1111 Clairemont Ave Unit N3 · North Decatur, GA 30030

$199,750

2 bd · 1.0 ba · 1,075 sqft · Condo · 37 Days on market

Built 1960 Good condition $349/mo HOA · 16% of rent ↓ 12% 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).

• Cash flow +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Choice end unit located in the back corner of the community. Maximum privacy, serene wooded view and quite quiet. The kitchen has been remodeled with new cabinets and appliances, complemented by fresh flooring throughout. Additional highlights include a washer/dryer hookup in the kitchen, modernized electrical and plumbing systems, and double thermal-pane windows that detach easily for simple cleaning. These end units have a little extra square footage inside. Seller willing to provide a $2500.00 credit to buyers at closing for the purchase of a washer, dryer, and refrigerator. Seller will also provide a 1-Year Home Warranty up to $700. The monthly association fee is low, however the association has very healthy reserves. Property amenities include full size washer/dryer in the basement of each building provided at no charge. Separate storage room, swimming pool, dedicated car wash area, and an EV charging station owned by the association for owners and their guests. The property is both one mile to downtown Decatur and one mile to Emory University.

Key facts

• Remodeled kitchen
• Washer dryer hookup
• $349 HOA

Tags

• REMODELED KITCHEN
• WASHER DRYER HOOKUP
• MODERNIZED ELECTRICAL SYSTEMS
• DOUBLE THERMAL PANE WINDOWS
• FULL SIZE WASHER DRYER
• SEPARATE STORAGE ROOM

Property features AI

Finance

• Other: Located on asphalt city/private street; directions: From downtown Decatur, head north on Clairemont Avenue, continue past Scott Boulevard and the property will be on the right
• HOA & community: Homeowners association; Association fee $349 monthly; Community of 110 units; Near public transport, schools, shopping, trails/greenway, parks and restaurants; Street lights

Exterior

• Parking: Assigned parking in parking lot; Electric vehicle charging station; Total of 1 parking space
• Utilities: Public water; Public sewer; Electricity available (110V, 220V); Natural gas available
• Home design: One level; Condominium ownership; Brick 4 sides construction; Composition roof; Resale condition
• Construction: Brick 4 sides construction; Composition roof; Foundation: see remarks
• Exterior features: Gas grill; Rear stairs; Storage; Fenced in-ground pool

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; ENERGY STAR qualified appliances; Cabinets with view to family room
• Bedrooms: Two main-level bedrooms; Roommate floor plan
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Crown molding; Walk-in closet(s); Insulated windows; End unit (common wall)
• Laundry & utility: Laundry in basement; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-17 ($-204/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (1.2% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 (+3.9%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $6k 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 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $193,757 (3.0% 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 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-31,221
• Equity at exit: $29,783

10-year hold

• IRR: -5.0%
• Equity multiple: 0.65×
• Total profit: $-19,296
• Equity at exit: $17,271

Cash invested: $55,930 (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 30030

• Rents YoY: 3.9%
• Active inventory: 209
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,996/yr
• Insurance: −$83
• HOA: −$349
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-17

Break-even live

Break-even rent $2,189

Max offer price $197,296

Occupancy floor 96%

Sensitivity live

Price	-10% $121	-5% $52	+0% $-17	+5% $-86	+10% $-155
Rent	-10% $-188	-5% $-103	+0% $-17	+5% $69	+10% $154
Rate	-1.0pp $84	-0.5pp $34	base $-17	+0.5pp $-69	+1.0pp $-121

