1501 Clairmont Rd · North Decatur, GA 30033

$128,000

1 bd · 1.0 ba · 723 sqft · Condo · 27 Days on market

Built 1968 $55/mo HOA · 4% 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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! This 19th- Floor 1BR Condo with city views of the Atlanta Skyline, resort-style amenities and convenience the Somerset Heights Community is loaded with value! This unit is a bright and inviting 1-bedroom, 1 bath high-rise residence offering elevated living from the 19th floor. The large windows fill the open living and dinging area with natural light and panoramic city views. Enjoy low-maintenance and convenience with an in-unit washer and dryer, one assigned parking space and a versatile HOA. Residents benefit from a full suite of community amenities, including an outdoor pool, BBQ pavilion, fitness center, library, laundry facility, dog park, meeting area wit

Key facts

• Outdoor pool
• City views
• Bbq pavilion

Tags

• CITY VIEWS
• RESORT-STYLE AMENITIES
• IN-UNIT WASHER AND DRYER
• ASSIGNED PARKING SPACE
• OUTDOOR POOL
• BBQ PAVILION

Property features AI

Finance

• Other: Listing terms: Cash, Conventional, FHA
• HOA & community: Condo association with monthly fee; Association fee covers insurance, building and grounds maintenance, pest control, reserve fund, security, sewer, swimming, trash, and water; Community amenities include fitness center, pool, sidewalks, street lights, proximity to public transport and shopping

Exterior

• Parking: Assigned garage; 1 parking space
• Security: Key card entry; Fire sprinkler system; Smoke detectors
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; High-speed internet available; Natural gas available; Phone available; Electricity available; Sewer available; Water available
• Home design: Residential condominium; High-rise building; Attached property; Resale condition
• Construction: Built in 1968; Aluminum siding, block, brick, and concrete construction; Composition roof; No basement
• Exterior features: Level lot; Has view

Interior

• Kitchen: Disposal; Microwave; Refrigerator; Dishwasher; Stainless steel appliances; Gas water heater
• Bedrooms: 1 bedroom (main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Separate shower; Accessible doors; Two-or-more common walls; Three or more levels
• Laundry & utility: Dryer; Laundry in basement; Laundry in hall; Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $128k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $126k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.6% in North Decatur — 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 80/100 on livability (#10 in GA, #1,846 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities D-.
• 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: Fernbank Elementary School (math 52% / reading 57%, grade C, #185 of 1,228 statewide, top 16%, 744 students, 18% 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 34% FRL vs 68% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.2%/yr); 241 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent is only 17% of the median local income ($112k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k 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 27 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 11y 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: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,080 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 8.93%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,970
• Equity at exit: $19,085

10-year hold

• IRR: 5.8%
• Equity multiple: 1.42×
• Total profit: $14,902
• Equity at exit: $11,067

Cash invested: $35,840 (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: $1,546 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$55
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $282

