806 Brighton Pt · Sandy Springs, GA 30328

$196,000

2 bd · 2.5 ba · 1,200 sqft · Condo public records · 103 Days on market

Built 1978 $163/sqft · 25% below area Est $260k · 25% under $438/mo HOA · 23% 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 +15.0/15.0
• Cash flow +6.8/30.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this charming end-unit condo, featuring 2 bedrooms, 2.5 bathrooms, and located in the sought-after Elizabeth Heights gated community. Stepping inside you will find a cozy family room perfect for relaxing,opening to your dining area ideal for gatherings, and a well-appointed kitchen featuring stainless steel appliances and a stylish backsplash. Upstairs, the roommate floor plan provides for your privacy and convenience with two generously sized bedrooms, each with its own full bath. The interior has been refreshed with new flooring, giving the home a modern and low-maintenance touch. Enjoy outdoor living on the private patio and fenced-in backyard-perfect with your morning coffee, grilling, or entertaining friends. The community itself is beautifully maintained and offers top-notch amenities, including a clubhouse with a gym and a sparkling pool-a wonderful place to relax and connect with your neighbors. Perfectly situated in a desirable Atlanta location, this home is just minutes from Perimeter Mall, downtown Atlanta, parks, and a variety of restaurants, with easy access to GA-400 and I-285 for smooth commuting. Don't miss this opportunity to own a low-maintenance home in a gated community with excellent amenities in a prime location.

Key facts

• Gated community
• End-unit condo
• Private patio

Tags

• END-UNIT CONDO
• GATED COMMUNITY
• WELL-APPOINTED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE PATIO
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $196k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (4.0% below list).
• Recommended offer: $142k (27.6% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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).

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

• It's been on market 103 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts; this cycle's ask has dropped $29k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $141,883 (27.6% 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 103 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.96% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 8.7

CMA / ARV

• ARV (median comp): $259,624
• List price: $196,000
• Delta: -24.51%
• 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: -32.5%
• Equity multiple: -0.03×
• Total profit: $-56,489
• Equity at exit: $29,224

10-year hold

• IRR: -70.7%
• Equity multiple: -0.72×
• Total profit: $-94,416
• Equity at exit: $16,946

Cash invested: $54,880 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$245 /mo · $2,946/yr
• Insurance: −$82
• HOA: −$438
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-306