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: $49,938
• Closing costs: $5,992
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2085 Powell Ln Decatur, GA	3.0	2.0	1265	$2,250	$1.78	1d	1	0.23mi
558 Emory Oaks Way Decatur, GA	2.0	2.0	1361	$1,950	$1.43	12d	1	0.35mi
100 Ladson Ct Decatur, GA	1.0–3.0	1.0–3.5	1542	$2,295	$1.49	0d	26	0.36mi
1117 Scott Blvd Decatur, GA	3.0	2.5	1452	$3,000	$2.07	45d	1	0.37mi
2002 N Decatur Rd NE Atlanta, GA	3.0	2.0	1356	$2,495	$1.84	45d	1	0.37mi
132 Huron St Unit 2 Decatur, GA	1.0	1.0	700	$1,550	$2.21	22d	1	0.46mi
1501 Clairmont Rd #1422 Decatur, GA	2.0	2.0	1160	$2,200	$1.90	45d	1	0.73mi
697 Willivee Dr Decatur, GA	3.0	2.0	1430	$2,450	$1.71	45d	1	0.73mi
510 Coventry Rd Unit 3A Decatur, GA	2.0	1.0	923	$1,600	$1.73	26d	1	0.77mi
2447 N Decatur Rd Decatur, GA	3.0	1.5	1323	$2,600	$1.97	45d	1	0.80mi
1575 Clairmont Rd Decatur, GA	1.0–2.0	1.0–2.0	935	$2,075	$2.22	1d	20	0.81mi
220 Ponce De Leon Pl Decatur, GA	1.0–3.0	1.0–2.0	1022	$2,196	$2.15	0d	15	0.81mi
1133 Commerce Dr Decatur, GA	2.0	1.0–2.0	948	$3,121	$3.29	0d	10	0.83mi
765 N Parkwood Rd Decatur, GA	3.0	2.5	1459	$3,200	$2.19	26d	1	0.84mi
2415 Charleston Oaks Ln Unit 2415 Decatur, GA	2.0	1.5	1470	$2,850	$1.94	14d	1	0.84mi
2413 Charleston Oaks Ln Unit 2413 Decatur, GA	2.0	1.5	1400	$2,750	$1.96	14d	1	0.85mi
335 W Ponce de Leon Ave #506 Decatur, GA	1.0	1.0	912	$900	$0.99	45d	1	0.85mi
155 Clairemont Ave Decatur, GA	1.0–2.0	1.5–2.5	1050	$2,929	$2.79	20d	11	0.85mi
463 Medlock Rd Unit B Decatur, GA	3.0	2.0	1072	$2,065	$1.93	45d	1	0.87mi
1400 Church St Decatur, GA	1.0–2.0	1.0–1.5	912	$1,595	$1.75	14d	3	0.90mi
1386 Church St Unit C Decatur, GA	2.0	1.5	1040	$1,625	$1.56	45d	1	0.91mi
1386 Church St Unit A Decatur, GA	2.0	1.5	1040	$1,595	$1.53	14d	1	0.91mi
201 W Ponce de Leon Ave Decatur, GA	1.0–3.0	1.0–3.0	1326	$2,975	$2.24	26d	2	0.92mi
10 Highland Lake Cir Decatur, GA	1.0–3.0	1.0–2.0	1075	$2,051	$1.91	0d	22	1.01mi
230 E Ponce de Leon Ave Decatur, GA	1.0–2.0	1.0–2.0	940	$2,800	$2.98	4d	2	1.05mi
230 E Ponce de Leon Ave #104 Decatur, GA	2.0	2.0	1106	$1,200	$1.08	45d	1	1.05mi
122 W Trinity Pl Decatur, GA	2.0	1.0–2.0	933	$3,180	$3.41	0d	32	1.10mi
841 Artwood Rd NE Unit Oasis Atlanta, GA	3.0	2.0	1500	$2,795	$1.86	45d	1	1.12mi
2550 Blackmon Dr Unit 1133 Decatur, GA	2.0	2.0	1149	$3,077	$2.68	0d	1	1.12mi
1005 McClelen Way #1005 Decatur, GA	2.0	1.0	1045	$1,700	$1.63	18d	1	1.13mi
258 Forkner Dr Unit 04 Decatur, GA	2.0	1.0	800	$1,650	$2.06	0d	1	1.13mi
258 Forkner Dr Unit 04 Decatur, GA	2.0	1.0	800	$1,650	$2.06	23d	1	1.13mi
258 Forkner Dr Unit 10 Decatur, GA	2.0	1.0	800	$1,750	$2.19	0d	1	1.13mi
305 E Ponce de Leon Ave Unit E3 Decatur, GA	2.0	1.0	830	$1,650	$1.99	45d	1	1.14mi
2536 Blackmon Dr Decatur, GA	1.0–2.0	1.0–2.0	942	$3,427	$3.64	22d	13	1.18mi
1415 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,850	$1.73	45d	1	1.20mi
1413 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,850	$1.73	1d	1	1.21mi
2397 Desmond Dr Decatur, GA	2.0	1.0	896	$2,095	$2.34	45d	1	1.22mi
245 E Trinity Pl Decatur, GA	2.0	1.0–2.0	894	$2,555	$2.86	0d	25	1.30mi
512 Tuxworth Cir Decatur, GA	2.0	1.0	1045	$2,100	$2.01	3d	1	1.31mi

