1993 Whitehall Forest Ct · Gresham Park, GA 30316

$60,000

3 bd · 1.5 ba · 984 sqft · Condo public records · 364 Days on market

Built 1972 $61/sqft · 60% above area $126/mo HOA · 7% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

Key facts

• $126 HOA
• Parking
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 4.6% in Gresham Park — 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 66/100 on livability (#183 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: schools D-, amenities F, commute 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 rising (+2.3%/yr); 461 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 14y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
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: 3.01% ✓
• Cap rate: 23.45%
• Cash-on-cash: 61.27%
• DSCR: 3.73
• GRM: 2.8

CMA / ARV

• ARV (median comp): $37,425
• List price: $60,000
• Delta: 60.32%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 59.3%
• Equity multiple: 3.61×
• Total profit: $43,821
• Equity at exit: $8,946

10-year hold

• IRR: 63.8%
• Equity multiple: 7.20×
• Total profit: $104,105
• Equity at exit: $5,188

Cash invested: $16,800 (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 30316

• Rents YoY: 2.3%
• Active inventory: 461
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$315
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$25
• HOA: −$126
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $858

Break-even live

Break-even rent $719

Max offer price $60,000

Occupancy floor 47%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Bouldercrest Ln Atlanta, GA	1.0–2.0	1.0	816	$1,225	$1.50	1d	9	0.13mi
3054 Will Rogers Pl SE Atlanta, GA	3.0	2.0	1050	$2,600	$2.48	43d	1	0.81mi
1989 Wee Kirk Rd SE Atlanta, GA	3.0	1.0	925	$1,800	$1.95	24d	1	1.06mi
2000 Bouldercrest Rd Atlanta, GA	1.0–2.0	1.0–2.0	925	$1,520	$1.64	43d	3	1.23mi
2000 Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,658	$1.58	1d	16	1.23mi
2911 Gresham Rd SE Atlanta, GA	3.0	1.0	960	$1,700	$1.77	43d	1	1.24mi
2435 Aylesbury Loop Decatur, GA	1.0–3.0	1.0–2.0	937	$1,509	$1.61	3d	12	1.29mi

HOA detail condo

• Monthly dues: $126 · $1,512/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $60,000 Active 364 DOM
2. 2026-06-17
   days on market $60,000 Active 363 DOM
3. 2026-06-16
   days on market $60,000 Active 362 DOM
4. 2026-06-15
   days on market $60,000 Active 361 DOM
5. 2026-06-13
   days on market $60,000 Active 359 DOM
6. 2026-06-09
   days on market $60,000 Active 355 DOM
7. 2026-06-08
   days on market $60,000 Active 354 DOM
8. 2026-06-07
   days on market $60,000 Active 353 DOM
9. 2026-06-04
   days on market $60,000 Active 350 DOM
10. 2026-06-03
    days on market $60,000 Active 349 DOM
11. 2026-06-02
    days on market $60,000 Active 348 DOM
12. 2026-06-01
    days on market $60,000 Active 347 DOM
13. 2026-05-31
    days on market $60,000 Active 346 DOM
14. 2025-12-15
    status Price Change 515-char remark

    Show marketing remark (515 chars)

    Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

15. 2025-12-15
    price $60,000 515-char remark

    Show marketing remark (515 chars)

    Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

16. 2025-12-15
    status Active 515-char remark

    Show marketing remark (515 chars)

    Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

17. 2025-12-15
    price $60,000 515-char remark

    Show marketing remark (515 chars)

    Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

18. 2025-11-24
    status Under Contract 515-char remark

    Show marketing remark (515 chars)

    Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

19. 2025-11-24
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

20. 2025-07-14
    price $62,999 515-char remark

    Show marketing remark (515 chars)

    Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

21. 2025-07-14
    price $62,999 515-char remark

    Show marketing remark (515 chars)

    Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

22. 2025-05-29
    listed $65,000 New 515-char remark

    Show marketing remark (515 chars)

    Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

23. 2025-05-29
    listed $65,000 Active 515-char remark

    Show marketing remark (515 chars)

    Take a chance on a Promising Investment in Whitehall Forest East. Seize the opportunity to invest in a condominium located in the emerging Bouldercrest revitalization area, just off I-285. This community is in transition - after a period of neglect, new leadership has stepped up. The recently-elected Board is committed to restoring and improving Whitehall Forest East, bringing fresh energy and accountability to the association. Now is the time to get in early and be a part of the neighborhood's comeback story.

