1150 Collier Rd NW Unit K23 · Atlanta, GA 30318

$150,000

1 bd · 1.0 ba · 636 sqft · Condo · 7 Days on market

Built 1971 Good condition $236/sqft · 16% below area Est $179k · 16% under $304/mo HOA · 21% 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 +14.7/15.0
• Cash flow +7.6/30.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated condo in prime Atlanta location Underwood Hills! This is a gated community. This home features many upgrades such as new shower, updated kitchen and flooring. You are greeted with a spacious outdoor patio then a large and open living room. The kitchen has all new stainless steel appliances, quartz countertops and freshly painted cabinetry. The primary suite includes an en-suite bathroom. Home comes with washer, dryer and refrigerator. This home is move in ready! Enjoy resort-style amenities in this wonderful gated community featuring a pool, sand volleyball court, 24-hour fitness center, fenced dog parks and beautifully landscaped green spaces. Conveniently located near Midtown, Downtown, Bobby Jones Golf Course and popular restaurants and shopping. If you're looking for a stylish condo in a great convenient location, this is for you!

Key facts

• Huge walk-in pantry
• $304 HOA
• Parking

Tags

• GATED WEST MIDTOWN COMMUNITY
• WALKING DISTANCE TO BARS
• WALKING DISTANCE TO SHOPPING
• SPACIOUS WALK-IN CLOSET
• HUGE WALK-IN PANTRY
• ADDITIONAL STORAGE CLOSET

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (2.1% below list).
• Recommended offer: $124k (17.4% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.2% 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: 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.
• Zoned schools: Morris Brandon Elementary School (math 61% / reading 64%, grade B, #108 of 1,228 statewide, top 9%, 865 students, 12% FRL); Willis A. Sutton Middle School (math 36% / reading 55%, grade D+, #97 of 470 statewide, top 22%, 1,548 students, 34% FRL); North Atlanta High School (math 27% / reading 17%, grade F, #213 of 424 statewide, top 51%, 2,316 students, 24% FRL) — zoned schools average 24% FRL vs 71% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 1206 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $123,951 (17.4% 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. Built in 1971 — 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. 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: 0.98% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 8.5

CMA / ARV

• ARV (median comp): $178,675
• List price: $150,000
• Delta: -16.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Maison Pl NW	0.42mi	1/1.0	640 (+1%)	9mo	$126,000	$197	72
1150 Collier Rd NW Unit K9	0.00mi	1/1.0	525 (-18%)	8mo	$120,000	$229	68
1150 Collier Rd Unit I15	0.09mi	1/1.0	540 (-15%)	4mo	$145,000	$269	68
1150 Collier Rd NW Unit 6H	0.09mi	1/1.0	775 (+22%)	6mo	$155,000	$200	66
1150 Collier Rd NW Unit K12	0.09mi	1/1.0	540 (-15%)	7mo	$122,500	$227	65
1150 Collier Rd NW Unit L14	0.00mi	1/1.0	794 (+25%)	13mo	$195,000	$246	64
1150 Collier Rd NW Unit k18	0.00mi	1/1.0	525 (-18%)	15mo	$153,700	$293	63
1150 Collier Rd NW Unit F15	0.09mi	1/1.0	775 (+22%)	11mo	$145,000	$187	62
1150 Collier Rd NW Unit 10L	0.09mi	1/1.0	525 (-18%)	13mo	$132,000	$251	60
1150 Collier Rd Unit K3	0.10mi	1/1.0	540 (-15%)	12mo	$119,900	$222	60
1150 Collier Rd NW Unit D20	0.09mi	1/1.0	540 (-15%)	15mo	$150,000	$278	58
123 Elysian Way NW	0.68mi	1/1.0	753 (+18%)	7mo	$155,000	$206	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.16×
• Total profit: $-35,178
• Equity at exit: $22,365

10-year hold

• IRR: -18.5%
• Equity multiple: -0.02×
• Total profit: $-42,957
• 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 30318

• Rents YoY: 3.3%
• Active inventory: 1206
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$304
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-180

Break-even live

Break-even rent $1,697

Max offer price $123,951

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-128	+0% $-180	+5% $-232	+10% $-284
Rent	-10% $-296	-5% $-238	+0% $-180	+5% $-122	+10% $-64
Rate	-1.0pp $-104	-0.5pp $-142	base $-180	+0.5pp $-219	+1.0pp $-258

