2046 Brian Way · Scottdale, GA 30033

$177,000

2 bd · 2.0 ba · 1,150 sqft · Condo public records · 51 Days on market

Built 1985 $400/mo HOA · 23% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Investment Opportunity* beautifully maintained home, 2-bedroom, 2-bath condo in Decatur’s Druid Woods community, just minutes to Emory, CDC, shopping, and dining. This roommate-style floor plan is ideal for flexible living, featuring two spacious bedrooms with en-suite baths, an updated kitchen, and a welcoming living area with a fireplace. A dedicated office/flex space and rear deck overlook a peaceful wooded green space, offering a quiet retreat rarely found at this price point. Positioned at the back of the building, this unit enjoys added privacy and does not face the parking lot. Plus, step-free access from the parking makes everyday living easy and convenient. Major systems have been well maintained, including a newer water heater, central dehumidifier, and roof and gutters replaced approximately 4 years ago. With community amenities like a pool, tennis, and abundant parking, and priced well below competing listings, this home stands out as one of the best values in the area. Ideal for owner-occupants or buyers seeking housing near Emory.

Key facts

• Central dehumidifier
• Wooded green space
• Newer water heater

Tags

• UPDATED KITCHEN
• DEDICATED OFFICE SPACE
• REAR DECK
• WOODED GREEN SPACE
• NEWER WATER HEATER
• CENTRAL DEHUMIDIFIER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $177k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (0.9% below list).
• Recommended offer: $143k (19.4% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.3% in Scottdale — 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 79/100 on livability (#18 in GA, #2,327 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime A-; Watch: amenities F, health & safety 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 (+2.2%/yr); 241 active listings in the ZIP; 34 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).

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 51 days — a 3% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $85k; list at $177k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $142,665 (19.4% 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 51 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 8.4

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: -27.2%
• Equity multiple: 0.09×
• Total profit: $-44,923
• Equity at exit: $26,391

10-year hold

• IRR: -28.6%
• Equity multiple: -0.27×
• Total profit: $-63,128
• Equity at exit: $15,304

Cash invested: $49,560 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$928
• Tax est. 1.5%: −$221 /mo · $2,655/yr
• Insurance: −$74
• HOA: −$400
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-237

