777 Jordan Ln Unit G4 · Scottdale, GA 30033

$159,000

2 bd · 1.0 ba · 840 sqft · Condo public records · 36 Days on market

Built 1963 $189/sqft · 19% below area Est $197k · 19% under $310/mo HOA · 16% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, Location!! Tucked away on a quiet stretch of Decatur, this awesome two-bedroom, one-bath home won't last long. This top floor unit adds a sense of privacy and calm - no one overhead, more sunlight, and a cozy, tucked-in feeling that makes this home feel like a retreat. It's perfect for quiet mornings, relaxed evenings, and everything in between. You're close to the heartbeat of the area - dining, shopping, parks, and easy access to the city and the up and coming multi use development of Lulah Hills - all while still enjoying a peaceful residential setting.

Key facts

• Top floor unit
• $310 HOA
• Built 1963

Tags

• TOP FLOOR UNIT
• EASY ACCESS TO THE CITY
• PEACEFUL RESIDENTIAL SETTING

Property features AI

Finance

• Other: Single unit in the community
• HOA & community: Monthly association fee of $310; Has association

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available; Phone available
• Home design: One-level condominium
• Construction: Brick on all sides construction; Composition roof; Block foundation; Resale property
• Exterior features: Asphalt road access; Located in a condominium community

Interior

• Kitchen: White cabinets; Dishwasher; Electric oven; Electric range; Refrigerator; Electric water heater
• Bedrooms: Two main-level bedrooms; Bedroom features: Other
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (main level); Master bath features: Other
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Shared wall with one adjacent unit; Other interior features
• Laundry & utility: Washer and dryer; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.3% in Scottdale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#18 in GA, #2,327 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime A-; Watch: amenities F, health & safety F.
• Dekalb County (suburban): math 19% / reading 28% proficiency, ranked #125 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mclendon Elementary School (math 15% / reading 24%, grade F, #873 of 1,228 statewide, top 71%, 309 students, 100% FRL); Druid Hills Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 956 students, 46% FRL); Druid Hills High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,358 students, 37% FRL).
• Market conditions: Rents rising (+2.2%/yr); 241 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 6.9

CMA / ARV

• ARV (median comp): $197,213
• List price: $159,000
• Delta: -19.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-18,493
• Equity at exit: $23,707

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-10,395
• Equity at exit: $13,747

Cash invested: $44,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30033

• Rents YoY: 2.2%
• Active inventory: 241
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$834
• Tax from tax record: −$173 /mo · $2,076/yr
• Insurance: −$66
• HOA: −$310
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $135

Break-even live

Break-even rent $1,751

Max offer price $159,000

Occupancy floor 88%

Sensitivity live

Price	-10% $225	-5% $180	+0% $135	+5% $90	+10% $45
Rent	-10% $-17	-5% $59	+0% $135	+5% $211	+10% $287
Rate	-1.0pp $215	-0.5pp $176	base $135	+0.5pp $94	+1.0pp $52

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 Jordan Ln Unit G1 Decatur, GA	2.0	1.0	840	$2,000	$2.38	5d	1	0.02mi
789 Jordan Ln Unit 2 Decatur, GA	2.0	1.0	840	$2,000	$2.38	5d	1	0.05mi
645 Dekalb Industrial Way Decatur, GA	1.0–2.0	1.0–2.0	1002	$2,188	$2.18	22d	8	0.25mi
2676 Milscott Dr Decatur, GA	3.0	1.0–2.0	949	$1,812	$1.91	1d	7	0.30mi
100 Paces Park Dr Decatur, GA	1.0–3.0	1.0–2.0	1084	$1,766	$1.63	2d	20	0.33mi
2600 Milscott Dr Decatur, GA	3.0	1.0–2.0	1087	$2,802	$2.58	2d	30	0.39mi
2588 Decatur Village Dr Decatur, GA	1.0–2.0	1.0–2.0	964	$2,347	$2.43	2d	24	0.47mi
1605 Church St Decatur, GA	3.0	1.0–2.0	1077	$1,878	$1.74	2d	25	0.49mi
512 Tuxworth Cir Decatur, GA	2.0	1.0	1045	$2,100	$2.01	2d	1	0.53mi
1413 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,950	$1.83	44d	1	0.64mi
1415 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,850	$1.73	44d	1	0.65mi
2536 Blackmon Dr Decatur, GA	1.0–2.0	1.0–2.0	942	$3,427	$3.64	21d	13	0.65mi
777 Valleybrook Xing Decatur, GA	1.0–2.0	1.0–2.0	1019	$1,499	$1.47	44d	1	0.69mi
1005 McClelen Way #1005 Decatur, GA	2.0	1.0	1045	$1,700	$1.63	17d	1	0.70mi
723 Ford Pl Unit A Scottdale, GA	2.0	1.0	800	$1,400	$1.75	24d	1	0.79mi
721 Ford Pl Unit A Scottdale, GA	2.0	1.0	896	$1,450	$1.62	5d	1	0.80mi
3324 Valley Brook Pl Decatur, GA	2.0	1.0–2.0	1002	$1,368	$1.36	21d	5	0.84mi
2397 Desmond Dr Decatur, GA	2.0	1.0	896	$2,095	$2.34	44d	1	0.85mi
3073 Cedar Creek Pkwy Decatur, GA	1.0–3.0	1.0–2.0	1050	$1,334	$1.27	3d	49	0.93mi
10 Rimington Ln Decatur, GA	1.0–3.0	1.0–2.0	1066	$1,712	$1.61	2d	13	1.03mi
3471 N Druid Hills Rd Decatur, GA	1.0–3.0	1.0–2.0	1107	$1,969	$1.78	1d	19	1.04mi
1400 Church St Decatur, GA	1.0–2.0	1.0–1.5	912	$1,595	$1.75	13d	3	1.05mi
1386 Church St Unit C Decatur, GA	2.0	1.5	1040	$1,625	$1.56	44d	1	1.05mi
1386 Church St Unit A Decatur, GA	2.0	1.5	1040	$1,595	$1.53	13d	1	1.05mi
258 Forkner Dr Unit 04 Decatur, GA	2.0	1.0	800	$1,650	$2.06	22d	1	1.05mi
463 Medlock Rd Unit B Decatur, GA	3.0	2.0	1072	$2,065	$1.93	44d	1	1.06mi
3421 N Druid Hills Rd Decatur, GA	2.0	1.0–2.0	885	$1,763	$1.99	1d	74	1.12mi
2340 Lawrenceville Hwy Decatur, GA	2.0	1.0	1000	$1,400	$1.40	44d	1	1.12mi
1211 Robinwood Rd Decatur, GA	2.0	1.0	1053	$1,850	$1.76	44d	1	1.20mi
3145 Misty Creek Dr Decatur, GA	1.0–2.0	1.0–2.0	990	$1,725	$1.74	4d	8	1.23mi
1039 Verdi Way Clarkston, GA	3.0	1.5	1053	$1,995	$1.89	5d	1	1.25mi
327 N Clarendon Ave Unit B Scottdale, GA	1.0	1.0	620	$1,600	$2.58	44d	1	1.34mi
2429 Lawrenceville Hwy #8 Decatur, GA	1.0	1.0	636	$1,800	$2.83	44d	1	1.36mi
2429 Lawrenceville Hwy Decatur, GA	1.0	1.0	636	$1,195	$1.88	44d	1	1.36mi
220 N Arcadia Ave Decatur, GA	1.0	1.0	785	$1,585	$2.02	2d	5	1.37mi
351 Hillcrest Ave Decatur, GA	2.0	1.0	650	$1,450	$2.23	5d	4	1.40mi

