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.[1]

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:[2]

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):[3]

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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[1]

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.

[2]

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.”

[3]

ApartmentAdvisor, Arts Center Tower, https://www.apartmentadvisor.com/details/1270-w-peachtree-st-atlanta-ga-30309 (accessed August 2026). Similar listings and deal ratings.