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Collier Rd NW Unit I15 Atlanta, GA	1.0	1.0	540	$1,800	$3.33	0d	1	0.08mi
1101 Collier Rd NW Unit U3 Atlanta, GA	1.0	1.0	750	$1,500	$2.00	142d	1	0.09mi
2100 Defoors Ferry Rd NW Atlanta, GA	1.0	1.0	615	$1,312	$2.13	0d	3	0.11mi
1185 Collier Rd NW Atlanta, GA	3.0	1.0–2.0	948	$1,625	$1.71	0d	40	0.12mi
1101 Collier Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	885	$1,575	$1.78	1d	2	0.16mi
2125 Defoors Ferry Rd NW Atlanta, GA	1.0	1.0	750	$1,150	$1.53	0d	1	0.27mi
1992 Woodland Hills Ave NW Unit 2 Atlanta, GA	1.0	1.0	700	$1,095	$1.56	113d	1	0.34mi
1992 Woodland Hills Ave NW Unit 2 Atlanta, GA	1.0	1.0	700	$1,150	$1.64	152d	1	0.34mi
1992 Woodland Hills Ave NW Apt 4 Atlanta, GA	1.0	1.0	500	$999	$2.00	165d	1	0.34mi
1992 Woodland Hills Ave NW Unit 3 Atlanta, GA	1.0	1.0	600	$1,035	$1.73	165d	1	0.34mi
1824 Defoor Ave NW Atlanta, GA	2.0	1.0–2.0	997	$1,830	$1.84	0d	11	0.50mi
914 Collier Rd NW Atlanta, GA	1.0–3.0	1.0–2.0	1015	$1,266	$1.25	0d	31	0.55mi
1888 Emery St NW Atlanta, GA	3.0	1.0–3.0	1058	$1,860	$1.76	0d	11	0.63mi
1850 Howell Mill Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1209	$1,781	$1.47	0d	38	0.72mi
1950 Howell Mill Rd NW Atlanta, GA	2.0	1.0–2.0	855	$1,750	$2.05	0d	130	0.72mi
2048 Bolton Dr NW Atlanta, GA	3.0	1.0–3.0	1023	$1,919	$1.87	0d	29	0.79mi
2167 Bolton Dr NW Atlanta, GA	2.0	1.0–2.0	831	$1,819	$2.19	0d	13	0.98mi
2200 Marietta Blvd NW Atlanta, GA	2.0	1.0–2.0	935	$2,225	$2.38	0d	147	1.04mi
1750 Commerce Dr NW Atlanta, GA	1.0–2.0	1.0–2.0	900	$1,423	$1.58	0d	13	1.04mi
1760 Northside Dr NW Atlanta, GA	1.0–2.0	1.0–2.0	701	$980	$1.40	0d	10	1.05mi
743 Holmes St NW Atlanta, GA	2.0	1.0–2.0	581	$1,262	$2.17	0d	1	1.07mi
1612 Tallulah St NW Atlanta, GA	2.0	1.0	720	$1,650	$2.29	115d	1	1.14mi
1330 Fairmont Ave NW Atlanta, GA	3.0	1.0–2.0	996	$1,843	$1.85	0d	7	1.38mi
1330 Fairmont Ave NW Atlanta, GA	2.0	1.0–2.0	899	$2,028	$2.26	7d	8	1.38mi
225 26th St NW Atlanta, GA	2.0	1.0–2.0	890	$1,640	$1.84	0d	15	1.41mi
1296 Longreen Ter NW Unit 7 Atlanta, GA	1.0	1.0	712	$2,095	$2.94	3d	1	1.42mi
500 Northside Cir NW Atlanta, GA	1.0–2.0	1.0–2.0	962	$1,275	$1.32	0d	14	1.50mi

Property features AI

Finance

• HOA & community: Monthly association fee of $304, including grounds maintenance and swimmingGated community with clubhouse, dog park, fitness center, and poolNear shopping

Exterior

• Parking: One parking spaceParking lot with unassigned parking
• Utilities: Public waterPublic sewerCable, electricity, and phone available
• Home design: CondominiumOne level
• Construction: Composition roofSlab foundationOther construction materials
• Exterior features: CourtyardPrivate entranceStorageCovered front porchIn-ground pool

Interior

• Kitchen: White cabinetsWalk-in pantrySolid-surface countersDishwasherDisposalElectric rangeMicrowaveRefrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom with a tub/shower combination
• Heating & cooling: Central electric heatingCentral air conditioning
• Interior features: BookcasesWalk-in closetOpen-concept dining area
• Laundry & utility: Washer and dryerLaundry in the kitchen on the main levelElectric water heater

