# Comparable Units: North Midtown Market Data

## Source Data

All comparable data is drawn from the tenant's apartment hunting Google Sheet, which tracks 339 buildings and 240 units across 12 Atlanta/Decatur clusters. Prices were verified through a combination of Apartments.com scraping, Kagi price verification, and direct listing checks in August 2026.[^spreadsheet]

## Arts Center Tower in Context

Arts Center Tower is in Cluster 4 (North Midtown), which contains 15 buildings and 43 units — one of the largest clusters in the dataset.

| Metric | Arts Center Tower | North Midtown Cluster Average |
|--------|-------------------|-------------------------------|
| Building type | High-Rise | Mixed (11 High-Rise, 4 Mid-Rise) |
| Year built | 1964 | Varies (1960s–2020s) |
| Unit 17E rent | \$1,755 | — |
| Unit 17E \$/sqft | \$1.60 | ~\$2.17 (cluster avg) |
| Area delta | −\$0.57 | — |
| Walk score | 86 | High (78–94) |
| Transit score | 65 | High (42–66) |
| Bike score | 75 | Moderate (25–82) |

The area delta of −\$0.57 means Arts Center Tower is **57 cents per square foot below the North Midtown cluster average** — one of the best values in the area on a price-per-square-foot basis.

## All North Midtown Buildings

| Building | Address | Type | Avg Rent | Avg \$/sqft | # Units |
|----------|---------|------|----------|-------------|---------|
| 1045 on The Park | 1045 Piedmont Ave NE | High-Rise | — | — | 0 |
| Atlantic House | 1163 W Peachtree St NW | High-Rise | \$2,014 | \$2.46 | 1 |
| Azure on The Park | 1020 Piedmont Ave NE | High-Rise | \$2,681 | — | 3 |
| Hanover Midtown | 1230 W Peachtree St NW | High-Rise | \$1,843 | \$2.38 | 1 |
| MAA Midtown | 33 11th St NE | High-Rise | \$1,545 | — | 6 |
| MAA Piedmont Park | 250 10th St NE | Mid-Rise | \$2,230 | — | 3 |
| Nine15 Midtown | 915 W Peachtree St NW | High-Rise | \$2,045 | — | 2 |
| Novel Midtown | 1140 Spring St NW | High-Rise | \$2,108 | — | 3 |
| Spectrum on Spring | 1270 Spring St NW | Mid-Rise | \$1,885 | — | 3 |
| Tens on West | 1010 W Peachtree St NW | Mid-Rise | \$1,968 | — | 3 |
| The Dagny Midtown | 888 Juniper St NE | High-Rise | \$2,052 | — | 3 |
| The Hue Midtown | 22 14th St NW | High-Rise | \$1,993 | — | 8 |
| The M by RADIUS | 1080 W Peachtree St NW | High-Rise | \$1,913 | — | 2 |
| Windsor at Midtown | 222 14th St NE | Mid-Rise | \$2,075 | — | 3 |
| **Arts Center Tower** | **1270 W Peachtree St NW** | **High-Rise** | **\$1,755** | **\$1.60** | **1** |

**Key observation:** Arts Center Tower has the **lowest average rent** (\$1,755) of all 15 buildings in North Midtown. The next cheapest is MAA Midtown at \$1,545, but that includes 1BR units that skew the average lower.

## All North Midtown 2BR Units

| Building | Unit | Rent | Sqft | \$/sqft | Area Delta |
|----------|------|------|------|---------|------------|
| 1045 on The Park | Ansley, 507 | \$2,580 | 1,060 | \$2.43 | +\$0.26 |
| **Arts Center Tower** | **17E** | **\$1,755** | **1,100** | **\$1.60** | **−\$0.57** |
| Azure on The Park | C1 | \$2,720 | 957 | \$2.84 | +\$0.67 |
| Azure on The Park | C10 | \$2,978 | 1,690 | \$1.76 | −\$0.41 |
| MAA Midtown | Madison | \$1,632 | 1,161 | \$1.41 | −\$0.76 |
| MAA Midtown | Brooklyn | \$1,623 | 1,101 | \$1.47 | −\$0.70 |
| MAA Midtown | Lafayette | \$1,824 | 1,141 | \$1.60 | −\$0.57 |
| MAA Piedmont Park | 1206 | \$2,600 | 1,133 | \$2.29 | +\$0.12 |
| Novel Midtown | B1 | \$2,625 | 1,211 | \$2.17 | +\$0.00 |

**Key observation:** The only 2BR units cheaper than Arts Center Tower are at MAA Midtown, which is a newer building with in-unit washer/dryer and more amenities. The proposed increase to ~\$2,000 would move ACT from the cheapest 2BR to above MAA Midtown's Lafayette unit (\$1,824) while offering fewer amenities.