HOA detail condo

• Monthly dues: $310 · $3,720/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $159,000 Active 36 DOM
2. 2026-06-17
   days on market $159,000 Active 35 DOM
3. 2026-06-16
   days on market $159,000 Active 34 DOM
4. 2026-06-15
   days on market $159,000 Active 33 DOM
5. 2026-06-13
   days on market $159,000 Active 31 DOM
6. 2026-06-09
   days on market $159,000 Active 27 DOM
7. 2026-06-08
   days on market $159,000 Active 26 DOM
8. 2026-06-07
   days on market $159,000 Active 25 DOM
9. 2026-06-04
   days on market $159,000 Active 22 DOM
10. 2026-06-03
    days on market $159,000 Active 21 DOM
11. 2026-06-02
    days on market $159,000 Active 20 DOM
12. 2026-06-01
    days on market $159,000 Active 19 DOM
13. 2026-05-31
    days on market $159,000 Active 18 DOM
14. 2026-05-13
    listed $167,000 Active 584-char remark
15. 2026-03-09
    soldstatus $150,000
16. 2026-02-12
    historical
17. 2026-02-12
    historical
18. 2026-01-22
    price $185,000
19. 2026-01-22
    price $185,000
20. 2026-01-14
    listed $200,000 Active
21. 2026-01-14
    listed $200,000 New
22. 2021-09-28
    soldstatus $117,000
23. 2021-08-19
    soldstatus $117,000 Closed
24. 2021-07-12
    status Pending
25. 2021-07-07
    status Active
26. 2021-06-30
    status Pending
27. 2021-06-29
    listed $125,000 Active
28. 2001-05-07
    soldstatus $108,000
29. 2000-10-26
    soldstatus $101,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,076 · $173/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,060
• − Mortgage interest: −$8,906
• − Property taxes: −$2,076
• − Insurance: −$795
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$3,720
• − Depreciation: −$4,625
• Taxable loss: −$752
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $1,801/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dekalb County
• NCES district ID: 1301740
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $51,448
• Composite: 20.92/100
• National rank: #8482
• State rank: #125 of 174 in GA

Livability — Scottdale

• Score: 79/100
• State rank: #18
• US rank: #2327

Category grades

Amenities F Commute A+ Cost of living B+ Crime A- Employment A- Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottdale, GA
• County: Dekalb County · 782,738 people
• City population: 4,831
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 31,310
• Household income: $111,616
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 1503.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Black 14% Asian 13% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 3%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 80% English-only · Other Indo-European 5% Spanish 5% Chinese 3%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -393.60%
• Current HPI: 234.828
• Rent YoY: ▲ 2.20%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+56.2% since first listed

17 events — show timeline

• 2026-05-28 Price Changed $159,000 FMLS
• 2026-05-13 Listed $167,000 FMLS
• 2026-03-09 Sold (Public Records) $150,000 Public Records
• 2026-02-12 Listing Removed — GAMLS
• 2026-02-12 Listing Removed — FMLS
• 2026-01-22 Price Changed $185,000 FMLS
• 2026-01-22 Price Changed $185,000 GAMLS
• 2026-01-14 Listed $200,000 GAMLS
• 2026-01-14 Listed $200,000 FMLS
• 2021-09-28 Sold (Public Records) $117,000 Public Records
• 2021-08-19 Sold (MLS) $117,000 FMLS
• 2021-07-12 Pending — FMLS
• 2021-07-07 Relisted — FMLS
• 2021-06-30 Pending — FMLS
• 2021-06-29 Listed $125,000 FMLS
• 2001-05-07 Sold (Public Records) $108,000 Public Records
• 2000-10-26 Sold (Public Records) $101,800 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,076 · -0.4% YoY. Source: county tax records.