870 Mayson Turner Rd NW #1238 · Atlanta, GA 30314

$120,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 58 Days on market

Built 2007 $156/sqft · 17% above area Est $145k · 17% under $361/mo HOA · 27% 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 +7.1/30.0
• 1% rule +6.2/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to elevated city living at The Washington-where style, convenience, and connectivity come together in the heart of Atlanta's Historic West End. This modern 1-bedroom, 1-bath condo in sought-after Vine City offers an ideal blend of comfort and accessibility. Step inside to an open-concept layout filled with natural light, high ceilings, and a seamless flow between living, dining, and kitchen spaces. A private balcony overlooking the community green space provides the perfect setting for relaxing or entertaining. The kitchen features granite countertops, stainless steel appliances, and ample cabinet space-designed for both functionality and style. The spacious bedroom includes a large walk-in closet, offering excellent storage and comfort. Residents of this gated community enjoy access to amenities including a pool, fitness center, and clubhouse-creating a convenient and enjoyable living environment. Location is a standout feature. Just steps from the Ashby MARTA Station, this home offers easy access throughout the city. Nearby destinations include Morehouse College, Spelman College, and Clark Atlanta University, along with the popular Atlanta BeltLine, West Midtown Atlanta, and Atlantic Station for dining, shopping, and entertainment. Just minutes away, the iconic Mercedes-Benz Stadium hosts major sporting events, concerts, and is set to be a key venue for the upcoming FIFA World Cup-adding to the area's energy and long-term appeal. Additional features include assigned covered parking and convenient access to downtown and major highways. Conventional and VA approved (not FHA approved). Don't miss this opportunity to own a well-located condo in one of Atlanta's growing and connected neighborhoods. Schedule your showing today. Welcome home!

Key facts

• Gated community
• Private balcony
• Large walk-in closet

Tags

• PRIVATE BALCONY
• GATED COMMUNITY
• COMMUNITY GREEN SPACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Resale property; Green features include thermostat and efficient windows
• HOA & community: Monthly HOA fee; HOA covers grounds and structure maintenance, pool, and water; Community amenities include clubhouse, pool, near Beltline, near public transport, and near shopping; Part of a community with approximately 160 units

Exterior

• Parking: Assigned covered parking in parking lot; Attached parking; Total parking spaces: 1
• Security: Gated community
• Utilities: Water: Other; Sewer: Other; Electric: Other
• Home design: Condominium; One level
• Construction: Stucco exterior; Other roof; Other construction material
• Exterior features: Balcony; Accessible entrance

Interior

• Kitchen: Breakfast bar; Stained cabinets; Stone countertops; Open view to family room; Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Self-cleaning oven; ENERGY STAR qualified appliances
• Bedrooms: Master on main
• Flooring: Carpet; Hardwood
• Bathrooms: Master bath with separate tub and shower; Soaking tub
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Elevator; 9-ft ceilings on main level; High-speed internet; Low-flow plumbing fixtures; Walk-in closet(s); Insulated windows; Shared walls with adjacent units
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (25.0% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $90k (25.0% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: 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: Michael R. Hollis Innovation Academy (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 653 students, 100% FRL); Herman J. Russell West End Academy (math 12% / reading 12%, grade F, #417 of 470 statewide, top 90%, 399 students, 100% FRL); Booker T. Washington High School (math 24% / reading 24%, grade F, #184 of 424 statewide, top 48%, 831 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 32% district-wide (-18 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 38% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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 58 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $89,941 (25.0% 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 58 days. Have you received any prior offers? Is the seller open to a 25% 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: 1.12% ✓
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 7.4

CMA / ARV

• ARV (median comp): $144,575
• List price: $120,000
• Delta: -17.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.09×
• Total profit: $-30,647
• Equity at exit: $17,892

10-year hold

• IRR: -26.8%
• Equity multiple: -0.25×
• Total profit: $-42,126
• Equity at exit: $10,375

Cash invested: $33,600 (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 30314

• Home prices YoY: -22.9%
• Rents YoY: 2.5%
• Active inventory: 293
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$629
• Tax from tax record: −$190 /mo · $2,286/yr
• Insurance: −$50
• HOA: −$361
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-170

Break-even live

Break-even rent $1,558

Max offer price $89,941

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-136	+0% $-170	+5% $-204	+10% $-238
Rent	-10% $-276	-5% $-223	+0% $-170	+5% $-117	+10% $-64
Rate	-1.0pp $-110	-0.5pp $-140	base $-170	+0.5pp $-201	+1.0pp $-233

