2956 N Dekalb Dr Unit C · Doraville, GA 30340

$175,000

2 bd · 1.5 ba · 1,180 sqft · Condo public records · 209 Days on market

Built 1971 $148/sqft · 26% below area Est $236k · 26% under $410/mo HOA · 22% 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
• Cash flow +9.2/30.0
• 1% rule +5.5/10.0
• Livability +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Doraville location! Updated 2BR/1.5BA home in a quiet, well-maintained community just minutes from I-85, I-285, and Doraville MARTA. Features include New LVP flooring on Main level, fresh interior paint, crown molding, and brand-new Stainless Steel kitchen Appliances—refrigerator, stove/range, and dishwasher. Two oversized bedrooms with walk-in closets and back porch features a brand-new fence, offering added privacy and safety. Move-in ready—perfect for homeowners or investors! HOA covers: Building Exterior & Roof, Termite Bond, Landscaping, Natural gas (furnace only), Water, Sewer, and Waste Removal.

Key facts

• $410 HOA
• 2 parking spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (13.4% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $152k (13.4% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.4% in Doraville — 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 55/100 on livability (#509 in GA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-, cost of living B+; Watch: schools F, crime F, amenities 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 soft (-2.2%/yr); 87 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 35% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 209 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $78k; list at $175k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,633 (13.4% 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 209 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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?
11. 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.
12. 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.
13. 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: 1.05% ✓
• Cap rate: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 8.0

CMA / ARV

• ARV (median comp): $236,069
• List price: $175,000
• Delta: -25.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.15×
• Total profit: $-41,889
• Equity at exit: $26,093

10-year hold

• IRR: -45.0%
• Equity multiple: -0.37×
• Total profit: $-67,011
• Equity at exit: $15,131

Cash invested: $49,000 (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 30340

• Rents YoY: -2.2%
• Active inventory: 87
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$918
• Tax from tax record: −$177 /mo · $2,120/yr
• Insurance: −$73
• HOA: −$410
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-132

Break-even live

Break-even rent $1,997

Max offer price $151,633

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-83	+0% $-132	+5% $-182	+10% $-231
Rent	-10% $-277	-5% $-205	+0% $-132	+5% $-60	+10% $12
Rate	-1.0pp $-44	-0.5pp $-88	base $-132	+0.5pp $-178	+1.0pp $-224

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2952 N DeKalb Dr Unit A Atlanta, GA	3.0	2.5	1357	$2,300	$1.69	45d	1	0.03mi
2952 N DeKalb Dr Unit A Atlanta, GA	3.0	2.5	1357	$1,900	$1.40	16d	1	0.03mi
2948 N Dekalb Dr Unit E Doraville, GA	2.0	1.5	1200	$1,650	$1.38	45d	1	0.06mi
2917 N Dekalb Dr Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,525	$1.53	45d	1	0.09mi
3089 Revere Ct Atlanta, GA	2.0	2.5	1120	$1,650	$1.47	6d	1	0.38mi
3712 Stewart Rd Doraville, GA	3.0	1.0–2.5	967	$2,747	$2.84	0d	24	0.41mi
2644 Pineland Ave Unit Labs Doraville, GA	3.0	1.5	1219	$2,100	$1.72	45d	1	0.84mi
3479 Allen Dr Atlanta, GA	3.0	2.0	1234	$3,850	$3.12	45d	1	0.90mi
2644 Valmar Dr Atlanta, GA	3.0	2.0	1450	$3,950	$2.72	45d	1	0.97mi
3418 Rose Arbor Ct Unit B Atlanta, GA	1.0	1.0	1100	$1,700	$1.55	3d	1	1.26mi
3418 Rose Arbor Ct Atlanta, GA	1.0	1.0	1100	$1,700	$1.55	14d	1	1.26mi
2100 Winters Park Dr Doraville, GA	1.0–2.0	1.0–2.0	900	$1,520	$1.69	0d	58	1.29mi
2305 Global Forum Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1150	$1,878	$1.63	0d	27	1.35mi
6919 Peachtree Rd Unit 431 Atlanta, GA	1.0	1.0	749	$1,586	$2.12	45d	1	1.36mi
6873 Peachtree Rd Unit 71-114 Atlanta, GA	1.0	1.0	785	$1,333	$1.70	45d	1	1.36mi
41 Clairview Dr Chamblee, GA	2.0–3.0	1.0	1075	$1,950	$1.81	45d	5	1.38mi
4336 Hickory Wood Ln Unit B Atlanta, GA	2.0	1.5	1250	$950	$0.76	6d	1	1.38mi
3343 Chamblee Tucker Rd Chamblee, GA	1.0–3.0	1.0–2.0	1200	$1,472	$1.23	0d	15	1.38mi
4335 Winters Chapel Rd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,670	$1.86	0d	54	1.41mi
3200 Oakwood Village Ln Atlanta, GA	2.0	1.0–2.0	1103	$1,550	$1.40	11d	6	1.42mi
4256 Tilly Mill Rd Atlanta, GA	3.0	1.0–2.0	960	$2,280	$2.38	0d	29	1.45mi
116 Woodland Ct Atlanta, GA	3.0	1.0	1100	$2,075	$1.89	0d	1	1.50mi

