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3646 Nevins Way 🏗️ New Construction
D- Composite 37.76
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 +7.9/30.0
  • ARV discount +7.5/15.0
  • Schools +5.9/10.0
  • Condition / age +4.8/5.0
  • Livability +4.2/5.0
  • Rent growth +3.0/5.0
  • 1% rule +2.4/10.0
  • DSCR +2.0/10.0
  • Appreciation +0.0/10.0

$339,820

3646 Nevins Way · Decatur, GA 30034
3 bd · 2.5 ba · 1,946 sqft · Townhouse · 158 Days on market
Built 2026 Excellent condition Garage ↓ 7% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Stratford plan is a stunning example of modern design and comfort, featuring 3 bedrooms and 2.5 bathrooms. This open-concept layout includes RevWood flooring throughout the main level, creating a warm and inviting atmosphere. Enjoy outdoor living on the rear patio, and benefit from the convenience of a front-entry two-car garage. The chef-inspired kitchen is a focal point, offering a large island with quartz countertops and stainless-steel appliances, perfect for cooking and entertaining. The upstairs layout is thoughtfully designed for privacy, with secondary bedrooms at the front of the home, sharing a Jack and Jill bathroom. The sprawling primary suite, located at the rear of the home, provides a serene retreat with views of the backyard.

Key facts

  • Quartz countertops
  • Revwood flooring
  • Large island

Tags

REVWOOD FLOORINGREAR PATIOCHEF-INSPIRED KITCHENLARGE ISLANDQUARTZ COUNTERTOPSSTAINLESS-STEEL APPLIANCES

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction. The $339,820 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $422,841.

What this means for you Summary

Snapshot

  • This is a 3-bed/2.5-bath townhouse listed at $340k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
  • The deal already cash-flows at list — no discount required.
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (7.9% below list).
  • Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
  • Cap rate 5.0% vs local median 4.1% in Decatur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

  • Location reads 85/100 on livability (#4 in GA, #538 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
  • City Schools Of Decatur (suburban): math 64% / reading 70% proficiency, ranked #2 of 174 in GA (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
  • Zoned schools: Clairemont Elementary School (207 students, 30% FRL); Beacon Hill Middle School (math 58% / reading 68%, grade B+, #32 of 470 statewide, top 7%, 1,323 students, 13% FRL); Decatur High School (math 47% / reading 64%, grade C, #19 of 424 statewide, top 4%, 1,853 students, 12% FRL) — zoned schools at 19% FRL track the district average.
  • Market conditions: Rents rising (+2.2%/yr); 426 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 30d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
  • At $3,130/mo this rent would consume 59% of the median local household income ($64k/yr) (locally 23% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 158 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts 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.
Recommended offer $299,041 (12.0% 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 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
  3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
  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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

1% rule
0.74% ✗
Cap rate
5.02%
Cash-on-cash
-4.56%
DSCR
0.80
GRM
11.3

CMA / ARV

ARV (median comp)
$422,841
List price
$339,820
Delta
-14.86%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
3642 Nevins Way #5 0.00mi 3/2.5 1,910 (-2%) 3mo $385,910 $202 95
3562 Birdstone Dr 0.00mi 3/2.5 2,008 (+3%) 3mo $438,000 $218 92
201 W Ponce De Leon Ave #702 0.18mi 3/3.0 1,927 (-1%) 3mo $785,000 $407 86
201 W Ponce De Leon Ave #502 0.18mi 3/3.0 1,904 (-2%) 2mo $820,000 $431 84
225 E Ponce De Leon Ave #202 0.13mi 3/2.5 2,098 (+8%) 7mo $560,000 $267 75
201 W Ponce De Leon Ave #402 0.18mi 3/3.0 1,904 (-2%) 14mo $862,500 $453 74
417 Clairemont Ave #115 0.33mi 2/2.5 (-1) 1,966 (+1%) 8mo $725,000 $369 72
237 Sycamore Pl 0.40mi 3/3.5 2,027 (+4%) 3mo $845,000 $417 68
249 Sycamore Pl 0.40mi 2/2.5 (-1) 1,852 (-5%) 14mo $563,930 $304 57
6 Westchester Sq 0.75mi 2/2.5 (-1) 1,973 (+1%) 5mo $435,000 $220 53
629 Pinetree Dr 0.58mi 2/3.0 (-1) 2,094 (+8%) 15mo $735,000 $351 40
232 Adair St 0.68mi 2/2.5 (-1) 1,664 (-14%) 1mo $450,000 $270 38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.18% rent growth · sell at horizon

