Midtown Condo with City
For Sale
$449,900
950 W Peachtree Street NW #1214, Atlanta, GA 30309
Updated 12th-floor condo with city views and resort-style amenities.
Property Size1,196 SF
Price / SF$376.17
Days on Market385
Property Features for 950 W Peachtree Street NW #1214
General Information
Standard status
Active
Size
1,196 SF
Property subtype
Condominium
Taxes and HOA fees
Annual Taxes
$7,188
Amenities
Cable Ready
Electric
Central
Central Air
Dishwasher
Microwave
Refrigerator
Cable Available, High Speed Internet
Building Details
Building Size
1,196 SF
Year Built
2006
Listing Agency:
Keller Williams Realty Metro Atlanta
(404) 784-7936
Listed By:
Patrick Peyer · License #266568
(404) 784-7936
Source:
Kw
Added: Aug 12, 2025
Changed: Aug 28
Last Checked: Aug 31 at 1:22AM
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 Keller Williams Realty Metro Atlanta
Investment Insights
Based on property information with market context.
This 12th-floor unit offers views of the city skyline and the Plaza Gardens and pool. The kitchen has been recently updated and features ample cabinetry, stainless steel appliances, granite countertops, and a tile backsplash. Fresh paint and new high-end carpet have been installed in the bedrooms. The open living and dining area includes hardwood floors, 10' ceilings, and floor-to-ceiling windows. A large balcony provides space for enjoying the scenery. Resort-style amenities include a plaza-level pool, fitness center, fire pit, lounge areas, gas grills, 24-hour concierge, and on-site security. The location provides access to Midtown MARTA, Publix, Marlow's Tavern, and street-level retail. This FHA-approved community includes two side-by-side covered parking spaces, a dog relief area, and a financially strong HOA. The property is 1196 square feet.
Key Highlights
- Unbeatable Midtown location: close to MARTA, Publix, restaurants, and retail.
- Incredible city skyline and Plaza Gardens/pool views from the 12th floor.
- Resort‑style amenities: pool, fitness center, fire pit, lounge areas, grills, concierge, and security.
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
$13,192
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
2.93%
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%
$263,840
$263.8K
Cap Rate 7%
$188,457
$188.5K
Cap Rate 9%
$146,578
$146.6K
Market Conditions
NOI Build-Up for 1,196 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
$25.1K $21.00/SF
− Vacancy
−$1.1K −$0.95/SF
EGI
$24.0K $20.06/SF
− OpEx
−$10.8K −$9.02/SF
NOI
$13.2K $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%
$263,840
Cap Rate 7%
$188,457
Cap Rate 9%
$146,578
Alternative Uses
Best Use
Apartment 5plus
$188.5K
$164.9K – $219.9K
NOI $13,192 @ 7.0% cap · market cap 2.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$334.3K
$292.5K – $390.1K
NOI $23,403 @ 7.0% cap · market cap 5.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7,911
Businesses Nearby
Explore this area
Business Placement
Demographics for 30309, GA
31,856
Population
20,558
Households
1.5
Avg Household Size
34
Median Age
84%
College-Educated
98%
High-School Grad
3.3 sq mi
ZIP Area
9,653
Density / Sq Mi
$111,894
Median Household Income
$81,517
Median Earnings
$2,123
Median Rent
$414,700
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 - Updated 12th-floor condo with city views and resort-style amenities.
Where is this apartment building located?
The property is located at 950 W Peachtree Street NW #1214 Atlanta, GA.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Unbeatable Midtown location: close to MARTA, Publix, restaurants, and retail.; Incredible city skyline and Plaza Gardens/pool views from the 12th floor.; Resort‑style amenities: pool, fitness center, fire pit, lounge areas, grills, concierge, and security.