HOA detail $304/mo · $3,648/yr condo

• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $150,000 Active 7 DOM
2. 2026-11-07
   days on market $150,000 Active 6 DOM
3. 2026-11-06
   days on market $150,000 Active 5 DOM
4. 2026-11-05
   days on market $150,000 Active 4 DOM
5. 2026-11-04
   days on market $150,000 Active 3 DOM
6. 2026-11-02
   pricedays on marketlisting id $150,000 Active 1 DOM
7. 2026-11-01
   days on market $152,500 Active 150 DOM
8. 2026-10-31
   days on market $152,500 Active 149 DOM
9. 2026-10-30
   days on marketlisting id $152,500 Active 148 DOM
10. 2026-10-29
    days on market $152,500 Active 147 DOM
11. 2026-10-28
    days on market $152,500 Active 146 DOM
12. 2026-10-27
    days on market $152,500 Active 145 DOM
13. 2026-10-26
    days on market $152,500 Active 144 DOM
14. 2026-10-26
    days on market $152,500 Active 143 DOM
15. 2026-10-24
    days on market $152,500 Active 142 DOM
16. 2026-10-23
    days on market $152,500 Active 141 DOM
17. 2026-10-22
    days on market $152,500 Active 140 DOM
18. 2026-10-21
    days on market $152,500 Active 139 DOM
19. 2026-10-20
    days on market $152,500 Active 138 DOM
20. 2026-10-19
    days on market $152,500 Active 137 DOM
21. 2026-10-18
    days on market $152,500 Active 136 DOM
22. 2026-10-17
    days on market $152,500 Active 135 DOM
23. 2026-10-16
    days on market $152,500 Active 134 DOM
24. 2026-10-15
    days on market $152,500 Active 133 DOM
25. 2026-10-14
    days on market $152,500 Active 132 DOM
26. 2026-10-13
    days on market $152,500 Active 131 DOM
27. 2026-10-12
    days on market $152,500 Active 130 DOM
28. 2026-10-11
    days on market $152,500 Active 129 DOM
29. 2026-10-10
    days on market $152,500 Active 128 DOM
30. 2026-10-09
    days on market $152,500 Active 127 DOM
31. 2026-10-08
    days on market $152,500 Active 126 DOM
32. 2026-10-07
    days on market $152,500 Active 125 DOM
33. 2026-10-06
    days on market $152,500 Active 124 DOM
34. 2026-10-05
    days on market $152,500 Active 123 DOM
35. 2026-10-04
    days on market $152,500 Active 122 DOM
36. 2026-10-04
    days on market $152,500 Active 121 DOM
37. 2026-10-02
    days on market $152,500 Active 120 DOM
38. 2026-10-01
    days on market $152,500 Active 119 DOM
39. 2026-09-30
    days on market $152,500 Active 118 DOM
40. 2026-09-29
    days on market $152,500 Active 117 DOM
41. 2026-09-28
    days on market $152,500 Active 116 DOM
42. 2026-09-27
    days on market $152,500 Active 115 DOM
43. 2026-09-26
    days on market $152,500 Active 114 DOM
44. 2026-09-25
    days on market $152,500 Active 113 DOM
45. 2026-09-24
    days on market $152,500 Active 112 DOM
46. 2026-09-23
    days on market $152,500 Active 111 DOM
47. 2026-09-22
    days on market $152,500 Active 110 DOM
48. 2026-09-21
    days on market $152,500 Active 109 DOM
49. 2026-09-20
    days on market $152,500 Active 108 DOM
50. 2026-09-19
    days on market $152,500 Active 107 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,629
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − HOA: −$3,648
• − Depreciation: −$4,364
• Taxable loss: −$4,605
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $-1,055/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.

Condition & rehab AI · 12 photos

Good 75/100 None rehab

This move-in ready condo in a gated community is in good condition with recent updates and a prime location.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value ↑
• Rental Replace outdoor cushions — Improves rental appeal ↑
• Resale Upgrade kitchen backsplash — Modernizes kitchen and adds value ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Morris Brandon Elementary School B GA #108/1,228 Nat'l #6,111/41,679 Middle Willis A. Sutton Middle School D+ GA #97/470 Nat'l #4,522/14,009 High North Atlanta High School F GA #213/424 Nat'l #13,673/17,239

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

A Composite livability gradescore 83/100

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 · 1,203,707 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 1%

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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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• HOA & community: Monthly association fee of $304, including grounds maintenance and swimmingGated community with clubhouse, dog park, fitness center, and poolNear shopping

Exterior

• Parking: One parking spaceParking lot with unassigned parking
• Utilities: Public waterPublic sewerCable, electricity, and phone available
• Home design: CondominiumOne level
• Construction: Composition roofSlab foundationOther construction materials
• Exterior features: CourtyardPrivate entranceStorageCovered front porchIn-ground pool

Interior

• Kitchen: White cabinetsWalk-in pantrySolid-surface countersDishwasherDisposalElectric rangeMicrowaveRefrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom with a tub/shower combination
• Heating & cooling: Central electric heatingCentral air conditioning
• Interior features: BookcasesWalk-in closetOpen-concept dining area
• Laundry & utility: Washer and dryerLaundry in the kitchen on the main levelElectric water heater

Price history

+41.5% since first listed

8 events — show timeline

• 2026-10-24 Listed $150,000 FMLS
• 2026-07-11 Price Changed $152,500 GAMLS
• 2026-06-01 Listed $160,000 GAMLS
• 2022-09-30 Sold (MLS) $179,000 GAMLS
• 2022-09-16 Pending — GAMLS
• 2022-08-25 Listed $178,000 GAMLS
• 2007-08-17 Listed $107,900 FMLS
• 2007-08-17 Sold (MLS) $106,000 FMLS