Break-even live

Break-even rent $2,055

Max offer price $142,665

Occupancy floor —

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3073 Cedar Creek Pkwy Decatur, GA	1.0–3.0	1.0–2.0	1050	$1,334	$1.27	3d	49	0.20mi
1211 Robinwood Rd Decatur, GA	2.0	1.0	1053	$1,850	$1.76	43d	1	0.21mi
3071 Francine Dr Decatur, GA	3.0	2.0	1190	$2,300	$1.93	24d	1	0.23mi
2340 Lawrenceville Hwy Decatur, GA	2.0	1.0	1000	$1,400	$1.40	43d	1	0.25mi
3324 Valley Brook Pl Decatur, GA	2.0	1.0–2.0	1002	$1,368	$1.36	20d	5	0.28mi
2394 Lawrenceville Hwy Unit K Decatur, GA	3.0	2.0	1334	$1,900	$1.42	18d	1	0.41mi
3145 Misty Creek Dr Decatur, GA	1.0–2.0	1.0–2.0	990	$1,725	$1.74	3d	8	0.41mi
2501 Lawrenceville Hwy Decatur, GA	1.0–2.0	1.0–1.5	875	$1,328	$1.52	1d	2	0.54mi
1039 Verdi Way Clarkston, GA	3.0	1.5	1053	$1,995	$1.89	5d	1	0.62mi
777 Valleybrook Xing Decatur, GA	1.0–2.0	1.0–2.0	1019	$1,499	$1.47	43d	1	0.77mi
2657 Harrington Dr Decatur, GA	3.0	2.0	1207	$2,400	$1.99	43d	1	0.95mi
721 Ford Pl Unit A Scottdale, GA	2.0	1.0	896	$1,450	$1.62	5d	1	0.96mi
723 Ford Pl Unit A Scottdale, GA	2.0	1.0	800	$1,400	$1.75	24d	1	0.96mi
789 Jordan Ln Unit 2 Decatur, GA	2.0	1.0	840	$2,000	$2.38	5d	1	0.99mi
777 Jordan Ln Unit G1 Decatur, GA	2.0	1.0	840	$2,000	$2.38	5d	1	0.99mi
1200 Montreal Rd Tucker, GA	1.0–2.0	1.0–2.0	986	$1,860	$1.89	1d	16	1.15mi
1086 Montreal Rd Clarkston, GA	2.0	1.5–2.0	1252	$1,318	$1.05	10d	10	1.19mi
645 Dekalb Industrial Way Decatur, GA	1.0–2.0	1.0–2.0	1002	$2,188	$2.18	22d	8	1.23mi
100 Paces Park Dr Decatur, GA	1.0–3.0	1.0–2.0	1084	$1,766	$1.63	2d	20	1.23mi
3519 W Hill St Clarkston, GA	2.0	1.0–1.5	857	$1,299	$1.51	5d	1	1.26mi
2676 Milscott Dr Decatur, GA	3.0	1.0–2.0	949	$1,812	$1.91	1d	7	1.31mi
1000 Montreal Rd Clarkston, GA	1.0–3.0	1.0–2.5	1250	$1,145	$0.92	1d	19	1.32mi
982 Smith St Unit F3 Clarkston, GA	2.0	1.0	700	$795	$1.14	24d	1	1.37mi
982 Smith St Unit D1 Clarkston, GA	2.0	1.0	700	$795	$1.14	12d	1	1.37mi
3471 N Druid Hills Rd Decatur, GA	1.0–3.0	1.0–2.0	1107	$1,969	$1.78	1d	19	1.38mi
3545 Orchard St Clarkston, GA	3.0	1.0	1232	$1,650	$1.34	16d	1	1.39mi
2600 Milscott Dr Decatur, GA	3.0	1.0–2.0	1087	$2,802	$2.58	1d	30	1.40mi
1156 Willivee Dr Decatur, GA	3.0	2.0	1408	$2,900	$2.06	43d	1	1.40mi
774 Northern Ave Unit A14 Clarkston, GA	2.0	2.0	1100	$1,250	$1.14	43d	1	1.41mi
774 Northern Ave Unit A16 Clarkston, GA	1.0	1.0	950	$995	$1.05	43d	1	1.42mi
512 Tuxworth Cir Decatur, GA	2.0	1.0	1045	$2,100	$2.01	1d	1	1.44mi
2588 Decatur Village Dr Decatur, GA	1.0–2.0	1.0–2.0	964	$2,347	$2.43	1d	24	1.46mi
4107 Stratford Cmns Decatur, GA	2.0	2.0	1262	$2,349	$1.86	3d	1	1.49mi
1605 Church St Decatur, GA	3.0	1.0–2.0	1077	$1,878	$1.74	1d	25	1.49mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-18
   status Pending 1070-char remark

   Show marketing remark (1070 chars)

   *Investment Opportunity* beautifully maintained home, 2-bedroom, 2-bath condo in Decatur’s Druid Woods community, just minutes to Emory, CDC, shopping, and dining. This roommate-style floor plan is ideal for flexible living, featuring two spacious bedrooms with en-suite baths, an updated kitchen, and a welcoming living area with a fireplace. A dedicated office/flex space and rear deck overlook a peaceful wooded green space, offering a quiet retreat rarely found at this price point. Positioned at the back of the building, this unit enjoys added privacy and does not face the parking lot. Plus, step-free access from the parking makes everyday living easy and convenient. Major systems have been well maintained, including a newer water heater, central dehumidifier, and roof and gutters replaced approximately 4 years ago. With community amenities like a pool, tennis, and abundant parking, and priced well below competing listings, this home stands out as one of the best values in the area. Ideal for owner-occupants or buyers seeking housing near Emory.

2. 2026-05-12
   historical Active Under Contract 1070-char remark

   Show marketing remark (1070 chars)

   *Investment Opportunity* beautifully maintained home, 2-bedroom, 2-bath condo in Decatur’s Druid Woods community, just minutes to Emory, CDC, shopping, and dining. This roommate-style floor plan is ideal for flexible living, featuring two spacious bedrooms with en-suite baths, an updated kitchen, and a welcoming living area with a fireplace. A dedicated office/flex space and rear deck overlook a peaceful wooded green space, offering a quiet retreat rarely found at this price point. Positioned at the back of the building, this unit enjoys added privacy and does not face the parking lot. Plus, step-free access from the parking makes everyday living easy and convenient. Major systems have been well maintained, including a newer water heater, central dehumidifier, and roof and gutters replaced approximately 4 years ago. With community amenities like a pool, tennis, and abundant parking, and priced well below competing listings, this home stands out as one of the best values in the area. Ideal for owner-occupants or buyers seeking housing near Emory.

