108 Park Place Unit 103 · Decatur, GA 30030

$199,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 21 Days on market

Built 2023 Excellent condition $268/mo HOA · 17% of rent ↓ 13% since listing

---

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
• Schools +6.0/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Cash flow +1.9/30.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Great Opportunity with the Decatur Land Trust. We have 2 quailfying units for the Decatur Land trust remaining, specific qualifications must be met. Nestled in the vibrant, pedestrian-friendly Oakhurst neighborhood, Park 108 offers newly constructed loft-style condos in Decatur, GA, showcasing modern and unique floor plans that honor the historic Bell South building. Embrace contemporary, low-maintenance living in a secure, controlled-access building with gated parking. These distinctive new residences in the historic Southern Bell building feature elevator access, oversized commercial-grade windows, and high ceilings that fill each home with abundant natural light. READY FOR MOVE-IN! Just minutes from Emory University, the Atlanta BeltLine, and Downtown Decatur, Park 108 blends the timeless charm of Oakhurst with modern design and stylish urban living. Come home to contemporary interiors in this exclusive collection of 33 new construction condos. This exceptional open-concept 1-bedroom/1-bath home offers spacious and stylish living! The kitchen, featuring a quartz countertops, and under-cabinet lighting, is perfect for social gatherings. . Enjoy one assigned parking space in your private gated parking area. Oakhurst offers the ideal blend of urban energy and peaceful retreat. It's a storybook setting perfect for biking, leisurely runs, art strolls, or impromptu live band performances. Ideally situated where the City of Atlanta meets the City of Decatur, Park 108 places you conveniently close to everything you desire! Decatur Land trust must qualify buyer.

Key facts

• Gated parking
• High ceilings
• Elevator access

Tags

• OAKHURST NEIGHBORHOOD
• HISTORIC BELL SOUTH BUILDING
• CONTROLLED-ACCESS BUILDING
• GATED PARKING
• ELEVATOR ACCESS
• HIGH CEILINGS

Property features AI

Finance

• HOA & community: Monthly association fee ($268) covering insurance, ground maintenance, and structure maintenance; Community of 33 units

Exterior

• Parking: Assigned parking space in parking lot (1 total)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available
• Home design: Condominium, one level; New construction; Facing entry via shared front doors
• Construction: Brick on three sides with concrete construction; Concrete roof; Slab foundation; Built by Toll Brothers; EarthCraft Home green verification
• Exterior features: Private entrance; City street frontage; Asphalt paved road access; Near Beltline, public transport, schools, and shopping

Interior

• Kitchen: Solid surface counters; Open view to family room; Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave
• Bedrooms: Master bedroom on main level
• Flooring: Hardwood; Vinyl
• Bathrooms: Full bathroom with shower-only master bath
• Heating & cooling: Electric heat pump; Central air with zone control
• Interior features: 9-foot ceilings on main level; Walk-in closet(s); Double pane, insulated windows; End unit with 2+ common walls
• Laundry & utility: Laundry closet

🏗️ New construction. The $199,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $273,839.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (49.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (22.8% below list).
• Recommended offer: $101k (49.4% below list) — sets the bar for cash-flow.

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: 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).
• Market conditions: Rents rising (+3.9%/yr); 209 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent is only 15% of the median local income ($127k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 21 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $100,630 (49.4% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 0.56% ✗
• Cap rate: 1.81%
• Cash-on-cash: -16.02%
• DSCR: 0.29
• GRM: 14.9

CMA / ARV

• ARV (median comp): $273,839
• List price: $199,000
• Delta: -27.33%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -46.1%
• Equity multiple: -0.41×
• Total profit: $-107,921
• Equity at exit: $40,830

10-year hold

• IRR: -76.4%
• Equity multiple: -1.23×
• Total profit: $-171,090
• Equity at exit: $23,677

Cash invested: $76,675 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$1,436
• Tax from tax record: −$419 /mo · $5,032/yr
• Insurance: −$114
• HOA: −$268
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-1,023

Break-even live

Break-even rent $2,832

Max offer price $100,630

Occupancy floor —

Sensitivity live

Price	-10% $-868	-5% $-946	+0% $-1,023	+5% $-1,101	+10% $-1,178
Rent	-10% $-1,145	-5% $-1,084	+0% $-1,023	+5% $-963	+10% $-902
Rate	-1.0pp $-886	-0.5pp $-954	base $-1,023	+0.5pp $-1,094	+1.0pp $-1,167

