2805 Northeast Expy NE Unit C11 · Chamblee, GA 30329

$100,000

1 bd · 1.0 ba · 528 sqft · Condo public records · 114 Days on market

Built 1968 $189/sqft · 10% below area Est $112k · 10% under $350/mo HOA · 27% of rent

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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 +12.2/15.0
• Cash flow +9.4/30.0
• 1% rule +7.9/10.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new sanctuary at 2805 Northeast Expressway NE, Unit C11. This beautifully updated 1-bedroom, 1-bathroom condo offers the perfect blend of modern convenience and cozy charm in one of Atlanta's most sought-after suburban-urban pockets. The Home Step inside to an open-concept living space that feels both airy and intimate. Whether you're a first-time buyer, a busy professional, or looking for a savvy investment, this unit delivers: - Modern Updates: Fresh finishes and a clean aesthetic throughout. - Effortless Layout: A spacious bedroom and a well-appointed bathroom designed for relaxation. - Move-in Ready: No weekend projects here-just bring your furniture and a bottle of housewarming bubbly. Location, Location, Location Situated in the vibrant North Druid Hills/Briarcliff area, you are minutes away from the best of Atlanta: Work: Easy access to Emory University, CHOA, and the CDC. Play: A short drive to the shops and dining at Toco Hills, Buckhead, and Midtown. Commute: Direct access to I-85 makes getting around the city a breeze. Low-Maintenance Lifestyle The monthly HOA is a total game-changer, covering almost everything so you can live stress-free. Your dues include: - Utilities: Water and Trash. - Protection: Exterior Insurance and a Termite Bond. - Upkeep: Meticulous landscaping and common area maintenance.

Key facts

• Move-in ready
• Modern updates
• $350 HOA

Tags

• OPEN-CONCEPT LIVING SPACE
• MODERN UPDATES
• MOVE-IN READY
• DIRECT ACCESS TO I-85
• METICULOUS LANDSCAPING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-72 ($-867/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (12.8% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $87k (12.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 2.7% in Chamblee — 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 72/100 on livability (#62 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, commute A-; Watch: cost of living C-, 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.
• Zoned schools: Hawthorne Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 347 students, 60% FRL); Henderson Middle School (math 23% / reading 32%, grade F, #268 of 470 statewide, top 57%, 1,411 students, 56% FRL); Lakeside High School (math 27% / reading 34%, grade F, #128 of 424 statewide, top 30%, 2,141 students, 43% FRL).
• Market conditions: Rents soft (-1.2%/yr); 95 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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 114 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $71k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,237 (12.8% 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 114 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
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: 1.29% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 6.5

CMA / ARV

• ARV (median comp): $111,701
• List price: $100,000
• Delta: -10.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.8%
• Equity multiple: 0.13×
• Total profit: $-24,319
• Equity at exit: $14,910

10-year hold

• IRR: -57.0%
• Equity multiple: -0.45×
• Total profit: $-40,625
• Equity at exit: $8,646

Cash invested: $28,000 (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 30329

• Rents YoY: -1.2%
• Active inventory: 95
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$524
• Tax from tax record: −$175 /mo · $2,095/yr
• Insurance: −$42
• HOA: −$350
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-72

Break-even live

Break-even rent $1,381

Max offer price $87,237

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-44	+0% $-72	+5% $-101	+10% $-129
Rent	-10% $-174	-5% $-123	+0% $-72	+5% $-21	+10% $30
Rate	-1.0pp $-22	-0.5pp $-47	base $-72	+0.5pp $-98	+1.0pp $-125

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Shallowford Rd Atlanta, GA	3.0	1.0–2.0	905	$1,401	$1.55	0d	37	0.22mi
2628 Northeast Expy NE Atlanta, GA	1.0	1.0	750	$1,000	$1.33	1d	1	0.40mi
2515 Northeast Expy Atlanta, GA	1.0–2.0	1.0–2.0	865	$1,088	$1.26	46d	12	0.47mi
3001 Northeast Expy NE Atlanta, GA	1.0–3.0	1.0–2.0	1068	$1,274	$1.19	1d	41	0.50mi
2615 Oak Shadow Ln NE Atlanta, GA	1.0–2.0	1.0–2.0	1125	$1,196	$1.06	3d	10	0.82mi
1740 Century Cir NE Atlanta, GA	1.0–2.0	1.0–2.0	973	$1,364	$1.40	0d	30	1.40mi
100 Windmont Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	880	$1,193	$1.36	1d	15	1.43mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: watertrashlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $100,000 Active 114 DOM
2. 2026-06-18
   days on market $100,000 Active 111 DOM
3. 2026-06-17
   days on market $100,000 Active 110 DOM
4. 2026-06-16
   days on market $100,000 Active 109 DOM
5. 2026-06-15
   days on market $100,000 Active 108 DOM
6. 2026-06-13
   days on market $100,000 Active 106 DOM
7. 2026-06-09
   days on market $100,000 Active 102 DOM
8. 2026-06-08
   days on market $100,000 Active 101 DOM
9. 2026-06-07
   days on market $100,000 Active 100 DOM
10. 2026-06-04
    days on market $100,000 Active 97 DOM
11. 2026-06-03
    days on market $100,000 Active 96 DOM
12. 2026-06-02
    days on market $100,000 Active 95 DOM
13. 2026-06-01
    days on market $100,000 Active 94 DOM
14. 2026-05-31
    days on marketlisting id $100,000 Active 93 DOM
15. 2026-02-09
    listed $100,000 Active

