2398 Lawrenceville Hwy Unit U · North Decatur, GA 30033

$160,000

2 bd · 1.0 ba · 1,040 sqft · Condo public records · 44 Days on market

Built 1971 $154/sqft · 8% below area Est $173k · 8% under $310/mo HOA · 18% 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 +10.9/15.0
• Cash flow +10.3/30.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Great find, excellent location. Large and open family room with attached dining room. Thru-window from galley kitchen to family room. Galley kitchen with side-by-side fridge/freezer, double sink, stove, dishwasher, washer/dryer, new Water heater 2023. This two bedroom/one bath unit will not last long. Open, covered patio. Minutes from Emory and Mercer Universities, CDC, and Dekalb Farmers Market. Walking distance to shopping and supermarket. I-285 is just a few blocks away. Very quiet neighborhood. Landscape, insurance, water included in HOA, all you need to pay is electric. Great buy to live in, great investment property to rent out.

Key facts

• Community pool
• Private back patio
• In kitchen laundry

Tags

• NEW LVP FLOORING
• STAINLESS STEEL APPLIANCES
• WALK IN PANTRY
• IN KITCHEN LAUNDRY
• PRIVATE BACK PATIO
• COMMUNITY POOL

Property features AI

Finance

• Other: Community contains 1 unit; County: Dekalb, GA
• HOA & community: Monthly association fee of $310; Association covers grounds and structure maintenance, pest control, pool, and trash; Homeowners association; Community features include pool and nearby amenities

Exterior

• Parking: Parking varies by unit; Electric vehicle charging station(s)
• Utilities: Public water; Public sewer; 110V and 220V electric service; Cable available; Phone available; Underground utilities; Water and sewer available
• Home design: One level; Condominium; Resale condition
• Construction: Stucco construction; Composition roof; Slab foundation; Built as part of a condominium community
• Exterior features: Paved road access; Community pool; Street lights; Near public transport, schools, and shopping

Interior

• Kitchen: Breakfast bar; White cabinetry; Pantry; Stone counters; Dishwasher; Electric cooktop; Electric oven; Microwave; Range hood; Refrigerator
• Bedrooms: 2 main-level bedrooms; Master on main; Roommate floor plan
• Flooring: Luxury vinyl; Tile
• Bathrooms: 1 full bathroom; Master bath with tub/shower combo
• Heating & cooling: Electric heating; Other cooling
• Interior features: 9-foot ceilings on main level; Walk-in closets; Insulated windows; 2+ common walls
• Laundry & utility: Laundry area in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (9.7% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $144k (9.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.6% in North Decatur — 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 80/100 on livability (#10 in GA, #1,846 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities D-.
• 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.
• Zoned schools: Laurel Ridge Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 412 students, 34% FRL); Druid Hills Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 956 students, 46% FRL); Druid Hills High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,358 students, 37% FRL) — zoned schools average 39% FRL vs 68% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.2%/yr); 241 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 44 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 9312% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,456 (9.7% 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 44 days. Have you received any prior offers? Is the seller open to a 10% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 7.7

CMA / ARV

• ARV (median comp): $173,233
• List price: $160,000
• Delta: -7.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-32,676
• Equity at exit: $23,857

10-year hold

• IRR: -16.9%
• Equity multiple: 0.10×
• Total profit: $-40,287
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$839
• Tax from tax record: −$249 /mo · $2,989/yr
• Insurance: −$67
• HOA: −$310
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-88

