3665 Chestnut Dr Unit F2 · Doraville, GA 30340

$168,000

2 bd · 1.0 ba · 957 sqft · Condo public records · 96 Days on market

Built 1967 $176/sqft · at area comps Est $169k · at est. $275/mo HOA · 13% 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 +20.3/30.0
• ARV discount +7.7/15.0
• 1% rule +7.5/10.0
• DSCR +6.5/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION! Ready to move in! Quiet GATED neighborhood with healthy HOA. Renovated unit with new laminate flooring, new tiled shower and stainless steel appliances in kitchen. Excellent location by I-85 and I-285 - convenient access to the city. Within Walking Distance to the new Assembly development and the Doraville train station. Also walking distance to the new downtown Doraville where new development plans are in the works! Perfect for the crash pad near the city!

Key facts

• Gated neighborhood
• New tiled shower
• $275 HOA

Tags

• GATED NEIGHBORHOOD
• NEW LAMINATE FLOORING
• NEW TILED SHOWER
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.3% in Doraville — 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 55/100 on livability (#509 in GA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-, cost of living B+; Watch: schools F, crime F, amenities 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.
• Market conditions: Rents soft (-2.2%/yr); 86 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 40% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 96 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.
• Current owner paid $118k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.25% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 6.7

CMA / ARV

• ARV (median comp): $168,807
• List price: $168,000
• Delta: -0.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.59×
• Total profit: $-19,365
• Equity at exit: $25,049

10-year hold

• IRR: -9.0%
• Equity multiple: 0.53×
• Total profit: $-21,985
• Equity at exit: $14,526

Cash invested: $47,040 (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 30340

• Rents YoY: -2.2%
• Active inventory: 86
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$881
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$70
• HOA: −$275
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $216

Break-even live

Break-even rent $1,818

Max offer price $168,000

Occupancy floor 85%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3712 Stewart Rd Doraville, GA	3.0	1.0–2.5	967	$2,747	$2.84	1d	21	0.15mi
2917 N Dekalb Dr Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,525	$1.53	43d	1	0.60mi
41 Clairview Dr Chamblee, GA	2.0–3.0	1.0	1075	$1,950	$1.81	43d	5	0.83mi
3089 Revere Ct Atlanta, GA	2.0	2.5	1120	$1,650	$1.47	5d	1	0.89mi
6919 Peachtree Rd Unit 431 Atlanta, GA	1.0	1.0	749	$1,586	$2.12	43d	1	1.04mi
6873 Peachtree Rd Unit 71-114 Atlanta, GA	1.0	1.0	785	$1,333	$1.70	43d	1	1.04mi
2452 Chamblee Tucker Rd Chamblee, GA	2.0	1.0–2.0	908	$1,950	$2.15	43d	1	1.11mi
3940 Forrest Ct Atlanta, GA	3.0	2.5	1084	$2,395	$2.21	5d	1	1.19mi
2175 American Way Chamblee, GA	1.0–3.0	1.0–2.0	973	$2,459	$2.53	2d	27	1.45mi
2124 American Way Chamblee, GA	1.0–2.0	1.0–2.0	1011	$2,861	$2.83	1d	18	1.45mi
4256 Tilly Mill Rd Atlanta, GA	3.0	1.0–2.0	960	$2,287	$2.38	1d	30	1.46mi
4700 N Hill Pkwy Atlanta, GA	1.0–3.0	1.0–2.0	1192	$1,648	$1.38	1d	24	1.48mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-17
   days on market $168,000 Active 96 DOM
2. 2026-06-16
   days on market $168,000 Active 95 DOM
3. 2026-06-15
   days on market $168,000 Active 94 DOM
4. 2026-06-13
   days on marketlisting id $168,000 Active 92 DOM
5. 2026-06-09
   days on market $168,000 Active 94 DOM
6. 2026-06-08
   days on market $168,000 Active 93 DOM
7. 2026-06-07
   days on market $168,000 Active 92 DOM
8. 2026-06-04
   days on market $168,000 Active 89 DOM
9. 2026-06-03
   days on market $168,000 Active 88 DOM
10. 2026-06-02
    days on market $168,000 Active 87 DOM
11. 2026-06-01
    days on market $168,000 Active 86 DOM
12. 2026-05-31
    days on market $168,000 Active 85 DOM
13. 2026-03-11
    price $178,000 471-char remark

    Show marketing remark (471 chars)

    LOCATION! Ready to move in! Quiet GATED neighborhood with healthy HOA. Renovated unit with new laminate flooring, new tiled shower and stainless steel appliances in kitchen. Excellent location by I-85 and I-285 - convenient access to the city. Within Walking Distance to the new Assembly development and the Doraville train station. Also walking distance to the new downtown Doraville where new development plans are in the works! Perfect for the crash pad near the city!

