    soldstatus $182,000 Sold
22. 2020-09-26
    status Pending
23. 2020-09-25
    status Under Contract
24. 2020-09-25
    historical Active Under Contract
25. 2020-09-17
    listed $183,000 Active
26. 2020-09-17
    listed $183,000 New
27. 2020-08-20
    historical
28. 2020-08-20
    listed $183,000 New
29. 2019-03-26
    soldstatus $173,000
30. 2019-03-22
    soldstatus $173,000 Closed
31. 2019-03-22
    soldstatus $173,000 Sold
32. 2019-02-26
    status Under Contract
33. 2019-02-26
    status Pending
34. 2019-02-19
    price $174,900
35. 2019-02-18
    price $174,900
36. 2019-02-12
    price $179,000
37. 2019-02-12
    price $179,000
38. 2019-01-02
    listed $185,000 Active
39. 2019-01-02
    listed $185,000 New
40. 2016-05-09
    soldstatus $133,500

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$62/yr (+$5/mo · 3.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,423
• − Mortgage interest: −$10,357
• − Property taxes: −$1,639
• − Insurance: −$924
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − HOA: −$4,920
• − Depreciation: −$5,379
• Taxable loss: −$4,384
• Est. tax savings @ 24.0%: +$1,052
• After-tax cash flow: $-353/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): 3,523
• Household income: $123,667
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 300.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 36% White 34% Asian 16% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 10% Romanian 2% Scotch-Irish 1%
• Foreign-born: 24% · China, Canada
• Languages at home: 80% English-only · Chinese 6% Spanish 4% Other Indo-European 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: ▲ 1.27%
• Current HPI: 177.6556
• Rent YoY: ▲ 1.23%
• 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

+46.0% since first listed

26 events — show timeline

• 2026-04-23 Listed $194,900 FMLS
• 2026-04-23 Listed $194,900 GAMLS
• 2026-04-22 Coming Soon $194,900 GAMLS
• 2026-04-22 Coming Soon $194,900 FMLS
• 2020-10-27 Sold (Public Records) $182,000 Public Records
• 2020-10-22 Sold (MLS) $182,000 GAMLS
• 2020-10-22 Sold (MLS) $182,000 FMLS
• 2020-09-26 Pending — FMLS
• 2020-09-25 Pending — GAMLS
• 2020-09-25 Contingent — FMLS
• 2020-09-17 Listed $183,000 GAMLS
• 2020-09-17 Listed $183,000 FMLS
• 2020-08-20 Listing Removed — GAMLS
• 2020-08-20 Listed $183,000 GAMLS
• 2019-03-26 Sold (Public Records) $173,000 Public Records
• 2019-03-22 Sold (MLS) $173,000 GAMLS
• 2019-03-22 Sold (MLS) $173,000 FMLS
• 2019-02-26 Pending — GAMLS
• 2019-02-26 Pending — FMLS
• 2019-02-19 Price Changed $174,900 GAMLS
• 2019-02-18 Price Changed $174,900 FMLS
• 2019-02-12 Price Changed $179,000 GAMLS
• 2019-02-12 Price Changed $179,000 FMLS
• 2019-01-02 Listed $185,000 GAMLS
• 2019-01-02 Listed $185,000 FMLS
• 2016-05-09 Sold (Public Records) $133,500 Public Records

Property tax history

-3.8%/yr

Latest (2025): $1,639 · -1.9% YoY. Source: county tax records.