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: $68,460
• Closing costs: $8,215
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2044 DeKalb Ave NE Unit 2054-L Atlanta, GA	1.0	1.0	550	$975	$1.77	25d	1	0.56mi
212 Kirkwood Rd NE Apt 4 Atlanta, GA	1.0	1.0	425	$1,250	$2.94	0d	1	0.70mi
212 Kirkwood Rd NE Apt 4 Atlanta, GA	1.0	1.0	425	$1,250	$2.94	25d	1	0.70mi
190 Kirkwood Rd NE Apt E1 Atlanta, GA	1.0	1.0	600	$1,195	$1.99	0d	1	0.74mi
487 Lakeshore Dr NE #2 Atlanta, GA	1.0	1.0	750	$1,475	$1.97	25d	1	0.85mi
255 Connecticut Ave NE Unit A Atlanta, GA	1.0	1.0	618	$1,750	$2.83	25d	1	1.04mi
122 W Trinity Pl Decatur, GA	2.0	1.0–2.0	933	$2,413	$2.58	0d	32	1.07mi
220 Ponce De Leon Pl Decatur, GA	1.0–3.0	1.0–2.0	1022	$1,753	$1.71	0d	15	1.11mi
71 Howard St SE Atlanta, GA	1.0–2.0	1.0–2.0	1031	$1,801	$1.75	2d	9	1.13mi
105 Rogers St NE Atlanta, GA	2.0	1.0–2.0	863	$1,982	$2.30	0d	26	1.13mi
201 W Ponce de Leon Ave Decatur, GA	1.0–3.0	1.0–3.0	1326	$2,000	$1.51	25d	2	1.14mi
245 E Trinity Pl Decatur, GA	2.0	1.0–2.0	894	$2,022	$2.26	0d	25	1.17mi
250 Arizona Ave NE Atlanta, GA	1.0–2.0	1.0–2.5	1124	$1,379	$1.23	0d	4	1.19mi
401 Clifton Rd NE Apt 3 Atlanta, GA	1.0	1.0	750	$1,350	$1.80	12d	1	1.25mi
1133 Commerce Dr Decatur, GA	2.0	1.0–2.0	948	$2,384	$2.51	0d	10	1.25mi
9 Clay St SE Atlanta, GA	2.0	1.0	700	$1,299	$1.86	18d	1	1.32mi
230 E Ponce de Leon Ave Decatur, GA	1.0–2.0	1.0–2.0	940	$1,600	$1.70	4d	2	1.33mi
105 Sycamore Pl Decatur, GA	—	1.0	770	$1,665	$2.16	3d	5	1.45mi
430 E Ponce de Leon Ave Unit 430-17 Decatur, GA	—	1.0	475	$1,300	$2.74	0d	1	1.47mi
449 E Ponce de Leon Ave Decatur, GA	1.0	1.0	485	$1,700	$3.51	3d	2	1.48mi

HOA detail condo

• Monthly dues: $268 · $3,216/yr
• Likely covers: securityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $199,000 Active 21 DOM
2. 2026-06-18
   days on market $199,000 Active 18 DOM
3. 2026-06-17
   days on market $199,000 Active 17 DOM
4. 2026-06-16
   days on market $199,000 Active 16 DOM
5. 2026-06-15
   days on market $199,000 Active 15 DOM
6. 2026-06-13
   days on market $199,000 Active 13 DOM
7. 2026-06-09
   days on market $199,000 Active 9 DOM
8. 2026-06-08
   days on market $199,000 Active 8 DOM
9. 2026-06-07
   days on market $199,000 Active 7 DOM
10. 2026-06-04
    days on market $199,000 Active 4 DOM
11. 2026-06-03
    days on market $199,000 Active 3 DOM
12. 2026-06-02
    days on market $199,000 Active 2 DOM
13. 2026-06-01
    days on marketlisting id $199,000 Active 1 DOM
14. 2026-04-16
    listed $199,000 New 1593-char remark
15. 2026-04-16
    listed $199,000 Active 1593-char remark
16. 2026-04-15
    historical
17. 2025-11-25
    listed $199,000 New
18. 2025-10-25
    historical
19. 2025-07-21
    listed $199,000 Active
20. 2024-12-16
    historical
21. 2024-12-13
    historical
22. 2024-11-06
    listed $229,800 New
23. 2024-11-06
    listed $229,800 Active

ⓘ 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: $5,032 · $419/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,440
• − Mortgage interest: −$15,339
• − Property taxes: −$5,032
• − Insurance: −$1,369
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − HOA: −$3,216
• − Depreciation: −$7,966
• Taxable loss: −$17,433
• Est. tax savings @ 24.0%: +$4,184
• After-tax cash flow: $-8,098/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 newly constructed condo in Park 108 is move-in ready with modern finishes and a great location. It offers a good condition score and minimal maintenance needs.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental 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: 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

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 · 782,738 people
• City population: 169,430
• 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

-13.4% since first listed

14 events — show timeline

• 2026-05-31 Listed $199,000 FMLS
• 2026-05-31 Listed $199,000 GAMLS
• 2026-05-30 Listing Removed — GAMLS
• 2026-05-30 Listing Removed — FMLS
• 2026-04-16 Listed $199,000 GAMLS
• 2026-04-16 Listed $199,000 FMLS
• 2026-04-15 Listing Removed — GAMLS
• 2025-11-25 Listed $199,000 GAMLS
• 2025-10-25 Listing Removed — FMLS
• 2025-07-21 Listed $199,000 FMLS
• 2024-12-16 Listing Removed — GAMLS
• 2024-12-13 Listing Removed — FMLS
• 2024-11-06 Listed $229,800 FMLS
• 2024-11-06 Listed $229,800 GAMLS

Property tax history

+327.9%/yr

Latest (2025): $5,032 · +327.9% YoY. Source: county tax records.