14. 2026-03-07
    listed $178,000 New 471-char remark

    Show marketing remark (471 chars)

    LOCATION! Ready to move in! Quiet GATED neighborhood with healthy HOA. Renovated unit with new laminate flooring, new tiled shower and stainless steel appliances in kitchen. Excellent location by I-85 and I-285 - convenient access to the city. Within Walking Distance to the new Assembly development and the Doraville train station. Also walking distance to the new downtown Doraville where new development plans are in the works! Perfect for the crash pad near the city!

15. 2026-03-07
    listed $169,900 Active 471-char remark

    Show marketing remark (471 chars)

    LOCATION! Ready to move in! Quiet GATED neighborhood with healthy HOA. Renovated unit with new laminate flooring, new tiled shower and stainless steel appliances in kitchen. Excellent location by I-85 and I-285 - convenient access to the city. Within Walking Distance to the new Assembly development and the Doraville train station. Also walking distance to the new downtown Doraville where new development plans are in the works! Perfect for the crash pad near the city!

16. 2025-11-30
    historical
17. 2025-09-18
    price $183,999
18. 2025-08-09
    price $189,900
19. 2025-08-04
    listed $195,000 Active
20. 2020-12-31
    soldstatus $118,000
21. 2020-12-31
    soldstatus $118,000
22. 2016-08-16
    soldstatus $82,000
23. 2016-07-25
    historical Pending
24. 2016-07-02
    soldstatus $82,000 Sold
25. 2016-04-15
    listed $85,000 Active
26. 2006-02-16
    soldstatus $100,900
27. 2005-09-23
    soldstatus $1,562,000

ⓘ 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: $2,519 · $210/mo
• Projected year-2 tax: $2,519 · $210/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 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,100
• − Mortgage interest: −$9,411
• − Property taxes: −$2,519
• − Insurance: −$840
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$3,300
• − Depreciation: −$4,887
• Taxable income: $127
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,567/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 — Doraville

• Score: 55/100
• State rank: #509
• US rank: #23159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doraville, GA
• County: Dekalb County · 782,738 people
• City population: 30,646
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 30,062
• Household income: $62,748
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 2178.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 46% White 21% Black 18% Two or more races 16% Asian 12% Native American 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Scotch-Irish 1%
• Foreign-born: 37% · Canada, Vietnam, Jamaica
• Languages at home: 43% English-only · Spanish 43% Other Indo-European 5% Chinese 2%

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: ▼ -263.43%
• Current HPI: 275.7413
• Rent YoY: ▼ -2.24%
• 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

-88.6% since first listed

15 events — show timeline

• 2026-03-11 Price Changed $178,000 FMLS
• 2026-03-07 Listed $169,900 FMLS
• 2026-03-07 Listed $178,000 GAMLS
• 2025-11-30 Listing Removed — FMLS
• 2025-09-18 Price Changed $183,999 FMLS
• 2025-08-09 Price Changed $189,900 FMLS
• 2025-08-04 Listed $195,000 FMLS
• 2020-12-31 Sold (Public Records) $118,000 Public Records
• 2020-12-31 Sold (Public Records) $118,000 Public Records
• 2016-08-16 Sold (Public Records) $82,000 Public Records
• 2016-07-25 Contingent — FMLS
• 2016-07-02 Sold (MLS) $82,000 FMLS
• 2016-04-15 Listed $85,000 FMLS
• 2006-02-16 Sold (Public Records) $100,900 Public Records
• 2005-09-23 Sold (Public Records) $1,562,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,519 · +26.3% YoY. Source: county tax records.