1800 Clairmont Lk #711 · North Druid Hills, GA 30033

$155,000

1 bd · 1.0 ba · 800 sqft · Condo · 146 Days on market

55+ age-restricted Built 1989 Fair condition $194/sqft · 30% below area Est $222k · 30% under $2409/mo HOA · 140% of rent ↓ 8% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best Buy in the Area!!! Estate situation so priced to sell quickly and estate is motivated to consider all offers! Seventh Floor sought-after top floor home! The sky view opens to "nature galore" with a courtyard, mature trees, flowering gardens. One bedroom/one bath with living/dining combination. The sunroom is a special bonus. Neutral colors, hardwood floors, tiled bath. It is a quite bonus to have an end unit with easy access to the elevators!! This well-cared-for home is vacant so ready for a new resident. The rooms are spacious...large bedroom with double closets. The convenience of the laundry is nearby. An additional storage room is also a plus. Clairmont Place has a helpful receptionist located in the main lobby. Offices, security, meeting rooms, a parlor room, and its outstanding library are available. The large dining room accommodates a fine dining atmosphere. The "Activities Director" offers health classes, games, off-campus trips, etc. There are pre-planned trips to plays, musicals, operas, and concerts for participation in the arts and cultural events. The in-ground "salt-water swimming pool" is very popular. Clairmont Place with its "Annual Bizarre" is a fun event. Restaurants, churches, and shopping are all located close by. The Toco Hills Shopping Center has excellent restaurants, grocery stores, shops. The nearby Historical City of Decatur has a myriad of class A restaurants and specialty shops. The city is known for its vibrant holiday celebrations. The most widely known annual Georgia event is "The Decatur Book Festival". Much to offer at Clairmont Place. The community also has a "salt-water" swimming pool with activities that are very popular. All are welcome and the Estate offers to pay closing costs or can contribute to HOA fees depending on an agreeable offer price.

Key facts

• $2,409 HOA
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate -10.1% vs local median 2.2% in North Druid Hills — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#5 in GA, #882 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A; Watch: cost of living 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: Briar Vista Elementary School (math 24% / reading 34%, grade F, #633 of 1,228 statewide, top 54%, 446 students, 59% 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) — zoned schools average 47% FRL vs 68% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.2%/yr); 417 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 146 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $140k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 140% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.11% ✓
• Cap rate: -10.10%
• Cash-on-cash: -58.55%
• DSCR: -1.61
• GRM: 7.5

CMA / ARV

• ARV (median comp): $221,526
• List price: $155,000
• Delta: -30.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 Clairmont Lake #426	0.00mi	1/1.0	800 (0%)	0mo	$155,000	$194	100
1800 Clairmont Lk Unit A204	0.05mi	1/1.0	872 (+9%)	0mo	$210,000	$241	82
1501 Clairmont Rd #1216	0.33mi	1/1.0	814 (+2%)	0mo	$127,500	$157	81
1800 Clairmont Lk Unit A414	0.00mi	1/1.0	875 (+9%)	4mo	$200,000	$229	81
1501 Clairmont Rd #713	0.33mi	1/1.0	828 (+4%)	6mo	$143,000	$173	74
1501 Clairmont Rd #1911	0.33mi	1/1.0	723 (-10%)	2mo	$123,000	$170	67
1501 Clairmont Rd #1114	0.33mi	1/1.0	723 (-10%)	3mo	$122,000	$169	66
583 Emory Oaks Way	0.69mi	1/1.0	953 (+19%)	3mo	$165,000	$173	40
1717 N Decatur Rd NE #111	1.25mi	1/1.0	944 (+18%)	1mo	$440,000	$466	39
1717 N Decatur Rd NE #309	1.25mi	1/1.0	944 (+18%)	2mo	$475,000	$503	39
811 Scott Cir	0.91mi	2/1.0 (+1)	896 (+12%)	5mo	$405,000	$452	36
660 Scott Cir	0.85mi	2/1.0 (+1)	917 (+15%)	6mo	$390,000	$425	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: -3.30×
• Total profit: $-186,758
• Equity at exit: $23,111

10-year hold

• IRR: —
• Equity multiple: -7.52×
• Total profit: $-369,646
• Equity at exit: $13,402

Cash invested: $43,400 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $155,000 ($214/sqft)
• Median days on market: 103 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +29.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30033

• Rents YoY: 2.2%
• Active inventory: 417
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,409
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-2,544

Break-even live

Break-even rent $4,945

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-2,437	-5% $-2,491	+0% $-2,544	+5% $-2,598	+10% $-2,651
Rent	-10% $-2,680	-5% $-2,612	+0% $-2,544	+5% $-2,476	+10% $-2,408
Rate	-1.0pp $-2,466	-0.5pp $-2,505	base $-2,544	+0.5pp $-2,584	+1.0pp $-2,625