5-year hold
IRR
-24.9%
Equity multiple
0.16×
Total profit
$-99,679
Equity at exit
$63,047
10-year hold
IRR
-23.3%
Equity multiple
-0.13×
Total profit
$-133,832
Equity at exit
$36,560

Cash invested: $118,395 (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 →
Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
10 active · 9 under contract
Months of supply
3.0 mo (33%/mo absorbed)
Median asking
$547,000 ($276/sqft)
Median days on market
57 d
This list price
10% of active listings are priced below it
ARV vs active asking
-21.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30034

Home prices YoY
-27.4%
Rents YoY
2.2%
Active inventory
426
Price-to-rent
9.0×

Monthly cashflow live

Estimated rent
$3,130 high interval (Pro) →
Mortgage (P&I)
−$2,217
Tax est. 1.5%
−$529 /mo · $6,343/yr
Insurance
−$176
HOA
−$0
Vacancy / Maint / Mgmt
−$657
Net cashflow
$-450

Break-even live

Break-even rent $3,699
Max offer price $357,757
Occupancy floor —

Sensitivity live

Price -10% $-158 -5% $-304 +0% $-450 +5% $-596 +10% $-742
Rent -10% $-697 -5% $-573 +0% $-450 +5% $-326 +10% $-203
Rate -1.0pp $-237 -0.5pp $-342 base $-450 +0.5pp $-559 +1.0pp $-671

