Luxury City Home with Skyline
For Sale
$704,444
45 Ivan Allen Jr Boulevard NW #2002, Atlanta, GA 30308
Sophisticated city home with hotel services and unrivaled skyline views.
Property Size1,823 SF
Price / SF$386.42
Days on Market353
Property Features for 45 Ivan Allen Jr Boulevard NW #2002
General Information
Standard status
Active
Size
1,823 SF
Property subtype
Condominium
Amenities
Security System
Natural Gas
Ceiling Fan(s)
Central Air
Dishwasher
Disposal
Electric Range
Electric Oven
Refrigerator
Microwave
Washer
Dryer
ENERGY STAR Qualified Appliances
Self Cleaning Oven
Deck, Patio, Pool, Porch, Cable Available, Sewer Available, Water Available, Electricity Available, Natural Gas Available, Phone Available, Composition
Building Details
Building Size
1,823 SF
Year Built
2010
Listing Agency:
Coldwell Banker Realty
(404) 262-1234
Listed By:
First MLS
(404) 262-1234
Source:
Kw
Added: Aug 25, 2025
Changed: Aug 8
Last Checked: Aug 12 at 12:34PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This sophisticated city home, located above the upcoming JW Marriott Atlanta Hotel and Residences, offers hotel services and amenities combined with 180-degree skyline views. The designer home features a seamless blend of modern luxury and timeless elegance, including a 60-foot-long living and dining area. The chef’s kitchen is equipped with Gaggenau appliances, Alno cabinetry, and Dornbracht fixtures, flowing into a spacious outdoor living room. Bright hardwood floors, 10-foot ceilings, custom lighting, and curated art illumination create an ambiance of understated elegance. The primary suite provides a serene retreat, featuring a spa-inspired bath adorned with carrara marble, double vanities, and a vessel soaking tub. Both ensuite bedrooms have floor-to-ceiling windows and large custom walk-in closets. Power shades are installed throughout the entire home. A chic powder room is located off the foyer. The property includes two side-by-side parking spaces adjacent to the elevator. Residents have exclusive access to hotel-style services, including a 24-hour concierge, in-room dining, a full-service spa, on-demand housekeeping, helipad access, valet parking, and pet care services. The property is 1823 square feet. It is located minutes from Midtown, Buckhead, and the Airport.
Key Highlights
- Unrivaled 180‑degree skyline views.
- Access to world‑class hotel‑style services including 24‑hour concierge, in‑room dining, spa, housekeeping, helipad, valet, and pet care.
- Enjoy a sprawling 60‑foot‑long living & dining area flowing to an outdoor living room.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$20,108
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.85%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$402,160
$402.2K
Cap Rate 7%
$287,257
$287.3K
Cap Rate 9%
$223,422
$223.4K
Market Conditions
NOI Build-Up for 1,823 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$38.3K $21.00/SF
− Vacancy
−$1.7K −$0.95/SF
EGI
$36.6K $20.06/SF
− OpEx
−$16.5K −$9.02/SF
NOI
$20.1K $11.03/SF
Area
Atlanta, GA
Vacancy
4.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$402,160
Cap Rate 7%
$287,257
Cap Rate 9%
$223,422
Alternative Uses
Best Use
Apartment 5plus
$287.3K
$251.4K – $335.1K
NOI $20,108 @ 7.0% cap · market cap 2.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$509.6K
$445.9K – $594.5K
NOI $35,672 @ 7.0% cap · market cap 5.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10,044
Businesses Nearby
Explore this area
Business Placement
Demographics for 30308, GA
22,121
Population
16,007
Households
1.4
Avg Household Size
32
Median Age
74%
College-Educated
97%
High-School Grad
1.6 sq mi
ZIP Area
13,826
Density / Sq Mi
$82,420
Median Household Income
$64,696
Median Earnings
$1,824
Median Rent
$387,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Sophisticated city home with hotel services and unrivaled skyline views.
Where is this apartment building located?
The property is located at 45 Ivan Allen Jr Boulevard NW #2002 Atlanta, GA.
What is the asking price?
The asking price for this property is $704,444.
What are key features of this property?
This property features: Unrivaled 180‑degree skyline views.; Access to world‑class hotel‑style services including 24‑hour concierge, in‑room dining, spa, housekeeping, helipad, valet, and pet care.; Enjoy a sprawling 60‑foot‑long living & dining area flowing to an outdoor living room.