Break-even live

Break-even rent $2,270

Max offer price $141,883

Occupancy floor —

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Trowbridge Rd Sandy Springs, GA	1.0	1.0	1000	$1,742	$1.74	5d	1	0.21mi
57 Trowbridge Rd Sandy Springs, GA	1.0	1.0	1000	$1,852	$1.85	24d	1	0.21mi
57 Trowbridge Rd Sandy Springs, GA	2.0	2.0	1200	$2,008	$1.67	15d	1	0.21mi
7260 Roswell Rd Sandy Springs, GA	2.0	1.0–2.0	895	$2,811	$3.14	2d	24	0.24mi
7206 Santa Fe Pkwy #7206 Sandy Springs, GA	2.0	2.0	1083	$1,900	$1.75	19d	1	0.46mi
7100 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,687	$1.42	43d	1	0.54mi
8304 Santa Fe Pkwy Atlanta, GA	2.0	2.0	1083	$2,000	$1.85	43d	1	0.57mi
7600 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	907	$1,691	$1.86	2d	94	0.59mi
2014 Huntingdon Chase Atlanta, GA	1.0	1.0	825	$1,450	$1.76	43d	1	0.63mi
2213 Huntingdon Chase Atlanta, GA	1.0	1.0	825	$1,285	$1.56	12d	1	0.67mi
7200 Peachtree Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1083	$1,548	$1.43	2d	9	0.70mi
1000 Spalding Dr Atlanta, GA	1.0–3.0	1.0–2.0	1093	$1,866	$1.71	1d	30	0.73mi
2404 Huntingdon Chase Atlanta, GA	1.0	1.0	1400	$780	$0.56	3d	1	0.74mi
2404 Huntingdon Chase Atlanta, GA	1.0	1.0	1400	$575	$0.41	43d	1	0.74mi
7785 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1084	$1,938	$1.79	1d	32	0.75mi
7227 Peachtree Dunwoody Rd Atlanta, GA	1.0–2.0	1.0–2.0	850	$1,970	$2.32	2d	14	0.79mi
7150 W Peachtree Dunwoody Rd Atlanta, GA	3.0	1.0–2.0	966	$2,272	$2.35	2d	34	0.84mi
6980 Roswell Rd Atlanta, GA	1.0–2.0	1.0–1.5	892	$2,350	$2.63	43d	4	0.87mi
6925 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,632	$1.41	2d	23	0.91mi
6901 Glenlake Pkwy Atlanta, GA	1.0–3.0	1.0–2.5	1105	$1,824	$1.65	1d	18	0.91mi
7700 Colquitt Rd Atlanta, GA	1.0–3.0	1.0–2.5	1312	$1,525	$1.16	2d	29	0.92mi
7843 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	1110	$1,910	$1.72	1d	7	0.95mi
1406 Wingate Way Atlanta, GA	1.0	1.0	794	$1,350	$1.70	12d	1	1.02mi
1016 Wingate Way Atlanta, GA	2.0	2.0	1142	$1,750	$1.53	43d	1	1.02mi
6940 Roswell Rd Atlanta, GA	2.0	1.5	1000	$1,848	$1.85	43d	2	1.03mi
6940 Roswell Rd Unit 8F Atlanta, GA	2.0	1.5	1000	$1,850	$1.85	24d	1	1.03mi
4003 Wingate Way Atlanta, GA	1.0	1.0	730	$1,500	$2.05	12d	1	1.05mi
500 Harbor Pointe Pkwy Sandy Springs, GA	1.0–2.0	1.0–2.0	821	$1,835	$2.24	1d	43	1.05mi
415 Morgan Falls Rd Atlanta, GA	1.0–4.0	1.0–2.0	1350	$1,930	$1.43	2d	8	1.09mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.0–2.5	1237	$1,899	$1.54	3d	2	1.12mi
6900 Roswell Rd Atlanta, GA	2.0–3.0	2.5	1379	$2,100	$1.52	20d	1	1.12mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1364	$1,715	$1.26	5d	4	1.12mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1440	$1,950	$1.35	2d	2	1.12mi
6851 Roswell Rd Atlanta, GA	2.0–3.0	2.0	1525	$1,950	$1.28	24d	3	1.12mi
6851 Roswell Rd Atlanta, GA	1.0–3.0	1.0–2.0	1364	$2,000	$1.47	43d	5	1.12mi
8085 Adair Ln Atlanta, GA	1.0–2.0	1.0–2.0	960	$1,811	$1.89	1d	49	1.15mi
7889 Roswell Rd Atlanta, GA	1.0–2.0	1.0–2.0	998	$1,696	$1.70	1d	24	1.16mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1395	$2,384	$1.71	43d	1	1.21mi
6850 Peachtree Dunwoody Rd Atlanta, GA	2.0	2.0	1250	$2,353	$1.88	24d	1	1.21mi
1067 Pitts Rd Atlanta, GA	1.0–3.0	1.0–2.0	1106	$1,363	$1.23	3d	20	1.22mi

HOA detail condo

• Monthly dues: $438 · $5,256/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $196,000 Active 103 DOM
2. 2026-06-17
   days on market $196,000 Active 102 DOM
3. 2026-06-16
   days on market $196,000 Active 101 DOM
4. 2026-06-15
   days on market $196,000 Active 100 DOM
5. 2026-06-13
   statusdays on market $196,000 Active 98 DOM
6. 2026-06-09
   status $196,000 Pending 95 DOM
7. 2026-06-08
   days on market $196,000 Active Under Contract 95 DOM
8. 2026-06-07
   days on market $196,000 Active Under Contract 94 DOM
9. 2026-06-04
   days on market $196,000 Active Under Contract 91 DOM
10. 2026-06-03
    days on market $196,000 Active Under Contract 90 DOM
11. 2026-06-02
    status $196,000 Active Under Contract 88 DOM
12. 2026-06-01
    days on market $196,000 Active 88 DOM
13. 2026-05-31
    days on market $196,000 Active 87 DOM
14. 2026-05-07
    price $199,000 1270-char remark

    Show marketing remark (1273 chars)

    Welcome Home to this charming end-unit condo, featuring 2 bedrooms, 2.5 bathrooms, and located in the sought-after Elizabeth Heights gated community. Stepping inside you will find a cozy family room perfect for relaxing,opening to your dining area ideal for gatherings, and a well-appointed kitchen featuring stainless steel appliances and a stylish backsplash. Upstairs, the roommate floor plan provides for your privacy and convenience with two generously sized bedrooms, each with its own full bath. The interior has been refreshed with new flooring, giving the home a modern and low-maintenance touch. Enjoy outdoor living on the private patio and fenced-in backyard-perfect with your morning coffee, grilling, or entertaining friends. The community itself is beautifully maintained and offers top-notch amenities, including a clubhouse with a gym and a sparkling pool-a wonderful place to relax and connect with your neighbors. Perfectly situated in a desirable Atlanta location, this home is just minutes from Perimeter Mall, downtown Atlanta, parks, and a variety of restaurants, with easy access to GA-400 and I-285 for smooth commuting. Don't miss this opportunity to own a low-maintenance home in a gated community with excellent amenities in a prime location.