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
$105,710
Closing costs
$12,685
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
122 W Trinity Pl Decatur, GA 2.0 1.0–2.0 933 $3,118 $3.34 0d 17 0.13mi
201 W Ponce de Leon Ave #702 Decatur, GA 3.0 3.0 1927 $3,950 $2.05 73d 1 0.19mi
155 Clairemont Ave Decatur, GA 1.0–3.0 1.5–2.5 1154 $3,646 $3.16 4d 8 0.21mi
245 E Trinity Pl Decatur, GA 2.0 1.0–2.0 894 $2,716 $3.04 0d 18 0.27mi
220 Ponce De Leon Pl Decatur, GA 1.0–3.0 1.0–2.0 1022 $3,531 $3.45 1d 10 0.31mi
152 Ponce de Leon Ct Decatur, GA 3.0 1.0 1250 $4,000 $3.20 4d 1 0.33mi
231 Montgomery St Decatur, GA 3.0 2.0 1702 $4,250 $2.50 46d 1 0.35mi
510 E Ponce de Leon Ave Unit N Decatur, GA 3.0 2.5 1632 $3,295 $2.02 12d 1 0.39mi
417 E College Ave #201 Decatur, GA 3.0 2.5 1515 $2,995 $1.98 46d 1 0.44mi
544 E Ponce de Leon Ave Decatur, GA 2.0 1.0 1350 $1,945 $1.44 0d 1 0.46mi
544 E Ponce de Leon Ave Decatur, GA 2.0 1.0 1350 $2,275 $1.69 38d 1 0.46mi
124 Coventry Rd Decatur, GA 4.0 3.0 2235 $5,500 $2.46 62d 1 0.55mi
132 Garden Ln Decatur, GA 4.0 2.0 2199 $3,500 $1.59 53d 1 0.66mi
132 Garden Ln Decatur, GA 4.0 2.0 2199 $3,800 $1.73 68d 1 0.66mi
715 E College Ave Decatur, GA 3.0 1.0–2.0 1053 $4,259 $4.04 2d 296 0.69mi
1041 Atlanta Ave #4 Decatur, GA 3.0 3.5 2368 $3,500 $1.48 73d 1 0.74mi
1041 Atlanta Ave Decatur, GA 3.0 4.0 2378 $3,500 $1.47 70d 1 0.74mi
230 New St #1204 Decatur, GA 2.0 2.5 1504 $2,900 $1.93 66d 1 0.75mi
230 New St #1304 Decatur, GA 2.0 2.5 1553 $2,795 $1.80 4d 1 0.75mi
425 Ansley St Decatur, GA 2.0 2.5 1400 $2,250 $1.61 27d 1 0.78mi
1033 Scott Blvd Decatur, GA 3.0 2.0 1901 $3,195 $1.68 30d 1 0.83mi
2641 E College Ave Decatur, GA 3.0 1.0–2.0 1012 $3,123 $3.08 0d 24 0.85mi
1117 Scott Blvd Decatur, GA 3.0 2.5 1452 $3,000 $2.07 93d 1 0.91mi
2700 E College Ave Decatur, GA 1.0–2.0 1.0–2.0 959 $2,555 $2.66 2d 25 0.99mi
765 N Parkwood Rd Decatur, GA 3.0 2.5 1459 $3,200 $2.19 73d 1 1.02mi
204 Cambridge Ave Decatur, GA 4.0 3.0 2623 $5,995 $2.29 38d 1 1.02mi
2740 E College Ave Decatur, GA 2.0 1.0–2.0 938 $2,321 $2.47 2d 24 1.05mi
2415 Charleston Oaks Ln Unit 2415 Decatur, GA 2.0 1.5 1470 $2,850 $1.94 62d 1 1.09mi
2413 Charleston Oaks Ln Unit 2413 Decatur, GA 2.0 1.5 1400 $2,750 $1.96 62d 1 1.09mi
100 Grayson Pl Decatur, GA 1.0–2.0 1.0–2.0 930 $2,253 $2.42 2d 11 1.11mi
841 Artwood Rd NE Unit 841 Atlanta, GA 3.0 2.0 1500 $2,995 $2.00 3d 1 1.14mi
841 Artwood Rd NE Unit Oasis Atlanta, GA 3.0 2.0 1500 $2,795 $1.86 93d 1 1.15mi
843 Artwood Rd NE Unit A Atlanta, GA 2.0 2.0 2000 $2,295 $1.15 93d 1 1.15mi
2085 Powell Ln Decatur, GA 2.0–3.0 1.0–2.0 1152 $2,250 $1.95 3d 6 1.21mi
2812 Craigie Ave Unit B Decatur, GA 2.0 1.0 1400 $1,445 $1.03 30d 1 1.26mi
923 S Candler St Decatur, GA 4.0 2.0 2236 $4,300 $1.92 1d 1 1.29mi
923 S Candler St Decatur, GA 4.0 2.0 2236 $4,300 $1.92 16d 1 1.29mi
2447 N Decatur Rd Decatur, GA 3.0 1.5 1323 $2,600 $1.97 93d 1 1.29mi
10 Rimington Ln Decatur, GA 1.0–3.0 1.0–2.0 1057 $1,981 $1.87 1d 13 1.32mi
911 Katie Kerr Dr Decatur, GA 3.0 3.0 1873 $3,750 $2.00 73d 1 1.33mi

Property features AI

Finance

Other
Part of a multi-family development with 67 units planned
HOA & community
Homeowners association with $100 monthly feeAssociation fee covers insurance, grounds maintenance, reserve fund and securityCommunity features include sidewalks and street lights

Exterior

Parking
Two parking spaces totalAttached garage with garage door opener (garage faces rear/side)
Security
Association includes security
Utilities
Public waterPublic sewerElectric service availableCable and phone availableUnderground utilities
Home design
Three or more levelsNew constructionBrick-front and other exterior materialsSlab foundationFee simple ownershipComposition roofWindows listed as energy-efficient
Construction
Built with brick front and other materialsComposition roofSlab foundation
Exterior features
DeckCity-street frontage on asphalt roadSidewalks and street lights in the community

Interior

Kitchen
Kitchen islandPantryStone countertopsDishwasherMicrowaveDisposal
Bedrooms
Oversized master bedroomRoommate floor planThree bedrooms on the upper level
Flooring
CarpetCeramic tileVinyl
Bathrooms
Two full bathroomsOne half bathroomMaster bath with separate his-and-hers vanities and separate tub and shower
Heating & cooling
Electric forced-air heatingCentral electric air conditioning
Interior features
Double vanityEntrance foyer9-ft ceilings on main, upper and lower levelsLow-flow plumbing fixturesWalk-in closetsDouble-pane insulated windows1 common wall
Laundry & utility
Laundry room located on upper levelElectric water heater