3. 2026-03-16
   listed $177,000 Active 1070-char remark

   Show marketing remark (1070 chars)

   *Investment Opportunity* beautifully maintained home, 2-bedroom, 2-bath condo in Decatur’s Druid Woods community, just minutes to Emory, CDC, shopping, and dining. This roommate-style floor plan is ideal for flexible living, featuring two spacious bedrooms with en-suite baths, an updated kitchen, and a welcoming living area with a fireplace. A dedicated office/flex space and rear deck overlook a peaceful wooded green space, offering a quiet retreat rarely found at this price point. Positioned at the back of the building, this unit enjoys added privacy and does not face the parking lot. Plus, step-free access from the parking makes everyday living easy and convenient. Major systems have been well maintained, including a newer water heater, central dehumidifier, and roof and gutters replaced approximately 4 years ago. With community amenities like a pool, tennis, and abundant parking, and priced well below competing listings, this home stands out as one of the best values in the area. Ideal for owner-occupants or buyers seeking housing near Emory.

4. 2016-06-03
   soldstatus $85,000
5. 2015-05-08
   price $54,000 300-char remark

   Show marketing remark (300 chars)

   GREAT LOCATION AND GREAT UNIT! QUIETLY LOCATED ON THE BACKSIDE OF THE BUILDING WITH NO STEPS TO WALK UP OR DOWN! HARDWOOD FLOORS AND WALL TO WALL CARPETING IN BEDROOMS! BRAND NEW GAS STOVE! **NOT A FORECLOSURE OR SHORT SALE! NO 1-800 NUMBER TO SHOW! NO WEBSITE TO USE! GO SHOW AND SELL! NO INVESTORS!

6. 2014-02-21
   soldstatus $54,000
7. 2014-02-14
   soldstatus $54,000 Sold 300-char remark

   Show marketing remark (300 chars)

   GREAT LOCATION AND GREAT UNIT! QUIETLY LOCATED ON THE BACKSIDE OF THE BUILDING WITH NO STEPS TO WALK UP OR DOWN! HARDWOOD FLOORS AND WALL TO WALL CARPETING IN BEDROOMS! BRAND NEW GAS STOVE! **NOT A FORECLOSURE OR SHORT SALE! NO 1-800 NUMBER TO SHOW! NO WEBSITE TO USE! GO SHOW AND SELL! NO INVESTORS!

8. 2014-02-03
   price $59,900 300-char remark

   Show marketing remark (300 chars)

   GREAT LOCATION AND GREAT UNIT! QUIETLY LOCATED ON THE BACKSIDE OF THE BUILDING WITH NO STEPS TO WALK UP OR DOWN! HARDWOOD FLOORS AND WALL TO WALL CARPETING IN BEDROOMS! BRAND NEW GAS STOVE! **NOT A FORECLOSURE OR SHORT SALE! NO 1-800 NUMBER TO SHOW! NO WEBSITE TO USE! GO SHOW AND SELL! NO INVESTORS!

9. 2014-02-01
   listed $59,900 New 300-char remark

   Show marketing remark (300 chars)

   GREAT LOCATION AND GREAT UNIT! QUIETLY LOCATED ON THE BACKSIDE OF THE BUILDING WITH NO STEPS TO WALK UP OR DOWN! HARDWOOD FLOORS AND WALL TO WALL CARPETING IN BEDROOMS! BRAND NEW GAS STOVE! **NOT A FORECLOSURE OR SHORT SALE! NO 1-800 NUMBER TO SHOW! NO WEBSITE TO USE! GO SHOW AND SELL! NO INVESTORS!

10. 2002-07-05
    soldstatus $106,900
11. 1999-05-20
    soldstatus $74,900

ⓘ 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 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: $21,052
• − Mortgage interest: −$9,915
• − Property taxes: −$2,655
• − Insurance: −$885
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − HOA: −$4,800
• − Depreciation: −$5,149
• Taxable loss: −$5,720
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $-1,475/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 — Scottdale

• Score: 79/100
• State rank: #18
• US rank: #2327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 4,831
• 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

+136.3% since first listed

11 events — show timeline

• 2026-05-18 Pending — FMLS
• 2026-05-12 Contingent — FMLS
• 2026-03-16 Listed $177,000 FMLS
• 2016-06-03 Sold (Public Records) $85,000 Public Records
• 2015-05-08 Price Changed $54,000 GAMLS
• 2014-02-21 Sold (Public Records) $54,000 Public Records
• 2014-02-14 Sold (MLS) $54,000 GAMLS
• 2014-02-03 Price Changed $59,900 GAMLS
• 2014-02-01 Listed $59,900 GAMLS
• 2002-07-05 Sold (Public Records) $106,900 Public Records
• 1999-05-20 Sold (Public Records) $74,900 Public Records

Property tax history

-6.7%/yr

Latest (2025): $228 · -10.1% YoY. Source: county tax records.