Break-even live

Break-even rent $1,189

Max offer price $128,000

Occupancy floor 77%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1575 Clairmont Rd Decatur, GA	1.0–2.0	1.0–2.0	935	$1,449	$1.55	3d	20	0.11mi
10 Highland Lake Cir Decatur, GA	1.0–3.0	1.0–2.0	1075	$1,519	$1.41	1d	23	0.29mi
1861 Clairmont Rd Unit A513 Decatur, GA	—	1.0	500	$1,730	$3.46	5d	1	0.68mi
451 Durand Dr NE Unit 1 Atlanta, GA	1.0	1.0	550	$1,195	$2.17	43d	1	0.83mi
757 Houston Mill Rd NE #5 Atlanta, GA	1.0	1.0	741	$1,600	$2.16	43d	1	0.92mi
755 Houston Mill Rd NE Atlanta, GA	1.0	1.0	741	$1,650	$2.23	43d	1	0.94mi
3421 N Druid Hills Rd Decatur, GA	2.0	1.0–2.0	885	$1,436	$1.62	1d	74	0.97mi
1783 Ridgewood Dr NE Apt 2 Atlanta, GA	1.0	1.0	600	$2,499	$4.17	5d	1	1.07mi
132 Huron St Unit 2 Decatur, GA	1.0	1.0	700	$1,550	$2.21	20d	1	1.09mi
2536 Blackmon Dr Decatur, GA	1.0–2.0	1.0–2.0	942	$2,437	$2.59	20d	13	1.19mi
2075 Lavista Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1050	$1,600	$1.52	5d	23	1.29mi
2588 Decatur Village Dr Decatur, GA	1.0–2.0	1.0–2.0	964	$1,594	$1.65	1d	24	1.30mi
855 Emory Point Dr Atlanta, GA	2.0	1.0–2.0	876	$2,434	$2.78	1d	85	1.31mi
1605 Church St Decatur, GA	3.0	1.0–2.0	1077	$1,537	$1.43	1d	25	1.40mi
2284 Lavista Rd NE Atlanta, GA	1.0–2.0	1.0	781	$1,095	$1.40	5d	4	1.41mi
1351 Oxford Rd NE Unit 3 Atlanta, GA	1.0	1.0	700	$1,650	$2.36	21d	1	1.41mi
2284 Lavista Rd Unit 2282-01 Atlanta, GA	1.0	1.0	715	$1,350	$1.89	43d	1	1.43mi
2284 Lavista Rd Unit 2298 21 Atlanta, GA	1.0	1.0	576	$1,095	$1.90	12d	1	1.43mi
2600 Milscott Dr Decatur, GA	3.0	1.0–2.0	1087	$2,221	$2.04	1d	30	1.48mi

HOA detail condo

• Monthly dues: $55 · $660/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $128,000 Active 27 DOM
2. 2026-06-17
   days on market $128,000 Active 26 DOM
3. 2026-06-16
   days on market $128,000 Active 25 DOM
4. 2026-06-15
   days on market $128,000 Active 24 DOM
5. 2026-06-13
   days on market $128,000 Active 22 DOM
6. 2026-06-09
   days on market $128,000 Active 18 DOM
7. 2026-06-08
   days on market $128,000 Active 17 DOM
8. 2026-06-07
   statusdays on market $128,000 Active 16 DOM
9. 2026-06-04
   days on market $128,000 New 13 DOM
10. 2026-06-03
    days on market $128,000 New 12 DOM
11. 2026-06-02
    days on market $128,000 New 11 DOM
12. 2026-06-01
    days on market $128,000 New 10 DOM
13. 2026-05-31
    days on market $128,000 New 9 DOM
14. 2026-05-22
    listed $128,000 New
15. 2026-04-27
    historical
16. 2026-04-22
    price $275,000
17. 2026-03-26
    price $285,000
18. 2026-03-04
    price $289,900
19. 2026-02-21
    listed $295,000 New
20. 2025-05-31
    historical
21. 2025-05-31
    historical
22. 2025-04-21
    price $297,500
23. 2025-04-21
    price $297,500
24. 2025-03-31
    listed $299,000 Active
25. 2025-03-31
    listed $299,000 New
26. 2023-08-30
    soldstatus $245,000 Sold
27. 2023-08-21
    status Under Contract
28. 2023-08-14
    status Back On Market
29. 2023-06-19
    historical Active Under Contract
30. 2023-06-05
    listed $245,000 New
31. 2023-02-13
    historical
32. 2023-01-27
    price $234,900
33. 2022-12-01
    price $239,900
34. 2022-11-02
    price $249,900
35. 2022-10-11
    listed $263,000 New
36. 2021-10-15
    soldstatus $145,000 Sold
37. 2021-09-26
    status Under Contract
38. 2021-09-17
    status Back on Market
39. 2021-09-09
    status Under Contract
40. 2021-08-31
    listed $145,000 New
41. 2021-01-09
    status Under Contract
42. 2020-12-22
    soldstatus $120,000 Sold
43. 2020-09-26
    price $129,900
44. 2020-09-24
    listed $139,000 New
45. 2019-06-07
    soldstatus $173,000 Sold
46. 2019-05-07
    soldstatus $136,000 Sold
47. 2019-04-30
    soldstatus $175,000 Sold
48. 2019-04-28
    status Under Contract
49. 2019-04-25
    status Under Contract
50. 2019-04-20
    status Under Contract