## Shortlist Comparables (All Clusters)

The tenant's shortlist of 8 finalist units across all clusters:

| Building | Area | Unit | BR/Ba | Rent | Sqft | \$/sqft | Walk | Transit | Bike |
|----------|------|------|-------|------|------|---------|------|---------|------|
| Marq on Ponce | South Midtown | 1C | 1/1 | \$1,486 | 891 | \$1.67 | 94 | 66 | 75 |
| 881 N Highland | Lenox Park | A1 | 1/1 | \$1,850 | 900 | \$2.06 | 92 | 42 | 82 |
| Crest on Peachtree | Central Midtown | Techwood | 1/1 | \$1,904 | 721 | \$2.64 | 92 | 66 | 74 |
| The Hue Midtown | North Midtown | 3512 (A5) | 1/1 | \$1,907 | 830 | \$2.30 | 89 | 66 | 61 |
| **Arts Center Tower** | **North Midtown** | **17E** | **2/2** | **\$1,755** | **1,100** | **\$1.60** | **86** | **65** | **75** |
| Rock Springs Village | West Emory | Highland Loft | 1/1 | \$1,616 | 894 | \$1.81 | 23 | 0 | 25 |
| Avery Glen | Decatur | B2 | 2/2 | \$1,815 | 1,153 | \$1.57 | 89 | 55 | 79 |
| Ice House Lofts | Decatur | B9 | 1/1 | \$1,750 | 925 | \$1.89 | 89 | 56 | 80 |

**Key observation:** Arts Center Tower is the only 2BR on the shortlist and has the lowest \$/sqft of any shortlisted unit (\$1.60). It is competitive with Avery Glen in Decatur (\$1.57/sqft for a 2BR), but Avery Glen is in a different neighborhood. Within North Midtown, ACT is uniquely positioned as a value option.

## All 12 Cluster Averages

| Cluster | # Buildings | Avg Rent | Avg \$/sqft |
|---------|-------------|----------|-------------|
| South Midtown | 10 | \$1,757 | \$1.80 |
| Decatur | 8 | \$1,968 | \$2.39 |
| West Emory | 4 | \$1,649 | \$1.90 |
| North Midtown | 15 | — | ~\$2.17 |
| Scottsdale | 7 | \$1,879 | \$1.99 |
| Southside | 2 | \$1,704 | \$1.81 |
| Buckhead | 4 | \$1,699 | \$1.68 |
| Central Midtown | 2 | \$2,055 | \$2.55 |
| East Emory | 5 | \$1,677 | \$1.62 |
| Avondale | 8 | \$1,714 | \$1.84 |
| Lenox Park | 8 | \$2,141 | \$2.51 |
| Shamrock Forest | 2 | \$1,871 | \$1.63 |

Arts Center Tower's \$1.60/sqft is below every single cluster average, making it one of the best values in the entire dataset.

## Current Building Floor Plans (August 2026)

From the Arts Center Tower website:[^floor_plans]

| Floor Plan | BR/Ba | Sqft | Base Rent | Total Monthly | Availability |
|------------|-------|------|-----------|---------------|-------------|
| Picasso | 1/1 | 750 | \$1,500 | \$1,584 | Available now |
| Van Gogh | 2/2 | 985 | \$2,047 | \$2,131 | Available 8/26/2026 |
| Matisse | 2/2 | 1,100 | "Call for details" | — | Not available |

The tenant's unit (17E) is a Matisse floor plan. The Van Gogh (smaller by 115 sqft) is listed at \$2,047 base rent for new tenants. The landlord appears to be using the Van Gogh's new-lease price as a benchmark for the Matisse renewal, but:

1. The Van Gogh is a **smaller** unit (985 vs 1,100 sqft)
2. New-lease prices are always higher than renewal prices (turnover premium)
3. The market is declining, not appreciating
4. The tenant's tenure has value (no vacancy, no make-ready, no leasing costs)

## External Comparable Data

From ApartmentAdvisor (August 2026):[^apt_advisor]

Arts Center Tower currently shows "No Availability" on ApartmentAdvisor, meaning all units are occupied or not actively listed. Similar Midtown listings from ApartmentAdvisor:

| Listing | Price | BR/Ba | Sqft | Deal Rating |
|---------|-------|-------|------|-------------|
| Skyhouse South | \$1,815–\$2,790 | 1–2BR | — | Fair Deal (\$293 below market) |
| Crescent Apartments | \$1,500 | 1BR | — | Fair Deal (\$111 below market) |
| Peachtree Walk | \$2,175 | 2/2 | — | Fair Deal (\$195 below market) |
| 1101 Juniper St NE | \$2,300 | 2/1 | 1,054 | Good Deal (\$319 below market) |
| 390 17th St NW | \$2,100 | 2/2 | 1,115 | Good Deal (\$598 below market) |
| 900 Peachtree Lofts | \$1,825–\$2,200 | 1–2BR | — | Great Deal (\$760 below market) |
| Juniper Place Condos | \$1,850–\$2,090 | 1–2BR | — | Great Deal (\$498 below market) |

**Key observation:** Several 2BR units in Midtown are listed at \$2,100–\$2,300, but ApartmentAdvisor rates them as "Fair" to "Good" deals, meaning they're at or slightly below market. The proposed ~\$2,000 for Arts Center Tower (with fewer amenities, no in-unit laundry, and \$200+ in hidden fees) would put it at the higher end of the value spectrum for what it offers.

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[^spreadsheet]: Tenant's apartment hunting Google Sheet, cached at `/tmp/gsheet_data/`. 339 buildings, 240 units, 12 clusters. Data enriched with verified prices, amenities, and commute scores in August 2026.
[^floor_plans]: Arts Center Tower floor plans, https://www.liveartscentertower.com/floorplans (accessed August 2026). Picasso: 1BR/1BA, 750 sqft, \$1,500 base/\$1,584 total. Van Gogh: 2BR/2BA, 985 sqft, \$2,047 base/\$2,131 total. Matisse: 2BR/2BA, 1,100 sqft, "Call for details."
[^apt_advisor]: ApartmentAdvisor, Arts Center Tower, https://www.apartmentadvisor.com/details/1270-w-peachtree-st-atlanta-ga-30309 (accessed August 2026). Similar listings and deal ratings.