Historic Atlanta High-Rise
For Sale
$365,000
75 Ponce De Leon Avenue NE #804, Atlanta, GA 30308
Renovated historic apartment with skyline views and modern amenities.
Property Size1,136 SF
Price / SF$321.30
Days on Market365
Property Features for 75 Ponce De Leon Avenue NE #804
General Information
Standard status
Active
Size
1,136 SF
Property subtype
Condominium
Amenities
Central
Ceiling Fan(s)
Dishwasher
Disposal
Electric Oven
Electric Range
Cable Available, Electricity Available, Phone Available, Sewer Available, Water Available, Composition
Building Details
Building Size
1,136 SF
Year Built
1913
Listing Agency:
Atlanta Fine Homes Sotheby's International
(404) 998-9944
Listed By:
First MLS
(404) 998-9944
Source:
Kw
Added: Aug 25, 2025
Changed: Aug 11
Last Checked: Aug 23 at 12:54PM
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 Atlanta Fine Homes Sotheby's International
Investment Insights
Based on property information with market context.
Originally opened in August 1913, The Ponce stands as one of Atlanta’s first true high-rise luxury apartment houses. Designed by New York architect William Lee Stoddart, the building features Renaissance Revival design with Italianate influences. A full unit renovation was completed in 2025, including a full kitchen and bathroom gut, refinished hardwood floors, new picture windows, and a fresh coat of interior paint. The living room offers bright, open views and architectural charm. The updated kitchen features quartz countertops, a carrera tile backsplash, and stainless steel appliances. The owner's suite includes a decorative fireplace, a sitting area, and a custom closet system, while the primary bathroom showcases tile walls and a frameless glass shower. The second bedroom includes an en-suite bathroom with a tub/shower combination. The unit also features a washer and dryer with built-in shelving. Residents enjoy access to a historic rooftop terrace with skyline views and outdoor seating. The building also features a grand entrance, a spiral staircase, an elegant lobby, a fitness center, and a community laundry room. A guest suite owned by the HOA is available to reserve for visitors. One dedicated parking space is included with the unit, and additional spaces may be rented. Storage units are also available for rent. Located within close reach of the Fox Theatre, Georgia Tech, Piedmont Park, the BeltLine, Midtown and Downtown restaurants, Centennial Park, Mercedes-Benz Stadium, and State Farm Arena, the property offers 1136 square feet of living space.
Key Highlights
- Unbeatable Location: Close to the Fox Theatre, Georgia Tech, Piedmont Park, the BeltLine, Midtown & Downtown restaurants, Centennial Park, Mercedes‑Benz Stadium, and State Farm Arena.
- Fully Renovated in 2025: Enjoy a completely updated kitchen and bathrooms, refinished hardwood floors, new picture windows, and fresh paint.
- Historic Landmark Building: Live in The Ponce, a prestigious 1913 high‑rise with Renaissance Revival architecture and a grand entrance.
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
$12,530
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
3.43%
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%
$250,600
$250.6K
Cap Rate 7%
$179,000
$179.0K
Cap Rate 9%
$139,222
$139.2K
Market Conditions
NOI Build-Up for 1,136 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
$23.9K $21.00/SF
− Vacancy
−$1.1K −$0.95/SF
EGI
$22.8K $20.06/SF
− OpEx
−$10.3K −$9.02/SF
NOI
$12.5K $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%
$250,600
Cap Rate 7%
$179,000
Cap Rate 9%
$139,222
Alternative Uses
Best Use
Apartment 5plus
$179.0K
$156.6K – $208.8K
NOI $12,530 @ 7.0% cap · market cap 3.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$317.6K
$277.9K – $370.5K
NOI $22,229 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,570
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Renovated historic apartment with skyline views and modern amenities.
Where is this apartment building located?
The property is located at 75 Ponce De Leon Avenue NE #804 Atlanta, GA.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Unbeatable Location: Close to the Fox Theatre, Georgia Tech, Piedmont Park, the BeltLine, Midtown & Downtown restaurants, Centennial Park, Mercedes‑Benz Stadium, and State Farm Arena.; Fully Renovated in 2025: Enjoy a completely updated kitchen and bathrooms, refinished hardwood floors, new picture windows, and fresh paint.; Historic Landmark Building: Live in The Ponce, a prestigious 1913 high‑rise with Renaissance Revival architecture and a grand entrance.