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
870 Mayson Turner Rd NW #1442 Atlanta, GA	2.0	2.0	1094	$2,100	$1.92	26d	1	0.02mi
60 Paschal Blvd NW Atlanta, GA	1.0–3.0	1.0–2.5	945	$701	$0.74	26d	25	0.14mi
936 Mayson Turner Rd NW Atlanta, GA	3.0	1.0–2.0	648	$1,116	$1.72	0d	13	0.17mi
961 Desoto St NW Atlanta, GA	2.0	1.0	636	$1,094	$1.72	4d	5	0.21mi
18 Booker St NW Atlanta, GA	1.0	1.0	560	$2,000	$3.57	26d	1	0.21mi
20 Griffin St NW Unit 1 Atlanta, GA	2.0	1.0	800	$1,250	$1.56	26d	1	0.28mi
75 Griffin St NW Atlanta, GA	2.0	1.0	1000	$1,600	$1.60	26d	1	0.34mi
101 Sunset Ave NW Atlanta, GA	1.0	1.0	700	$950	$1.36	22d	1	0.42mi
891 Rock St NW Atlanta, GA	2.0–3.0	2.0	1104	$1,295	$1.17	26d	4	0.46mi
139 Lawton St SW Atlanta, GA	2.0	1.0	750	$995	$1.33	26d	1	0.51mi
147 Lawton St SW Atlanta, GA	2.0	1.0	676	$995	$1.47	26d	1	0.52mi
94 Vine St NW Unit 94 Atlanta, GA	1.0	1.0	756	$1,025	$1.36	1d	1	0.53mi
669 Atlanta Student Movement Blvd Atlanta, GA	2.0	1.0–2.0	803	$1,614	$2.01	26d	12	0.59mi
109 Vine St SW Unit A Atlanta, GA	2.0	1.0	600	$1,250	$2.08	24d	1	0.60mi
109 Vine St SW Unit A Atlanta, GA	2.0	1.0	750	$1,150	$1.53	9d	1	0.60mi
245 Stafford St NW Unit A Atlanta, GA	2.0	1.0	784	$1,300	$1.66	26d	1	0.60mi
260 Elm St NW Unit 1 Atlanta, GA	1.0	1.0	600	$1,050	$1.75	9d	1	0.61mi
5 Burbank Dr SW Unit B Atlanta, GA	2.0	1.0	1000	$1,300	$1.30	19d	1	0.66mi
15 Burbank Dr SW Unit 3 Atlanta, GA	2.0	1.0	900	$1,350	$1.50	13d	1	0.67mi
1097 Westview Dr SW Unit 10 Atlanta, GA	2.0	1.0	750	$1,095	$1.46	26d	1	0.70mi
10 Rockmart Dr SW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	17d	1	0.71mi
10 Rockmart Dr NW Atlanta, GA	1.0	1.0	784	$1,450	$1.85	17d	1	0.71mi
55 Maple St NW Atlanta, GA	1.0–3.0	1.0–2.0	862	$1,410	$1.63	6d	35	0.74mi
1336 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,450	$1.81	26d	1	0.82mi
1338 Sharon St NW Atlanta, GA	2.0	1.0	800	$1,600	$2.00	22d	1	0.82mi
600 Greensferry Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	949	$934	$0.98	9d	16	0.86mi
481 Griffin St NW Atlanta, GA	2.0	2.0	1080	$2,000	$1.85	18d	1	0.88mi
170 Northside Dr SW Atlanta, GA	1.0–2.0	1.0–2.0	955	$1,233	$1.29	3d	11	0.88mi
370 Northside Dr NW Atlanta, GA	1.0–3.0	1.0–2.0	981	$1,425	$1.45	1d	25	0.93mi
15 Chappell Rd NW Unit A Atlanta, GA	1.0	1.0	700	$940	$1.34	7d	1	0.94mi
23 Larkin Pl SW Atlanta, GA	1.0–2.0	1.0–2.0	1011	$1,300	$1.29	3d	14	0.95mi
555 Paines Ave NW Unit 3 Atlanta, GA	1.0	1.0	1000	$1,400	$1.40	26d	1	0.97mi
555 Paines Ave NW Atlanta, GA	1.0	1.0	1000	$1,150	$1.15	9d	1	0.97mi
564 Joseph E Lowery Blvd NW Atlanta, GA	2.0	1.0	980	$1,100	$1.12	26d	1	0.98mi
564 Joseph E. Lowery Blvd NW Unit 3 Atlanta, GA	2.0	1.0	980	$1,100	$1.12	26d	1	0.98mi
238 Walker St SW Atlanta, GA	1.0–2.0	1.0–2.5	1550	$1,650	$1.06	16d	2	0.99mi
210 Walker St SW #1 Atlanta, GA	1.0	1.0	650	$1,500	$2.31	6d	1	1.00mi
1170 Greenwich St SW #3 Atlanta, GA	2.0	1.0	900	$1,200	$1.33	1d	1	1.01mi
537 Sunset Ave NW Atlanta, GA	2.0	1.0	775	$1,750	$2.26	26d	1	1.01mi
710 North Ave NW #102 Atlanta, GA	2.0	1.0	686	$1,145	$1.67	26d	1	1.02mi