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Highland Lake Cir Decatur, GA	1.0–3.0	1.0–2.0	1133	$1,576	$1.39	0d	21	0.14mi
1575 Clairmont Rd Decatur, GA	1.0–2.0	1.0–2.0	935	$1,391	$1.49	0d	7	0.25mi
1501 Clairmont Rd #1210 Decatur, GA	1.0	1.0	814	$2,650	$3.26	124d	1	0.31mi
1501 Clairmont Rd Decatur, GA	1.0–2.0	1.0–2.0	987	$2,150	$2.18	51d	2	0.34mi
1501 Clairmont Rd Decatur, GA	1.0–2.0	1.0–2.0	987	$2,150	$2.18	65d	2	0.34mi
1501 Clairmont Rd Decatur, GA	1.0	1.0	768	$2,200	$2.86	123d	2	0.34mi
1861 Clairmont Rd Unit B512 Decatur, GA	1.0	1.0	800	$2,000	$2.50	56d	1	0.40mi
1861 Clairmont Rd Unit B409 Decatur, GA	1.0	1.0	700	$1,850	$2.64	93d	1	0.40mi
1861 Clairmont Rd Unit A504 Decatur, GA	1.0	1.0	700	$1,850	$2.64	10d	1	0.40mi
1861 Clairmont Rd Unit A105 Decatur, GA	2.0	2.0	1100	$2,450	$2.23	119d	1	0.40mi
1861 Clairmont Rd Unit A119 Decatur, GA	1.0	1.0	700	$1,850	$2.64	52d	1	0.40mi
1130 N Jamestown Rd Decatur, GA	3.0	1.0–2.0	820	$1,566	$1.91	3d	8	0.58mi
2085 Powell Ln Decatur, GA	2.0–3.0	1.0–2.0	1152	$1,250	$1.08	2d	6	0.83mi
759 Houston Mill Rd NE #8 Atlanta, GA	1.0	1.0	741	$1,300	$1.75	71d	1	0.84mi
3421 N Druid Hills Rd Decatur, GA	1.0–2.0	1.0–2.0	945	$2,220	$2.35	47d	9	0.86mi
3421 N Druid Hills Rd Decatur, GA	2.0	1.0–2.0	885	$1,495	$1.69	55d	79	0.86mi
3421 N Druid Hills Rd Decatur, GA	2.0	1.0–2.0	885	$1,529	$1.73	0d	36	0.86mi
757 Houston Mill Rd NE #5 Atlanta, GA	1.0	1.0	741	$1,600	$2.16	184d	1	0.86mi
755 Houston Mill Rd NE #5 Atlanta, GA	1.0	1.0	741	$1,600	$2.16	5d	1	0.88mi
755 Houston Mill Rd NE Atlanta, GA	1.0	1.0	741	$1,650	$2.23	184d	1	0.88mi
2397 Desmond Dr Decatur, GA	2.0	1.0	896	$2,095	$2.34	184d	1	0.89mi
2075 Lavista Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1050	$1,317	$1.25	2d	10	1.02mi
3471 N Druid Hills Rd Decatur, GA	1.0–3.0	1.0–2.0	1180	$1,503	$1.27	0d	16	1.03mi
451 Durand Dr NE Unit 1A Atlanta, GA	1.0	1.0	550	$995	$1.81	76d	1	1.05mi
451 Durand Dr NE Unit 4 Atlanta, GA	2.0	1.0	1000	$1,495	$1.50	56d	1	1.05mi
3421 N Druid Hills Rd Unit 3425L Decatur, GA	1.0	1.0	680	$2,129	$3.13	18d	1	1.07mi
1020 Scott Blvd Unit B4 Decatur, GA	2.0	2.0	1102	$2,250	$2.04	10d	1	1.12mi
2284 Lavista Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	888	$1,100	$1.24	2d	11	1.13mi
1005 McClelen Way #1005 Decatur, GA	2.0	1.0	1045	$1,700	$1.63	157d	1	1.14mi
1408 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,800	$1.69	0d	1	1.14mi
1415 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,850	$1.73	184d	1	1.15mi
2284 Lavista Rd Unit 2298 11 Atlanta, GA	1.0	1.0	672	$1,100	$1.64	13d	1	1.15mi
2284 Lavista Rd Unit 2298 11 Atlanta, GA	1.0	1.0	672	$1,100	$1.64	38d	1	1.15mi
2284 Lavista Rd Unit 2298 21 Atlanta, GA	1.0	1.0	576	$1,095	$1.90	153d	1	1.15mi
2284 Lavista Rd Unit 2298 23 Atlanta, GA	1.0	1.0	576	$1,175	$2.04	38d	1	1.15mi
2284 Lavista Rd Unit 2288-02 Atlanta, GA	2.0	1.0	987	$1,425	$1.44	52d	1	1.15mi
2284 Lavista Rd Unit 2288-02 Atlanta, GA	2.0	1.0	987	$1,399	$1.42	38d	1	1.15mi
2284 Lavista Rd Unit 2298 02 Atlanta, GA	1.0	1.0	672	$1,300	$1.93	89d	1	1.15mi
2284 Lavista Rd Unit 2282-01 Atlanta, GA	1.0	1.0	715	$1,350	$1.89	184d	1	1.15mi
1413 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,850	$1.73	10d	1	1.15mi

