3833 Peachtree Rd NE #1111 · Brookhaven, GA 30319

$200,000

2 bd · 2.0 ba · 1,252 sqft · Condo public records · 171 Days on market

Built 1985 $160/sqft · 22% below area Est $257k · 22% under $664/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 +15.0/15.0
• 1% rule +7.4/10.0
• Cash flow +5.7/30.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2BR/2BA condo in desirable Brookhaven with incredible potential. Investor/cash buyer opportunity featuring walk-in closets in both bedrooms and a private balcony. Located in a controlled-access community with covered parking, 24-hour concierge, EV charging stations, resident clubroom, coworking lounge, cyber cafe, reservable conference room, grilling areas, pool and off-leash dog park. Walking distance to Brookhaven MARTA rail station and minutes from Phipps Plaza, Lenox Square, grocery stores, and popular dining. An unbeatable location-ideal for investors or buyers looking to customize.

Key facts

• Covered parking
• Private balcony
• Walk-in closets

Tags

• WALK-IN CLOSETS
• PRIVATE BALCONY
• CONTROLLED-ACCESS COMMUNITY
• COVERED PARKING
• 24-HOUR CONCIERGE
• EV CHARGING STATIONS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (31.7% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $137k (31.7% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 2.6% in Brookhaven — 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 77/100 on livability (#21 in GA, #3,126 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A-; Watch: schools C-, crime C-, cost of living 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 (+2.9%/yr); 384 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $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 171 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 27% of rent.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,513 (31.7% 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 171 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
9. 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.
10. 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.
11. 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: 1.24% ✓
• Cap rate: 3.86%
• Cash-on-cash: -8.67%
• DSCR: 0.61
• GRM: 6.7

CMA / ARV

• ARV (median comp): $257,387
• List price: $200,000
• Delta: -22.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.86% rent growth · sell at horizon

5-year hold

• IRR: -31.4%
• Equity multiple: -0.03×
• Total profit: $-57,895
• Equity at exit: $29,821

10-year hold

• IRR: -33.9%
• Equity multiple: -0.47×
• Total profit: $-82,432
• Equity at exit: $17,292

Cash invested: $56,000 (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 30319

• Rents YoY: 2.9%
• Active inventory: 384
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,481 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$569 /mo · $6,826/yr
• Insurance: −$83
• HOA: −$664
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-405

Break-even live

Break-even rent $2,994

Max offer price $136,513

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-348	+0% $-405	+5% $-461	+10% $-518
Rent	-10% $-601	-5% $-503	+0% $-405	+5% $-307	+10% $-209
Rate	-1.0pp $-304	-0.5pp $-354	base $-405	+0.5pp $-457	+1.0pp $-509

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3777 Peachtree Rd NE Brookhaven, GA	1.0–2.0	1.0–2.0	1160	$2,650	$2.28	25d	3	0.13mi
3777 Peachtree Rd NE Brookhaven, GA	2.0	2.0	1160	$2,375	$2.05	13d	2	0.13mi
3777 Peachtree Rd NE Brookhaven, GA	2.0	2.0	1160	$2,325	$2.00	19d	2	0.13mi
3777 Peachtree Rd NE #1432 Brookhaven, GA	2.0	2.0	1160	$2,650	$2.28	17d	1	0.15mi
3930 Peachtree Rd Brookhaven, GA	3.0	1.0–2.5	1127	$3,242	$2.88	0d	26	0.18mi
1050 Lenox Park Blvd NE Atlanta, GA	1.0–3.0	1.0–2.5	1448	$2,283	$1.58	2d	41	0.37mi
3703 Peachtree Rd NE Atlanta, GA	2.0	1.5–2.0	1195	$1,608	$1.35	25d	1	0.42mi
4120 Peachtree Rd NE Brookhaven, GA	1.0–3.0	1.0–2.0	1088	$1,998	$1.84	0d	28	0.51mi
1410 N Druid Hills Rd Unit 1 Atlanta, GA	3.0	1.5	1300	$2,300	$1.77	44d	1	0.57mi
1410 N Druid Hills Rd NE Brookhaven, GA	3.0	1.5	1142	$2,800	$2.45	44d	1	0.57mi
1020 Lenox Park Blvd NE Atlanta, GA	1.0–3.0	1.0–2.0	1101	$1,882	$1.71	2d	54	0.57mi
3660 Peachtree Rd NE Atlanta, GA	2.0	2.0	1200	$1,625	$1.35	2d	2	0.62mi
1295 Dresden Dr NE Atlanta, GA	2.0	1.0–2.0	895	$2,560	$2.86	0d	16	0.64mi
1200 Reserve Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	950	$2,037	$2.14	0d	8	0.69mi
3638 Peachtree Rd NE #206 Atlanta, GA	2.0	2.0	1620	$2,295	$1.42	25d	1	0.70mi
2124 Gables Dr NE Unit 1239 Atlanta, GA	3.0	2.0	1300	$2,608	$2.01	13d	1	0.73mi
2124 Gables Dr NE Unit 3109 Atlanta, GA	2.0	2.0	1150	$2,024	$1.76	4d	1	0.73mi
2124 Gables Dr NE Brookhaven, GA	2.0	2.0	1150	$1,804	$1.57	25d	1	0.73mi
1350 Dresden Dr NE Brookhaven, GA	2.0	1.0–2.0	855	$3,391	$3.96	4d	12	0.74mi
3464 Roxboro Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1281	$3,063	$2.39	2d	9	0.77mi
2641 Mackintosh Ct Brookhaven, GA	3.0	3.0	1500	$4,995	$3.33	44d	1	0.78mi
2641 Mackintosh Ct Brookhaven, GA	3.0	3.0	1500	$4,999	$3.33	22d	1	0.78mi
1377 Dresden Dr NE Brookhaven, GA	2.0	1.0–2.0	761	$2,324	$3.05	0d	6	0.78mi
2636 Mackintosh Ct Brookhaven, GA	3.0	3.0	1341	$4,250	$3.17	25d	1	0.83mi
3450 Roxboro Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1053	$3,237	$3.07	2d	31	0.83mi
3460 Kingsboro Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1245	$1,920	$1.54	2d	26	0.86mi
3443 Kingsboro Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1266	$2,827	$2.23	2d	10	0.87mi
1401 Briarwood Rd NE Brookhaven, GA	2.0	1.0	888	$2,500	$2.82	0d	1	0.87mi
3480 Lakeside Dr NE Atlanta, GA	2.0	1.0–2.0	911	$2,805	$3.08	4d	15	0.87mi
960 E Paces Ferry Rd NE Atlanta, GA	2.0	1.0–2.0	890	$2,230	$2.51	2d	40	0.88mi
3478 Lakeside Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1184	$3,747	$3.16	2d	22	0.90mi
3475 Oak Valley Rd NE Atlanta, GA	1.0–2.0	1.0–2.5	1201	$3,750	$3.12	25d	2	0.91mi
3475 Oak Valley Rd NE #1630 Atlanta, GA	2.0	2.5	1391	$3,750	$2.70	8d	1	0.91mi
705 Town Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1109	$2,567	$2.31	0d	23	1.03mi
2012 E Roxboro Rd NE Atlanta, GA	2.0	2.5	1858	$3,900	$2.10	44d	1	1.04mi
1482 Dresden Dr NE Brookhaven, GA	2.0	1.0	1054	$2,625	$2.49	44d	1	1.05mi
1468 Briarwood Rd NE #1104 Brookhaven, GA	2.0	2.0	1392	$2,075	$1.49	25d	1	1.05mi
1468 Briarwood Rd NE Brookhaven, GA	1.0–2.0	1.0–2.5	1341	$2,500	$1.86	44d	2	1.06mi
3275 Lenox Rd NE #214 Atlanta, GA	1.0	1.5	1469	$2,300	$1.57	20d	1	1.09mi
305 Brookhaven Ave Brookhaven, GA	1.0	1.0	781	$1,925	$2.46	0d	6	1.10mi