    Show marketing remark (1360 chars)

    Welcome to your new sanctuary at 2805 Northeast Expressway NE, Unit C11. This beautifully updated 1-bedroom, 1-bathroom condo offers the perfect blend of modern convenience and cozy charm in one of Atlanta's most sought-after suburban-urban pockets. The Home Step inside to an open-concept living space that feels both airy and intimate. Whether you're a first-time buyer, a busy professional, or looking for a savvy investment, this unit delivers: - Modern Updates: Fresh finishes and a clean aesthetic throughout. - Effortless Layout: A spacious bedroom and a well-appointed bathroom designed for relaxation. - Move-in Ready: No weekend projects here-just bring your furniture and a bottle of housewarming bubbly. Location, Location, Location Situated in the vibrant North Druid Hills/Briarcliff area, you are minutes away from the best of Atlanta: Work: Easy access to Emory University, CHOA, and the CDC. Play: A short drive to the shops and dining at Toco Hills, Buckhead, and Midtown. Commute: Direct access to I-85 makes getting around the city a breeze. Low-Maintenance Lifestyle The monthly HOA is a total game-changer, covering almost everything so you can live stress-free. Your dues include: - Utilities: Water and Trash. - Protection: Exterior Insurance and a Termite Bond. - Upkeep: Meticulous landscaping and common area maintenance.

16. 2026-02-09
    listed $100,000 New 1360-char remark

    Show marketing remark (1360 chars)

    Welcome to your new sanctuary at 2805 Northeast Expressway NE, Unit C11. This beautifully updated 1-bedroom, 1-bathroom condo offers the perfect blend of modern convenience and cozy charm in one of Atlanta's most sought-after suburban-urban pockets. The Home Step inside to an open-concept living space that feels both airy and intimate. Whether you're a first-time buyer, a busy professional, or looking for a savvy investment, this unit delivers: - Modern Updates: Fresh finishes and a clean aesthetic throughout. - Effortless Layout: A spacious bedroom and a well-appointed bathroom designed for relaxation. - Move-in Ready: No weekend projects here-just bring your furniture and a bottle of housewarming bubbly. Location, Location, Location Situated in the vibrant North Druid Hills/Briarcliff area, you are minutes away from the best of Atlanta: Work: Easy access to Emory University, CHOA, and the CDC. Play: A short drive to the shops and dining at Toco Hills, Buckhead, and Midtown. Commute: Direct access to I-85 makes getting around the city a breeze. Low-Maintenance Lifestyle The monthly HOA is a total game-changer, covering almost everything so you can live stress-free. Your dues include: - Utilities: Water and Trash. - Protection: Exterior Insurance and a Termite Bond. - Upkeep: Meticulous landscaping and common area maintenance.

17. 2020-03-05
    soldstatus $71,000
18. 2011-07-08
    historical
19. 2011-07-05
    soldstatus $13,000 Sold
20. 2011-06-05
    status Pending
21. 2011-05-22
    listed $12,900 Active

ⓘ 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: $2,095 · $175/mo
• Projected year-2 tax: $2,095 · $175/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $15,469
• − Mortgage interest: −$5,602
• − Property taxes: −$2,095
• − Insurance: −$500
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − HOA: −$4,200
• − Depreciation: −$2,909
• Taxable loss: −$2,311
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $-312/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 — Chamblee

• Score: 72/100
• State rank: #62
• US rank: #5979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 36,021
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,278
• Household income: $76,579
• Rent vs Own: 71.2% rent · 28.8% own
• Severe rent burden: 2408.0

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: White 41% Hispanic / Latino 30% Black 20% Two or more races 14% Asian 5% Native American 3%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Slovak 4% Iranian 3% Romanian 2%
• Foreign-born: 27% · Canada, China, Jamaica
• Languages at home: 63% English-only · Spanish 29% Other Indo-European 2% Chinese 1%

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: ▼ -220.09%
• Current HPI: 239.8023
• Rent YoY: ▼ -1.18%
• 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

+675.2% since first listed

7 events — show timeline

• 2026-02-09 Listed $100,000 GAMLS
• 2026-02-09 Listed $100,000 FMLS
• 2020-03-05 Sold (Public Records) $71,000 Public Records
• 2011-07-08 Listing Removed — FMLS
• 2011-07-05 Sold (MLS) $13,000 FMLS
• 2011-06-05 Pending — FMLS
• 2011-05-22 Listed $12,900 FMLS

Property tax history

+4.5%/yr

Latest (2025): $2,095 · +2.5% YoY. Source: county tax records.