HOA detail condo

• Monthly dues: $361 · $4,332/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $120,000 Active 58 DOM
2. 2026-06-18
   days on market $120,000 Active 55 DOM
3. 2026-06-17
   days on market $120,000 Active 54 DOM
4. 2026-06-16
   days on market $120,000 Active 53 DOM
5. 2026-06-15
   days on market $120,000 Active 52 DOM
6. 2026-06-13
   days on market $120,000 Active 50 DOM
7. 2026-06-13
   days on market $120,000 Active 49 DOM
8. 2026-06-09
   days on market $120,000 Active 46 DOM
9. 2026-06-08
   days on market $120,000 Active 45 DOM
10. 2026-06-07
    days on market $120,000 Active 44 DOM
11. 2026-06-04
    days on market $120,000 Active 41 DOM
12. 2026-06-03
    days on market $120,000 Active 40 DOM
13. 2026-06-02
    days on market $120,000 Active 39 DOM
14. 2026-06-01
    days on market $120,000 Active 38 DOM
15. 2026-05-31
    days on market $120,000 Active 37 DOM
16. 2026-04-22
    listed $120,000 New 1800-char remark

    Show marketing remark (1800 chars)

    Welcome to elevated city living at The Washington-where style, convenience, and connectivity come together in the heart of Atlanta's Historic West End. This modern 1-bedroom, 1-bath condo in sought-after Vine City offers an ideal blend of comfort and accessibility. Step inside to an open-concept layout filled with natural light, high ceilings, and a seamless flow between living, dining, and kitchen spaces. A private balcony overlooking the community green space provides the perfect setting for relaxing or entertaining. The kitchen features granite countertops, stainless steel appliances, and ample cabinet space-designed for both functionality and style. The spacious bedroom includes a large walk-in closet, offering excellent storage and comfort. Residents of this gated community enjoy access to amenities including a pool, fitness center, and clubhouse-creating a convenient and enjoyable living environment. Location is a standout feature. Just steps from the Ashby MARTA Station, this home offers easy access throughout the city. Nearby destinations include Morehouse College, Spelman College, and Clark Atlanta University, along with the popular Atlanta BeltLine, West Midtown Atlanta, and Atlantic Station for dining, shopping, and entertainment. Just minutes away, the iconic Mercedes-Benz Stadium hosts major sporting events, concerts, and is set to be a key venue for the upcoming FIFA World Cup-adding to the area's energy and long-term appeal. Additional features include assigned covered parking and convenient access to downtown and major highways. Conventional and VA approved (not FHA approved). Don't miss this opportunity to own a well-located condo in one of Atlanta's growing and connected neighborhoods. Schedule your showing today. Welcome home!

17. 2026-04-22
    listed $120,000 Active 1848-char remark

    Show marketing remark (1800 chars)

    Welcome to elevated city living at The Washington-where style, convenience, and connectivity come together in the heart of Atlanta's Historic West End. This modern 1-bedroom, 1-bath condo in sought-after Vine City offers an ideal blend of comfort and accessibility. Step inside to an open-concept layout filled with natural light, high ceilings, and a seamless flow between living, dining, and kitchen spaces. A private balcony overlooking the community green space provides the perfect setting for relaxing or entertaining. The kitchen features granite countertops, stainless steel appliances, and ample cabinet space-designed for both functionality and style. The spacious bedroom includes a large walk-in closet, offering excellent storage and comfort. Residents of this gated community enjoy access to amenities including a pool, fitness center, and clubhouse-creating a convenient and enjoyable living environment. Location is a standout feature. Just steps from the Ashby MARTA Station, this home offers easy access throughout the city. Nearby destinations include Morehouse College, Spelman College, and Clark Atlanta University, along with the popular Atlanta BeltLine, West Midtown Atlanta, and Atlantic Station for dining, shopping, and entertainment. Just minutes away, the iconic Mercedes-Benz Stadium hosts major sporting events, concerts, and is set to be a key venue for the upcoming FIFA World Cup-adding to the area's energy and long-term appeal. Additional features include assigned covered parking and convenient access to downtown and major highways. Conventional and VA approved (not FHA approved). Don't miss this opportunity to own a well-located condo in one of Atlanta's growing and connected neighborhoods. Schedule your showing today. Welcome home!

18. 2025-12-30
    historical
19. 2025-08-15
    price $110,000
20. 2025-06-30
    listed $125,000 New
21. 2014-05-16
    soldstatus $2,256,614
22. 2010-05-29
    historical

ⓘ 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: $2,286 · $190/mo
• Projected year-2 tax: $2,286 · $190/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: $16,111
• − Mortgage interest: −$6,722
• − Property taxes: −$2,286
• − Insurance: −$600
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − HOA: −$4,332
• − Depreciation: −$3,491
• Taxable loss: −$3,898
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $-1,106/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): 23,333
• Household income: $42,089
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1293.0

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 Black (76%)
• Race & ethnicity: Black 76% White 11% Hispanic / Latino 7% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 1%

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: ▼ -95.32%
• Current HPI: 321.4626
• Rent YoY: ▲ 2.53%
• 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

-94.7% since first listed

7 events — show timeline

• 2026-04-22 Listed $120,000 FMLS
• 2026-04-22 Listed $120,000 GAMLS
• 2025-12-30 Listing Removed — GAMLS
• 2025-08-15 Price Changed $110,000 GAMLS
• 2025-06-30 Listed $125,000 GAMLS
• 2014-05-16 Sold (Public Records) $2,256,614 Public Records
• 2010-05-29 Listing Removed — FMLS

Property tax history

+2.1%/yr

Latest (2025): $2,286 · -1.8% YoY. Source: county tax records.