HOA detail condo

• Monthly dues: $664 · $7,968/yr
• Likely covers: pooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $200,000 Active 171 DOM
2. 2026-06-17
   days on market $200,000 Active 170 DOM
3. 2026-06-16
   days on market $200,000 Active 169 DOM
4. 2026-06-15
   days on market $200,000 Active 168 DOM
5. 2026-06-13
   days on market $200,000 Active 166 DOM
6. 2026-06-09
   days on market $200,000 Active 162 DOM
7. 2026-06-08
   days on market $200,000 Active 161 DOM
8. 2026-06-07
   days on market $200,000 Active 160 DOM
9. 2026-06-04
   days on market $200,000 Active 157 DOM
10. 2026-06-03
    days on market $200,000 Active 156 DOM
11. 2026-06-02
    days on market $200,000 Active 155 DOM
12. 2026-06-01
    days on market $200,000 Active 154 DOM
13. 2026-05-31
    days on market $200,000 Active 153 DOM
14. 2025-12-22
    listed $200,000 New 594-char remark

    Show marketing remark (607 chars)

    2BR/2BA condo in desirable Brookhaven with incredible potential. Investor/cash buyer opportunity featuring walk-in closets in both bedrooms and a private balcony. Located in a controlled-access community with covered parking, 24-hour concierge, EV charging stations, resident clubroom, coworking lounge, cyber café, reservable conference room, grilling areas, pool and off-leash dog park. Walking distance to Brookhaven MARTA rail station and minutes from Phipps Plaza, Lenox Square, grocery stores, and popular dining. An unbeatable location—ideal for investors or buyers looking to customize.

15. 2025-12-22
    listed $200,000 Active 607-char remark

    Show marketing remark (607 chars)

    2BR/2BA condo in desirable Brookhaven with incredible potential. Investor/cash buyer opportunity featuring walk-in closets in both bedrooms and a private balcony. Located in a controlled-access community with covered parking, 24-hour concierge, EV charging stations, resident clubroom, coworking lounge, cyber café, reservable conference room, grilling areas, pool and off-leash dog park. Walking distance to Brookhaven MARTA rail station and minutes from Phipps Plaza, Lenox Square, grocery stores, and popular dining. An unbeatable location—ideal for investors or buyers looking to customize.

ⓘ 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: $6,826 · $569/mo
• Projected year-2 tax: $6,826 · $569/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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $29,775
• − Mortgage interest: −$11,203
• − Property taxes: −$6,826
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$7,968
• − Depreciation: −$5,818
• Taxable loss: −$7,804
• Est. tax savings @ 24.0%: +$1,873
• After-tax cash flow: $-2,984/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 — Brookhaven

• Score: 77/100
• State rank: #21
• US rank: #3126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookhaven, GA
• County: Dekalb County · 782,738 people
• City population: 45,985
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 45,985
• Household income: $130,648
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1879.0

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 0.57)
• Race & ethnicity: White 62% Black 13% Hispanic / Latino 12% Two or more races 11% Asian 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -511.51%
• Current HPI: 247.1961
• Rent YoY: ▲ 2.86%
• 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

+0.0% since first listed

2 events — show timeline

• 2025-12-22 Listed $200,000 FMLS
• 2025-12-22 Listed $200,000 GAMLS

Property tax history

+6.6%/yr

Latest (2025): $6,826 · +36.4% YoY. Source: county tax records.