15. 2026-05-07
    price $199,000 1273-char remark

    Show marketing remark (1273 chars)

    Welcome Home to this charming end-unit condo, featuring 2 bedrooms, 2.5 bathrooms, and located in the sought-after Elizabeth Heights gated community. Stepping inside you will find a cozy family room perfect for relaxing,opening to your dining area ideal for gatherings, and a well-appointed kitchen featuring stainless steel appliances and a stylish backsplash. Upstairs, the roommate floor plan provides for your privacy and convenience with two generously sized bedrooms, each with its own full bath. The interior has been refreshed with new flooring, giving the home a modern and low-maintenance touch. Enjoy outdoor living on the private patio and fenced-in backyard-perfect with your morning coffee, grilling, or entertaining friends. The community itself is beautifully maintained and offers top-notch amenities, including a clubhouse with a gym and a sparkling pool-a wonderful place to relax and connect with your neighbors. Perfectly situated in a desirable Atlanta location, this home is just minutes from Perimeter Mall, downtown Atlanta, parks, and a variety of restaurants, with easy access to GA-400 and I-285 for smooth commuting. Don't miss this opportunity to own a low-maintenance home in a gated community with excellent amenities in a prime location.

16. 2026-04-16
    price $210,000 1270-char remark

    Show marketing remark (1273 chars)

    Welcome Home to this charming end-unit condo, featuring 2 bedrooms, 2.5 bathrooms, and located in the sought-after Elizabeth Heights gated community. Stepping inside you will find a cozy family room perfect for relaxing,opening to your dining area ideal for gatherings, and a well-appointed kitchen featuring stainless steel appliances and a stylish backsplash. Upstairs, the roommate floor plan provides for your privacy and convenience with two generously sized bedrooms, each with its own full bath. The interior has been refreshed with new flooring, giving the home a modern and low-maintenance touch. Enjoy outdoor living on the private patio and fenced-in backyard-perfect with your morning coffee, grilling, or entertaining friends. The community itself is beautifully maintained and offers top-notch amenities, including a clubhouse with a gym and a sparkling pool-a wonderful place to relax and connect with your neighbors. Perfectly situated in a desirable Atlanta location, this home is just minutes from Perimeter Mall, downtown Atlanta, parks, and a variety of restaurants, with easy access to GA-400 and I-285 for smooth commuting. Don't miss this opportunity to own a low-maintenance home in a gated community with excellent amenities in a prime location.

17. 2026-04-16
    price $210,000 1273-char remark

    Show marketing remark (1273 chars)

    Welcome Home to this charming end-unit condo, featuring 2 bedrooms, 2.5 bathrooms, and located in the sought-after Elizabeth Heights gated community. Stepping inside you will find a cozy family room perfect for relaxing,opening to your dining area ideal for gatherings, and a well-appointed kitchen featuring stainless steel appliances and a stylish backsplash. Upstairs, the roommate floor plan provides for your privacy and convenience with two generously sized bedrooms, each with its own full bath. The interior has been refreshed with new flooring, giving the home a modern and low-maintenance touch. Enjoy outdoor living on the private patio and fenced-in backyard-perfect with your morning coffee, grilling, or entertaining friends. The community itself is beautifully maintained and offers top-notch amenities, including a clubhouse with a gym and a sparkling pool-a wonderful place to relax and connect with your neighbors. Perfectly situated in a desirable Atlanta location, this home is just minutes from Perimeter Mall, downtown Atlanta, parks, and a variety of restaurants, with easy access to GA-400 and I-285 for smooth commuting. Don't miss this opportunity to own a low-maintenance home in a gated community with excellent amenities in a prime location.

18. 2026-04-02
    price $217,000 1270-char remark

    Show marketing remark (1273 chars)

    Welcome Home to this charming end-unit condo, featuring 2 bedrooms, 2.5 bathrooms, and located in the sought-after Elizabeth Heights gated community. Stepping inside you will find a cozy family room perfect for relaxing,opening to your dining area ideal for gatherings, and a well-appointed kitchen featuring stainless steel appliances and a stylish backsplash. Upstairs, the roommate floor plan provides for your privacy and convenience with two generously sized bedrooms, each with its own full bath. The interior has been refreshed with new flooring, giving the home a modern and low-maintenance touch. Enjoy outdoor living on the private patio and fenced-in backyard-perfect with your morning coffee, grilling, or entertaining friends. The community itself is beautifully maintained and offers top-notch amenities, including a clubhouse with a gym and a sparkling pool-a wonderful place to relax and connect with your neighbors. Perfectly situated in a desirable Atlanta location, this home is just minutes from Perimeter Mall, downtown Atlanta, parks, and a variety of restaurants, with easy access to GA-400 and I-285 for smooth commuting. Don't miss this opportunity to own a low-maintenance home in a gated community with excellent amenities in a prime location.