Property features AI

Finance

• HOA & community: Monthly association fee (association provides cable TV, electricity, insurance, internet, grounds and structure maintenance, pest control, receptionist, reserve fund, security, sewer, swim, termite, trash, utilities and water)Community of approximately 50 unitsCommunity amenities include lake access, meeting room, storage, sidewalks, street lights, nearby public transport, schools, shopping, trails/greenway and park

Exterior

• Parking: Detached parkingLevel drivewayParking lotOpen parking available
• Security: Community security included in association services
• Utilities: Public water and public sewer220-volt electric serviceCable, electricity, phone and water available
• Home design: One-level condominiumAccessible doorsBrick on all four sidesComposition roof
• Construction: Condominium ownership
• Exterior features: Courtyard and gardenPrivate yardCovered rear patio/porchGas grillOutdoor lightingAbove-ground indoor-accessible poolCommunity spaParty deck dock

Interior

• Kitchen: DishwasherElectric cooktop and electric oven/rangeRange hoodSelf-cleaning ovenRefrigeratorStained cabinets with solid surface and other countersOpen concept dining area
• Bedrooms: Master bedroom on main levelAdditional bedroom(s) on main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating and central airHeat pump and forced airElectric heating componentsCeiling fans
• Interior features: Walk-in closetsDouble pane and insulated windows with window treatmentsEnd unit (shared common wall)
• Laundry & utility: Main level laundry room / common area laundry in hall

HOA detail $2,409/mo · $28,908/yr condo

• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $155,000 Active 146 DOM
2. 2026-11-07
   days on market $155,000 Active 145 DOM
3. 2026-11-06
   days on market $155,000 Active 144 DOM
4. 2026-11-05
   days on market $155,000 Active 143 DOM
5. 2026-11-04
   days on market $155,000 Active 142 DOM
6. 2026-11-02
   days on market $155,000 Active 140 DOM
7. 2026-11-01
   days on market $155,000 Active 139 DOM
8. 2026-10-31
   days on market $155,000 Active 138 DOM
9. 2026-10-30
   days on market $155,000 Active 137 DOM
10. 2026-10-29
    days on market $155,000 Active 136 DOM
11. 2026-10-28
    days on market $155,000 Active 135 DOM
12. 2026-10-27
    days on market $155,000 Active 134 DOM
13. 2026-10-26
    days on market $155,000 Active 133 DOM
14. 2026-10-26
    days on market $155,000 Active 132 DOM
15. 2026-10-24
    days on market $155,000 Active 131 DOM
16. 2026-10-23
    days on market $155,000 Active 130 DOM
17. 2026-10-22
    days on market $155,000 Active 129 DOM
18. 2026-10-21
    days on market $155,000 Active 128 DOM
19. 2026-10-20
    days on market $155,000 Active 127 DOM
20. 2026-10-19
    days on market $155,000 Active 126 DOM
21. 2026-10-18
    days on market $155,000 Active 125 DOM
22. 2026-10-17
    days on market $155,000 Active 124 DOM
23. 2026-10-16
    days on market $155,000 Active 123 DOM
24. 2026-10-15
    days on market $155,000 Active 122 DOM
25. 2026-10-14
    days on market $155,000 Active 121 DOM
26. 2026-10-13
    days on market $155,000 Active 120 DOM
27. 2026-10-12
    days on market $155,000 Active 119 DOM
28. 2026-10-11
    days on market $155,000 Active 118 DOM
29. 2026-10-10
    days on market $155,000 Active 117 DOM
30. 2026-10-09
    days on market $155,000 Active 116 DOM
31. 2026-10-08
    days on market $155,000 Active 115 DOM
32. 2026-10-07
    days on market $155,000 Active 114 DOM
33. 2026-10-06
    days on market $155,000 Active 113 DOM
34. 2026-10-05
    days on market $155,000 Active 112 DOM
35. 2026-10-04
    days on market $155,000 Active 111 DOM
36. 2026-10-04
    days on market $155,000 Active 110 DOM
37. 2026-10-02
    days on market $155,000 Active 109 DOM
38. 2026-10-01
    days on market $155,000 Active 108 DOM
39. 2026-09-30
    days on market $155,000 Active 107 DOM
40. 2026-09-29
    days on market $155,000 Active 106 DOM
41. 2026-09-28
    days on market $155,000 Active 105 DOM
42. 2026-09-27
    days on market $155,000 Active 104 DOM
43. 2026-09-26
    days on market $155,000 Active 103 DOM
44. 2026-09-25
    days on market $155,000 Active 102 DOM
45. 2026-09-24
    days on market $155,000 Active 101 DOM
46. 2026-09-23
    days on market $155,000 Active 100 DOM
47. 2026-09-22
    days on market $155,000 Active 99 DOM
48. 2026-09-21
    days on market $155,000 Active 98 DOM
49. 2026-09-20
    days on market $155,000 Active 97 DOM
50. 2026-09-19
    days on market $155,000 Active 96 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 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: $20,698
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$5,894
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$28,908
• − Depreciation: −$4,509
• Taxable loss: −$32,931
• Est. tax savings @ 24.0%: +$7,904
• After-tax cash flow: $-22,625/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,000–$12,000 screening