HOA detail condo

• Monthly dues: $410 · $4,920/yr
• Likely covers: watersewergaslandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $175,000 Active 209 DOM
2. 2026-06-18
   days on market $175,000 Active 206 DOM
3. 2026-06-17
   days on market $175,000 Active 205 DOM
4. 2026-06-16
   days on market $175,000 Active 204 DOM
5. 2026-06-15
   days on market $175,000 Active 203 DOM
6. 2026-06-13
   days on market $175,000 Active 201 DOM
7. 2026-06-09
   days on market $175,000 Active 197 DOM
8. 2026-06-08
   days on market $175,000 Active 196 DOM
9. 2026-06-07
   days on market $175,000 Active 195 DOM
10. 2026-06-04
    days on market $175,000 Active 192 DOM
11. 2026-06-03
    days on market $175,000 Active 191 DOM
12. 2026-06-02
    days on market $175,000 Active 190 DOM
13. 2026-06-01
    days on market $175,000 Active 189 DOM
14. 2026-05-31
    days on market $175,000 Active 188 DOM
15. 2026-02-17
    status Active 631-char remark

    Show marketing remark (631 chars)

    Prime Doraville location! Updated 2BR/1.5BA home in a quiet, well-maintained community just minutes from I-85, I-285, and Doraville MARTA. Features include New LVP flooring on Main level, fresh interior paint, crown molding, and brand-new Stainless Steel kitchen Appliances—refrigerator, stove/range, and dishwasher. Two oversized bedrooms with walk-in closets and back porch features a brand-new fence, offering added privacy and safety. Move-in ready—perfect for homeowners or investors! HOA covers: Building Exterior & Roof, Termite Bond, Landscaping, Natural gas (furnace only), Water, Sewer, and Waste Removal.

16. 2025-09-29
    listed $179,000 Active 631-char remark

    Show marketing remark (631 chars)

    Prime Doraville location! Updated 2BR/1.5BA home in a quiet, well-maintained community just minutes from I-85, I-285, and Doraville MARTA. Features include New LVP flooring on Main level, fresh interior paint, crown molding, and brand-new Stainless Steel kitchen Appliances—refrigerator, stove/range, and dishwasher. Two oversized bedrooms with walk-in closets and back porch features a brand-new fence, offering added privacy and safety. Move-in ready—perfect for homeowners or investors! HOA covers: Building Exterior & Roof, Termite Bond, Landscaping, Natural gas (furnace only), Water, Sewer, and Waste Removal.

17. 2025-09-24
    historical $179,000 631-char remark

    Show marketing remark (631 chars)

    Prime Doraville location! Updated 2BR/1.5BA home in a quiet, well-maintained community just minutes from I-85, I-285, and Doraville MARTA. Features include New LVP flooring on Main level, fresh interior paint, crown molding, and brand-new Stainless Steel kitchen Appliances—refrigerator, stove/range, and dishwasher. Two oversized bedrooms with walk-in closets and back porch features a brand-new fence, offering added privacy and safety. Move-in ready—perfect for homeowners or investors! HOA covers: Building Exterior & Roof, Termite Bond, Landscaping, Natural gas (furnace only), Water, Sewer, and Waste Removal.

18. 2014-04-24
    soldstatus $78,000
19. 2007-09-24
    soldstatus $78,000
20. 2007-09-19
    soldstatus $78,000 299-char remark

    Show marketing remark (299 chars)

    **LOCATION, LOCATION, LOCATION**LOVELY 2 BEDS & 1.5 BATHS TOWNHOME IN PRIME LOCATION**FRESH INTERIOR PAINT**NEW CARPET**HARDWOD FLOOR ON MAIN**CROWON MOLDING**BRAND NEW REFRIGERATOR**BRAND NEW ELEC/STOVE/RANGE**TWO OVERSIZED BEDROOMS W/ WALK-IN CLOSETS & CEILING FANS**PRIVATE FENCED PATIO**

21. 2007-07-23
    listed $85,000 299-char remark

    Show marketing remark (299 chars)

    **LOCATION, LOCATION, LOCATION**LOVELY 2 BEDS & 1.5 BATHS TOWNHOME IN PRIME LOCATION**FRESH INTERIOR PAINT**NEW CARPET**HARDWOD FLOOR ON MAIN**CROWON MOLDING**BRAND NEW REFRIGERATOR**BRAND NEW ELEC/STOVE/RANGE**TWO OVERSIZED BEDROOMS W/ WALK-IN CLOSETS & CEILING FANS**PRIVATE FENCED PATIO**

22. 2000-09-01
    soldstatus $63,000
23. 1994-11-21
    soldstatus $38,000

ⓘ 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: $2,120 · $177/mo
• Projected year-2 tax: $2,120 · $177/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 6/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $21,950
• − Mortgage interest: −$9,803
• − Property taxes: −$2,120
• − Insurance: −$875
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$4,920
• − Depreciation: −$5,091
• Taxable loss: −$4,371
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $-538/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 — Doraville

• Score: 55/100
• State rank: #509
• US rank: #23159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 30,646
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 30,062
• Household income: $62,748
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 2178.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 46% White 21% Black 18% Two or more races 16% Asian 12% Native American 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Scotch-Irish 1%
• Foreign-born: 37% · Canada, Vietnam, Jamaica
• Languages at home: 43% English-only · Spanish 43% Other Indo-European 5% Chinese 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: ▼ -263.43%
• Current HPI: 275.7413
• Rent YoY: ▼ -2.24%
• 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

+371.1% since first listed

9 events — show timeline

• 2026-02-17 Relisted — FMLS
• 2025-09-29 Listed $179,000 FMLS
• 2025-09-24 Coming Soon $179,000 FMLS
• 2014-04-24 Sold (Public Records) $78,000 Public Records
• 2007-09-24 Sold (Public Records) $78,000 Public Records
• 2007-09-19 Sold (MLS) $78,000 FMLS
• 2007-07-23 Listed $85,000 FMLS
• 2000-09-01 Sold (Public Records) $63,000 Public Records
• 1994-11-21 Sold (Public Records) $38,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,120 · +41.7% YoY. Source: county tax records.