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $18,553
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − HOA: −$660
• − Depreciation: −$3,724
• Taxable income: $1,471
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $3,029/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 — North Decatur

• Score: 80/100
• State rank: #10
• US rank: #1846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Decatur, GA
• County: Dekalb County · 782,738 people
• City population: 31,530
• 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

+34.7% since first listed

60 events — show timeline

• 2026-05-22 Listed $128,000 GAMLS
• 2026-04-27 Listing Removed — GAMLS
• 2026-04-22 Price Changed $275,000 GAMLS
• 2026-03-26 Price Changed $285,000 GAMLS
• 2026-03-04 Price Changed $289,900 GAMLS
• 2026-02-21 Listed $295,000 GAMLS
• 2025-05-31 Listing Removed — GAMLS
• 2025-05-31 Listing Removed — FMLS
• 2025-04-21 Price Changed $297,500 GAMLS
• 2025-04-21 Price Changed $297,500 FMLS
• 2025-03-31 Listed $299,000 GAMLS
• 2025-03-31 Listed $299,000 FMLS
• 2023-08-30 Sold (MLS) $245,000 GAMLS
• 2023-08-21 Pending — GAMLS
• 2023-08-14 Relisted — GAMLS
• 2023-06-19 Contingent — GAMLS
• 2023-06-05 Listed $245,000 GAMLS
• 2023-02-13 Listing Removed — GAMLS
• 2023-01-27 Price Changed $234,900 GAMLS
• 2022-12-01 Price Changed $239,900 GAMLS
• 2022-11-02 Price Changed $249,900 GAMLS
• 2022-10-11 Listed $263,000 GAMLS
• 2021-10-15 Sold (MLS) $145,000 GAMLS
• 2021-09-26 Pending — GAMLS
• 2021-09-17 Relisted — GAMLS
• 2021-09-09 Pending — GAMLS
• 2021-08-31 Listed $145,000 GAMLS
• 2021-01-09 Pending — GAMLS
• 2020-12-22 Sold (MLS) $120,000 GAMLS
• 2020-09-26 Price Changed $129,900 GAMLS
• 2020-09-24 Listed $139,000 GAMLS
• 2019-06-07 Sold (MLS) $173,000 GAMLS
• 2019-05-07 Sold (MLS) $136,000 GAMLS
• 2019-04-30 Sold (MLS) $175,000 GAMLS
• 2019-04-28 Pending — GAMLS
• 2019-04-25 Pending — GAMLS
• 2019-04-20 Pending — GAMLS
• 2019-04-16 Listed $179,900 GAMLS
• 2019-04-06 Price Changed $179,950 GAMLS
• 2019-03-25 Price Changed $145,000 GAMLS
• 2019-02-15 Price Changed $149,900 GAMLS
• 2019-02-11 Relisted — GAMLS
• 2019-02-09 Listing Removed — GAMLS
• 2018-12-12 Price Changed $159,000 GAMLS
• 2018-11-16 Listed $187,500 GAMLS
• 2018-08-12 Listed $165,000 GAMLS
• 2018-03-07 Sold (MLS) $117,200 GAMLS
• 2018-02-05 Pending — GAMLS
• 2018-01-19 Listed $120,000 GAMLS
• 2015-07-14 Price Changed $111,700 GAMLS
• 2015-06-29 Listing Removed — GAMLS
• 2015-06-23 Sold (MLS) $111,700 GAMLS
• 2015-05-26 Pending — GAMLS
• 2015-05-12 Price Changed $114,900 GAMLS
• 2015-04-03 Listed $114,900 GAMLS
• 2013-10-24 Price Changed $91,000 GAMLS
• 2013-10-01 Sold (MLS) $91,000 GAMLS
• 2013-09-09 Pending — GAMLS
• 2013-09-09 Price Changed $95,000 GAMLS
• 2013-08-29 Price Changed $95,000 GAMLS