This townhouse requires cosmetic repairs to paint and flooring, but is otherwise in fair condition. Fresh paint and new flooring would significantly boost its resale and rental value.

Repairs flagged

• Major Paint — Paint is faded and uneven
• Major Flooring — Hardwood floors appear worn

Value-add opportunities

• Both Paint — Fresh paint would improve curb appeal and interior aesthetics ↑
• Both Flooring — New flooring would enhance the home's value and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Fernbank Elementary School C GA #185/1,228 Nat'l #9,801/41,679 Middle Druid Hills Middle School F GA #249/470 Nat'l #9,020/14,009 High Druid Hills High School F GA #277/424 Nat'l #15,029/17,239

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

A Composite livability gradescore 83/100

Livability — North Druid Hills

• Score: 83/100
• State rank: #5
• US rank: #882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Druid Hills, GA
• County: Dekalb County · 839,977 people
• City population: 27,022
• 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: 13% of renters

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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%

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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%
• Languages at home: 80% English-only · Other Indo-European 5% Spanish 5% Chinese 3%

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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

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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

Property features AI

Finance

• HOA & community: Monthly association fee (association provides cable TV, electricity, insurance, internet, grounds and structure maintenance, pest control, receptionist, reserve fund, security, sewer, swim, termite, trash, utilities and water)Community of approximately 50 unitsCommunity amenities include lake access, meeting room, storage, sidewalks, street lights, nearby public transport, schools, shopping, trails/greenway and park

Exterior

• Parking: Detached parkingLevel drivewayParking lotOpen parking available
• Security: Community security included in association services
• Utilities: Public water and public sewer220-volt electric serviceCable, electricity, phone and water available
• Home design: One-level condominiumAccessible doorsBrick on all four sidesComposition roof
• Construction: Condominium ownership
• Exterior features: Courtyard and gardenPrivate yardCovered rear patio/porchGas grillOutdoor lightingAbove-ground indoor-accessible poolCommunity spaParty deck dock

Interior

• Kitchen: DishwasherElectric cooktop and electric oven/rangeRange hoodSelf-cleaning ovenRefrigeratorStained cabinets with solid surface and other countersOpen concept dining area
• Bedrooms: Master bedroom on main levelAdditional bedroom(s) on main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating and central airHeat pump and forced airElectric heating componentsCeiling fans
• Interior features: Walk-in closetsDouble pane and insulated windows with window treatmentsEnd unit (shared common wall)
• Laundry & utility: Main level laundry room / common area laundry in hall

Price history

-7.9% since first listed

10 events — show timeline

• 2026-06-13 Price Changed $198,000 FMLS
• 2026-06-13 Price Changed $198,000 GAMLS
• 2026-06-13 Price Changed $19,800 FMLS
• 2026-06-13 Price Changed $194,500 FMLS
• 2026-06-11 Price Changed $294,900 FMLS
• 2026-06-11 Listed $294,500 FMLS
• 2026-06-11 Listed $194,500 GAMLS
• 2026-05-05 Listing Removed — FMLS
• 2026-04-14 Price Changed $198,900 FMLS
• 2025-11-24 Listed $215,000 FMLS