Listing history 50 events

  1. 2026-08-08
    days on market $339,820 Active 158 DOM
  2. 2026-08-06
    days on market $339,820 Active 156 DOM
  3. 2026-08-05
    days on market $339,820 Active 155 DOM
  4. 2026-08-04
    days on market $339,820 Active 154 DOM
  5. 2026-08-03
    days on market $339,820 Active 153 DOM
  6. 2026-07-31
    days on market $339,820 Active 150 DOM
  7. 2026-07-30
    days on marketlisting id $339,820 Active 148 DOM
  8. 2026-07-28
    days on market $339,820 Active 27 DOM
  9. 2026-07-26
    days on market $339,820 Active 25 DOM
  10. 2026-07-24
    days on market $339,820 Active 23 DOM
  11. 2026-07-23
    days on market $339,820 Active 22 DOM
  12. 2026-07-22
    days on market $339,820 Active 21 DOM
  13. 2026-07-21
    days on market $339,820 Active 20 DOM
  14. 2026-07-20
    days on market $339,820 Active 19 DOM
  15. 2026-07-18
    days on market $339,820 Active 17 DOM
  16. 2026-07-18
    days on market $339,820 Active 16 DOM
  17. 2026-07-16
    days on market $339,820 Active 15 DOM
  18. 2026-07-15
    pricedays on market $339,820 Active 14 DOM
  19. 2026-07-14
    days on market $348,990 Active 13 DOM
  20. 2026-07-13
    days on market $348,990 Active 12 DOM
  21. 2026-07-13
    days on market $348,990 Active 11 DOM
  22. 2026-07-11
    days on market $348,990 Active 10 DOM
  23. 2026-07-10
    days on market $348,990 Active 9 DOM
  24. 2026-07-09
    days on market $348,990 Active 8 DOM
  25. 2026-07-07
    days on market $348,990 Active 6 DOM
  26. 2026-07-06
    days on market $348,990 Active 5 DOM
  27. 2026-07-06
    days on market $348,990 Active 4 DOM
  28. 2026-07-05
    days on market $348,990 Active 3 DOM
  29. 2026-07-03
    days on market $348,990 Active 2 DOM
  30. 2026-07-02
    days on marketlisting id $348,990 Active 1 DOM
  31. 2026-07-01
    pricedays on marketlisting id $348,990 Active 146 DOM
  32. 2026-06-30
    days on market $359,990 Active 144 DOM
  33. 2026-06-29
    days on market $359,990 Active 143 DOM
  34. 2026-06-28
    days on market $359,990 Active 142 DOM
    Show marketing remark (755 chars)

    The Stratford plan is a stunning example of modern design and comfort, featuring 3 bedrooms and 2.5 bathrooms. This open-concept layout includes RevWood flooring throughout the main level, creating a warm and inviting atmosphere. Enjoy outdoor living on the rear patio, and benefit from the convenience of a front-entry two-car garage. The chef-inspired kitchen is a focal point, offering a large island with quartz countertops and stainless-steel appliances, perfect for cooking and entertaining. The upstairs layout is thoughtfully designed for privacy, with secondary bedrooms at the front of the home, sharing a Jack and Jill bathroom. The sprawling primary suite, located at the rear of the home, provides a serene retreat with views of the backyard.

  35. 2026-06-27
    days on market $359,990 Active 141 DOM
    Show marketing remark (1274 chars)

    GPS: 471 Harvest Drive Decatur Ga 30034. Something truly special is coming to Decatur - Harvest Park by D.R. Horton is a refined new townhome enclave created for those who want space, sophistication, and simplicity - all in one beautifully designed community. Large, Luxury Living....4 side brick, chef quartz kitchen, smooth lighting, tile bath splash, massive primary suite. The expansive residences offer just under 2,000 square feet, delivering the comfort and presence of a single-family home with the convenience of maintenance-free townhome living. It's the best of both worlds - generous space without the upkeep. Conveniently situated minutes from Publix (3 min), Kroger (4 min), Gresham Park (15 min), Kirkwood (15 min), Arabian Mountain walking trails (16 min), Downtown Atlanta (19 min) and FIFA WORLD CUP -Mercedes-Benz Stadium. Townhome features 3-4 bedrooms and 2.5 bathrooms, loft options and a chef-inspired kitchen, and an open-concept layout ideal for everyday living and entertaining. Some of the largest floor plans in the area, low HOA fees, down payment assistance is available, lowest fixed-rate loan opportunities, and multiple community options to choose from close to the city. Limited inventory available. Please use GPS directions for location.