19. 2026-04-02
    price $217,000 1273-char remark

    Show marketing remark (1273 chars)

    Welcome Home to this charming end-unit condo, featuring 2 bedrooms, 2.5 bathrooms, and located in the sought-after Elizabeth Heights gated community. Stepping inside you will find a cozy family room perfect for relaxing,opening to your dining area ideal for gatherings, and a well-appointed kitchen featuring stainless steel appliances and a stylish backsplash. Upstairs, the roommate floor plan provides for your privacy and convenience with two generously sized bedrooms, each with its own full bath. The interior has been refreshed with new flooring, giving the home a modern and low-maintenance touch. Enjoy outdoor living on the private patio and fenced-in backyard-perfect with your morning coffee, grilling, or entertaining friends. The community itself is beautifully maintained and offers top-notch amenities, including a clubhouse with a gym and a sparkling pool-a wonderful place to relax and connect with your neighbors. Perfectly situated in a desirable Atlanta location, this home is just minutes from Perimeter Mall, downtown Atlanta, parks, and a variety of restaurants, with easy access to GA-400 and I-285 for smooth commuting. Don't miss this opportunity to own a low-maintenance home in a gated community with excellent amenities in a prime location.

20. 2026-03-05
    listed $225,000 New 1273-char remark

    Show marketing remark (1270 chars)

    Welcome Home to this charming end-unit condo, featuring 2 bedrooms, 2.5 bathrooms, and located in the sought-after Elizabeth Heights gated community. Stepping inside you will find a cozy family room perfect for relaxing,opening to your dining area ideal for gatherings, and a well-appointed kitchen featuring stainless steel appliances and a stylish backsplash. Upstairs, the roommate floor plan provides for your privacy and convenience with two generously sized bedrooms, each with its own full bath. The interior has been refreshed with new flooring, giving the home a modern and low-maintenance touch. Enjoy outdoor living on the private patio and fenced-in backyard-perfect with your morning coffee, grilling, or entertaining friends. The community itself is beautifully maintained and offers top-notch amenities, including a clubhouse with a gym and a sparkling pool-a wonderful place to relax and connect with your neighbors. Perfectly situated in a desirable Atlanta location, this home is just minutes from Perimeter Mall, downtown Atlanta, parks, and a variety of restaurants, with easy access to GA-400 and I-285 for smooth commuting. Don't miss this opportunity to own a low-maintenance home in a gated community with excellent amenities in a prime location.

21. 2026-03-05
    listed $225,000 Active 1270-char remark

    Show marketing remark (1270 chars)

    Welcome Home to this charming end-unit condo, featuring 2 bedrooms, 2.5 bathrooms, and located in the sought-after Elizabeth Heights gated community. Stepping inside you will find a cozy family room perfect for relaxing,opening to your dining area ideal for gatherings, and a well-appointed kitchen featuring stainless steel appliances and a stylish backsplash. Upstairs, the roommate floor plan provides for your privacy and convenience with two generously sized bedrooms, each with its own full bath. The interior has been refreshed with new flooring, giving the home a modern and low-maintenance touch. Enjoy outdoor living on the private patio and fenced-in backyard-perfect with your morning coffee, grilling, or entertaining friends. The community itself is beautifully maintained and offers top-notch amenities, including a clubhouse with a gym and a sparkling pool-a wonderful place to relax and connect with your neighbors. Perfectly situated in a desirable Atlanta location, this home is just minutes from Perimeter Mall, downtown Atlanta, parks, and a variety of restaurants, with easy access to GA-400 and I-285 for smooth commuting. Don't miss this opportunity to own a low-maintenance home in a gated community with excellent amenities in a prime location.