24. 2024-10-10
    historical
25. 2024-10-10
    historical
26. 2024-09-23
    price $70,000
27. 2024-09-17
    price $70,000
28. 2024-09-09
    price $60,000
29. 2024-09-09
    price $60,000
30. 2024-06-22
    price $70,000
31. 2024-06-22
    price $70,000
32. 2024-05-26
    price $80,000
33. 2024-05-24
    price $80,000
34. 2024-04-10
    listed $75,000 Active
35. 2024-04-10
    listed $75,000 New
36. 2023-02-01
    soldstatus $55,000
37. 2023-01-20
    soldstatus $55,000 Sold
38. 2023-01-20
    soldstatus $55,000 Closed
39. 2023-01-10
    status Under Contract
40. 2023-01-10
    status Pending
41. 2022-12-19
    price $55,000
42. 2022-12-19
    price $55,000
43. 2022-11-17
    listed $65,000 Active
44. 2022-11-15
    listed $65,000 New
45. 2022-07-15
    historical
46. 2022-01-15
    status Active
47. 2021-12-31
    historical
48. 2021-03-23
    listed $60,000 New
49. 2020-12-03
    soldstatus $40,000
50. 2020-10-26
    historical

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 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: $21,653
• − Mortgage interest: −$3,361
• − Property taxes: −$1,225
• − Insurance: −$300
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − HOA: −$1,512
• − Depreciation: −$1,745
• Taxable income: $10,045
• Est. tax owed @ 24.0%: −$2,411
• After-tax cash flow: $7,882/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 — Gresham Park

• Score: 66/100
• State rank: #183
• US rank: #11376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

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 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

+68.1% since first listed

58 events — show timeline

• 2025-12-15 Relisted — GAMLS
• 2025-12-15 Price Changed $60,000 GAMLS
• 2025-12-15 Relisted — FMLS
• 2025-12-15 Price Changed $60,000 FMLS
• 2025-11-24 Pending — GAMLS
• 2025-11-24 Pending — FMLS
• 2025-07-14 Price Changed $62,999 FMLS
• 2025-07-14 Price Changed $62,999 GAMLS
• 2025-05-29 Listed $65,000 FMLS
• 2025-05-29 Listed $65,000 GAMLS
• 2024-10-10 Listing Removed — GAMLS
• 2024-10-10 Listing Removed — FMLS
• 2024-09-23 Price Changed $70,000 FMLS
• 2024-09-17 Price Changed $70,000 GAMLS
• 2024-09-09 Price Changed $60,000 FMLS
• 2024-09-09 Price Changed $60,000 GAMLS
• 2024-06-22 Price Changed $70,000 GAMLS
• 2024-06-22 Price Changed $70,000 FMLS
• 2024-05-26 Price Changed $80,000 FMLS
• 2024-05-24 Price Changed $80,000 GAMLS
• 2024-04-10 Listed $75,000 GAMLS
• 2024-04-10 Listed $75,000 FMLS
• 2023-02-01 Sold (Public Records) $55,000 Public Records
• 2023-01-20 Sold (MLS) $55,000 FMLS
• 2023-01-20 Sold (MLS) $55,000 GAMLS
• 2023-01-10 Pending — GAMLS
• 2023-01-10 Pending — FMLS
• 2022-12-19 Price Changed $55,000 FMLS
• 2022-12-19 Price Changed $55,000 GAMLS
• 2022-11-17 Listed $65,000 FMLS
• 2022-11-15 Listed $65,000 GAMLS
• 2022-07-15 Listing Removed — GAMLS
• 2022-01-15 Relisted — GAMLS
• 2021-12-31 Listing Removed — GAMLS
• 2021-03-23 Listed $60,000 GAMLS
• 2020-12-03 Sold (Public Records) $40,000 Public Records
• 2020-10-26 Listing Removed — GAMLS
• 2020-09-24 Price Changed $48,000 GAMLS
• 2020-09-21 Relisted — GAMLS
• 2020-09-14 Pending — GAMLS
• 2020-09-10 Price Changed $51,000 GAMLS
• 2020-08-09 Price Changed $53,000 GAMLS
• 2020-07-24 Listed $55,000 GAMLS
• 2019-12-26 Listing Removed — GAMLS
• 2019-08-28 Listed $65,000 GAMLS
• 2017-05-11 Sold (Public Records) $37,500 Public Records
• 2017-02-08 Listing Removed — GAMLS
• 2016-09-13 Listed $48,000 GAMLS
• 2014-07-08 Sold (Public Records) $15,100 Public Records
• 2013-01-31 Price Changed $7,700 GAMLS
• 2012-03-15 Listing Removed — GAMLS
• 2012-03-13 Sold (MLS) $7,700 GAMLS
• 2012-02-13 Price Changed $8,990 GAMLS
• 2012-01-05 Listed $8,990 GAMLS
• 2011-11-16 Price Changed $10,500 GAMLS
• 2011-10-09 Price Changed $11,000 GAMLS
• 2006-11-21 Sold (Public Records) $25,000 Public Records
• 1987-04-29 Sold (Public Records) $35,700 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,225 · +19.2% YoY. Source: county tax records.