HOA detail condo

• Monthly dues: $349 · $4,188/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   pricedays on market $199,750 Active 37 DOM
2. 2026-06-18
   days on market $212,500 Active 34 DOM
3. 2026-06-17
   days on market $212,500 Active 33 DOM
4. 2026-06-16
   days on market $212,500 Active 32 DOM
5. 2026-06-15
   days on market $212,500 Active 31 DOM
6. 2026-06-13
   days on market $212,500 Active 29 DOM
7. 2026-06-09
   days on market $212,500 Active 25 DOM
8. 2026-06-08
   days on market $212,500 Active 24 DOM
9. 2026-06-07
   days on market $212,500 Active 23 DOM
10. 2026-06-04
    days on market $212,500 Active 20 DOM
11. 2026-06-03
    days on market $212,500 Active 19 DOM
12. 2026-06-02
    days on market $212,500 Active 18 DOM
13. 2026-06-01
    days on market $212,500 Active 17 DOM
14. 2026-05-31
    days on market $212,500 Active 16 DOM
15. 2026-05-15
    listed $212,500 Active 1169-char remark

    Show marketing remark (1072 chars)

    Choice end unit located in the back corner of the community. Maximum privacy, serene wooded view and quite quiet. The kitchen has been remodeled with new cabinets and appliances, complemented by fresh flooring throughout. Additional highlights include a washer/dryer hookup in the kitchen, modernized electrical and plumbing systems, and double thermal-pane windows that detach easily for simple cleaning. These end units have a little extra square footage inside. Seller willing to provide a $2500.00 credit to buyers at closing for the purchase of a washer, dryer, and refrigerator. Seller will also provide a 1-Year Home Warranty up to $700. The monthly association fee is low, however the association has very healthy reserves. Property amenities include full size washer/dryer in the basement of each building provided at no charge. Separate storage room, swimming pool, dedicated car wash area, and an EV charging station owned by the association for owners and their guests. The property is both one mile to downtown Decatur and one mile to Emory University.

16. 2026-01-14
    historical
17. 2026-01-14
    price $209,500
18. 2025-11-13
    listed $199,900 New
19. 2025-09-13
    historical
20. 2025-09-13
    historical
21. 2025-08-08
    price $209,500
22. 2025-08-08
    price $209,500
23. 2025-06-27
    price $214,500
24. 2025-06-27
    price $214,500
25. 2025-05-27
    listed $220,000 Active
26. 2025-05-27
    listed $220,000 New
27. 2024-07-15
    historical
28. 2024-07-15
    historical
29. 2024-06-28
    price $219,900
30. 2024-06-28
    price $219,900
31. 2024-05-10
    listed $227,500 New
32. 2024-05-10
    listed $227,500 Active

ⓘ 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 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 21% 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: $26,012
• − Mortgage interest: −$11,189
• − Property taxes: −$2,996
• − Insurance: −$999
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − HOA: −$4,188
• − Depreciation: −$5,811
• Taxable loss: −$3,333
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $596/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 · 12 photos

Good 80/100 Cosmetic rehab

This end-unit condo is in good condition with recent renovations, offering a serene wooded view and a low association fee. It's ready for move-in and would benefit from some minor updates to maximize its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can reduce energy costs and improve comfort
• Both Install smart home devices — Smart home devices can increase convenience and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can reduce energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 31,756
• Household income: $126,830
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1104.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 14% Two or more races 12% Hispanic / Latino 9% Asian 5%
• Hispanic origin (detail): Mexican 3% Cuban 3%
• Common ancestry: Slovak 4% Italian 4% Scotch-Irish 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 5% Chinese 2% Other Indo-European 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: ▼ -666.48%
• Current HPI: 271.6457
• Rent YoY: ▲ 3.90%
• 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

-12.2% since first listed

21 events — show timeline

• 2026-06-20 Price Changed $199,750 FMLS
• 2026-06-20 Price Changed $199,750 GAMLS
• 2026-05-15 Listed $212,500 FMLS
• 2026-05-15 Listed $212,500 GAMLS
• 2026-01-14 Listing Removed — GAMLS
• 2026-01-14 Price Changed $209,500 GAMLS
• 2025-11-13 Listed $199,900 GAMLS
• 2025-09-13 Listing Removed — GAMLS
• 2025-09-13 Listing Removed — FMLS
• 2025-08-08 Price Changed $209,500 GAMLS
• 2025-08-08 Price Changed $209,500 FMLS
• 2025-06-27 Price Changed $214,500 GAMLS
• 2025-06-27 Price Changed $214,500 FMLS
• 2025-05-27 Listed $220,000 GAMLS
• 2025-05-27 Listed $220,000 FMLS
• 2024-07-15 Listing Removed — GAMLS
• 2024-07-15 Listing Removed — FMLS
• 2024-06-28 Price Changed $219,900 GAMLS
• 2024-06-28 Price Changed $219,900 FMLS
• 2024-05-10 Listed $227,500 GAMLS
• 2024-05-10 Listed $227,500 FMLS