22. 2026-03-04
    historical
23. 2026-02-15
    status Back On Market
24. 2026-01-16
    historical On Hold
25. 2026-01-12
    status Back On Market
26. 2025-12-15
    historical On Hold
27. 2025-12-04
    price $225,000
28. 2025-11-06
    price $230,000
29. 2025-10-23
    price $233,000
30. 2025-09-26
    price $235,000
31. 2025-08-28
    listed $240,000 New
32. 2025-08-26
    historical
33. 2025-08-25
    historical
34. 2025-08-07
    price $240,000
35. 2025-08-07
    price $240,000
36. 2025-07-24
    price $244,000
37. 2025-07-24
    price $244,000
38. 2025-07-09
    status Back On Market
39. 2025-07-09
    status Active
40. 2025-06-22
    status Under Contract
41. 2025-06-22
    status Pending
42. 2025-06-05
    price $250,000
43. 2025-06-05
    price $250,000
44. 2025-05-19
    status Active
45. 2025-05-19
    status Back On Market
46. 2025-05-02
    status Active
47. 2025-04-25
    historical On Hold
48. 2025-04-15
    status Active
49. 2025-04-14
    status Back On Market
50. 2025-03-25
    status Under Contract

ⓘ 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: $2,946 · $245/mo
• Projected year-2 tax: $2,946 · $245/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: $22,582
• − Mortgage interest: −$10,979
• − Property taxes: −$2,946
• − Insurance: −$980
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − HOA: −$5,256
• − Depreciation: −$5,702
• Taxable loss: −$6,894
• Est. tax savings @ 24.0%: +$1,655
• After-tax cash flow: $-2,022/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

+19.2% since first listed

59 events — show timeline

• 2026-05-07 Price Changed $199,000 FMLS
• 2026-05-07 Price Changed $199,000 GAMLS
• 2026-04-16 Price Changed $210,000 FMLS
• 2026-04-16 Price Changed $210,000 GAMLS
• 2026-04-02 Price Changed $217,000 FMLS
• 2026-04-02 Price Changed $217,000 GAMLS
• 2026-03-05 Listed $225,000 FMLS
• 2026-03-05 Listed $225,000 GAMLS
• 2026-03-04 Listing Removed — GAMLS
• 2026-02-15 Relisted — GAMLS
• 2026-01-16 Delisted — GAMLS
• 2026-01-12 Relisted — GAMLS
• 2025-12-15 Delisted — GAMLS
• 2025-12-04 Price Changed $225,000 GAMLS
• 2025-11-06 Price Changed $230,000 GAMLS
• 2025-10-23 Price Changed $233,000 GAMLS
• 2025-09-26 Price Changed $235,000 GAMLS
• 2025-08-28 Listed $240,000 GAMLS
• 2025-08-26 Listing Removed — GAMLS
• 2025-08-25 Listing Removed — FMLS
• 2025-08-07 Price Changed $240,000 GAMLS
• 2025-08-07 Price Changed $240,000 FMLS
• 2025-07-24 Price Changed $244,000 GAMLS
• 2025-07-24 Price Changed $244,000 FMLS
• 2025-07-09 Relisted — GAMLS
• 2025-07-09 Relisted — FMLS
• 2025-06-22 Pending — GAMLS
• 2025-06-22 Pending — FMLS
• 2025-06-05 Price Changed $250,000 GAMLS
• 2025-06-05 Price Changed $250,000 FMLS
• 2025-05-19 Relisted — FMLS
• 2025-05-19 Relisted — GAMLS
• 2025-05-02 Relisted — FMLS
• 2025-04-25 Delisted — GAMLS
• 2025-04-15 Relisted — FMLS
• 2025-04-14 Relisted — GAMLS
• 2025-03-25 Pending — GAMLS
• 2025-03-25 Pending — FMLS
• 2025-03-25 Relisted — GAMLS
• 2025-03-25 Relisted — FMLS
• 2025-03-21 Delisted — GAMLS
• 2025-03-13 Price Changed $254,000 GAMLS
• 2025-03-13 Price Changed $254,000 FMLS
• 2025-02-20 Price Changed $257,000 GAMLS
• 2025-02-20 Price Changed $257,000 FMLS
• 2025-01-09 Price Changed $260,000 GAMLS
• 2025-01-09 Price Changed $260,000 FMLS
• 2024-11-07 Price Changed $262,000 GAMLS
• 2024-11-07 Price Changed $262,000 FMLS
• 2024-08-22 Price Changed $263,000 GAMLS
• 2024-08-22 Price Changed $263,000 FMLS
• 2024-07-18 Price Changed $266,000 GAMLS
• 2024-07-18 Price Changed $266,000 FMLS
• 2024-06-27 Price Changed $270,000 GAMLS
• 2024-06-27 Price Changed $270,000 FMLS
• 2024-05-03 Sold (Public Records) $253,600 Public Records
• 2015-06-08 Sold (Public Records) $145,000 Public Records
• 2009-06-02 Sold (Public Records) $143,800 Public Records
• 2006-12-04 Sold (Public Records) $167,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,946 · +97.1% YoY. Source: county tax records.