  36. 2026-06-26
    days on market $359,990 Active 140 DOM
  37. 2026-06-24
    days on market $359,990 Active 138 DOM
  38. 2026-06-22
    days on market $359,990 Active 136 DOM
  39. 2026-06-21
    days on market $359,990 Active 135 DOM
  40. 2026-06-18
    days on market $359,990 Active 132 DOM
  41. 2026-06-17
    days on market $359,990 Active 131 DOM
  42. 2026-06-16
    days on market $359,990 Active 130 DOM
  43. 2026-06-15
    days on market $359,990 Active 129 DOM
  44. 2026-06-13
    days on market $359,990 Active 127 DOM
  45. 2026-06-09
    days on market $359,990 Active 123 DOM
  46. 2026-06-08
    days on market $359,990 Active 122 DOM
  47. 2026-06-07
    days on market $359,990 Active 121 DOM
  48. 2026-06-04
    days on market $359,990 Active 118 DOM
  49. 2026-06-03
    days on market $359,990 Active 117 DOM
  50. 2026-06-02
    days on market $359,990 Active 116 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$37,555
− Mortgage interest
−$23,686
− Property taxes
−$6,343
− Insurance
−$2,114
− Repairs & maintenance
−$3,004
− Management
−$3,004
− Depreciation
−$12,301
Taxable loss
−$12,897
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$3,095
After-tax cash flow
$-2,302/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

Excellent 95/100 None rehab

This townhome is in excellent condition with modern finishes and a well-maintained exterior. It's move-in ready and would benefit from minor exterior updates to enhance its curb appeal.

Value-add opportunities

  • Both Painting exterior siding — Enhances curb appeal and value ↑
  • Both Landscaping improvements — Enhances curb appeal and value ↑
  • Both Replace light fixtures — Modernizes and improves energy efficiency ↑
D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Clairemont Elementary School Middle Beacon Hill Middle School B+ GA #32/470 Nat'l #1,453/14,009 High Decatur High School C GA #19/424 Nat'l #4,346/17,239

Schools (NCES district)

District
City Schools Of Decatur
NCES district ID
1301680
Math proficiency
64% ▼ -2.00%
Reading proficiency
70% ▼ -1.00%
Median HH income
$77,812
Composite
59.52/100
National rank
#919
State rank
#2 of 174 in GA
A Composite livability gradescore 85/100

Livability — Decatur

Score
85/100
State rank
#4
US rank
#538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Decatur, GA
County
Dekalb County · 839,977 people
City population
169,430
Metro
Atlanta-Sandy Springs-Alpharetta, GA
Population (ZIP)
41,847
Household income
$63,517
Rent vs Own
31.7% rent · 68.3% own
Severe rent burden
23% of renters

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
Predominantly Black (90%)
Race & ethnicity
Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
Common ancestry
Hispanic 1% Lithuanian 1%
Foreign-born
8% · Canada
Languages at home
93% English-only · Spanish 2% French/Haitian/Cajun 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
—

Price history

-7.3% since first listed
13 events — show timeline
  • 2026-07-01 Listed $348,990 FMLS
  • 2026-06-28 Price Changed $348,990 Zillow
  • 2026-06-27 Price Changed $348,990 GAMLS
  • 2026-05-21 Price Changed $359,990 GAMLS
  • 2026-05-20 Price Changed $359,990 Zillow
  • 2026-04-23 Price Changed $368,990 Zillow
  • 2026-03-26 Price Changed $368,990 GAMLS
  • 2026-03-10 Price Changed $370,990 GAMLS
  • 2026-03-08 Price Changed $370,990 Zillow
  • 2026-03-07 Price Changed $369,990 Zillow
  • 2026-03-03 Listed $368,990 Zillow
  • 2026-02-17 Price Changed $369,990 GAMLS
  • 2026-02-05 Listed $376,320 GAMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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