Break-even live

Break-even rent $1,854

Max offer price $144,456

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2394 Lawrenceville Hwy Unit K Decatur, GA	3.0	2.0	1334	$1,900	$1.42	19d	1	0.09mi
2340 Lawrenceville Hwy Decatur, GA	2.0	1.0	1000	$1,400	$1.40	44d	1	0.14mi
1211 Robinwood Rd Decatur, GA	2.0	1.0	1053	$1,850	$1.76	44d	1	0.21mi
2501 Lawrenceville Hwy Decatur, GA	1.0–2.0	1.0–1.5	875	$1,328	$1.52	2d	2	0.35mi
3071 Francine Dr Decatur, GA	3.0	2.0	1190	$2,300	$1.93	24d	1	0.38mi
3073 Cedar Creek Pkwy Decatur, GA	1.0–3.0	1.0–2.0	1050	$1,334	$1.27	3d	49	0.56mi
3324 Valley Brook Pl Decatur, GA	2.0	1.0–2.0	1002	$1,368	$1.36	21d	5	0.65mi
3145 Misty Creek Dr Decatur, GA	1.0–2.0	1.0–2.0	990	$1,725	$1.74	3d	8	0.67mi
1039 Verdi Way Clarkston, GA	3.0	1.5	1053	$1,995	$1.89	5d	1	0.92mi
2657 Harrington Dr Decatur, GA	3.0	2.0	1207	$2,400	$1.99	44d	1	1.08mi
777 Valleybrook Xing Decatur, GA	1.0–2.0	1.0–2.0	1019	$1,499	$1.47	44d	1	1.12mi
1200 Montreal Rd Tucker, GA	1.0–2.0	1.0–2.0	986	$1,860	$1.89	2d	16	1.14mi
789 Jordan Ln Unit 2 Decatur, GA	2.0	1.0	840	$2,000	$2.38	5d	1	1.23mi
777 Jordan Ln Unit G1 Decatur, GA	2.0	1.0	840	$2,000	$2.38	5d	1	1.24mi
1086 Montreal Rd Clarkston, GA	2.0	1.5–2.0	1252	$1,318	$1.05	10d	10	1.30mi
721 Ford Pl Unit A Scottdale, GA	2.0	1.0	896	$1,450	$1.62	5d	1	1.32mi
723 Ford Pl Unit A Scottdale, GA	2.0	1.0	800	$1,400	$1.75	24d	1	1.33mi
3471 N Druid Hills Rd Decatur, GA	1.0–3.0	1.0–2.0	1107	$1,969	$1.78	1d	19	1.36mi
1156 Willivee Dr Decatur, GA	3.0	2.0	1408	$2,900	$2.06	44d	1	1.40mi
3519 W Hill St Clarkston, GA	2.0	1.0–1.5	857	$1,299	$1.51	5d	1	1.45mi
1000 Montreal Rd Clarkston, GA	1.0–3.0	1.0–2.5	1250	$1,145	$0.92	2d	19	1.47mi

HOA detail condo

• Monthly dues: $310 · $3,720/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $160,000 Active 44 DOM
2. 2026-06-17
   days on market $160,000 Active 43 DOM
3. 2026-06-16
   days on market $160,000 Active 42 DOM
4. 2026-06-15
   days on market $160,000 Active 41 DOM
5. 2026-06-13
   days on market $160,000 Active 39 DOM
6. 2026-06-09
   days on market $160,000 Active 35 DOM
7. 2026-06-08
   days on market $160,000 Active 34 DOM
8. 2026-06-07
   days on market $160,000 Active 33 DOM
9. 2026-06-04
   days on market $160,000 Active 30 DOM
10. 2026-06-03
    days on market $160,000 Active 29 DOM
11. 2026-06-02
    days on market $160,000 Active 28 DOM
12. 2026-06-01
    days on market $160,000 Active 27 DOM
13. 2026-05-31
    days on market $160,000 Active 26 DOM
14. 2026-05-06
    listed $1,700
15. 2026-05-05
    listed $160,000 Active 686-char remark
16. 2024-02-19
    soldstatus $143,000
17. 2024-02-14
    soldstatus $143,000 Closed 660-char remark

    Show marketing remark (660 chars)

    MOTIVATED SELLER! Great find, excellent location. Large and open family room with attached dining room. Thru-window from galley kitchen to family room. Galley kitchen with side-by-side fridge/freezer, double sink, stove, dishwasher, washer/dryer, new Water heater 2023. This two bedroom/one bath unit will not last long. Open, covered patio. Minutes from Emory and Mercer Universities, CDC, and Dekalb Farmers Market. Walking distance to shopping and supermarket. I-285 is just a few blocks away. Very quiet neighborhood. Landscape, insurance, water included in HOA, all you need to pay is electric. Great buy to live in, great investment property to rent out.

18. 2024-02-14
    soldstatus $143,000 Sold

    Show marketing remark (660 chars)

    MOTIVATED SELLER! Great find, excellent location. Large and open family room with attached dining room. Thru-window from galley kitchen to family room. Galley kitchen with side-by-side fridge/freezer, double sink, stove, dishwasher, washer/dryer, new Water heater 2023. This two bedroom/one bath unit will not last long. Open, covered patio. Minutes from Emory and Mercer Universities, CDC, and Dekalb Farmers Market. Walking distance to shopping and supermarket. I-285 is just a few blocks away. Very quiet neighborhood. Landscape, insurance, water included in HOA, all you need to pay is electric. Great buy to live in, great investment property to rent out.

19. 2024-02-05
    status Under Contract

    Show marketing remark (660 chars)

    MOTIVATED SELLER! Great find, excellent location. Large and open family room with attached dining room. Thru-window from galley kitchen to family room. Galley kitchen with side-by-side fridge/freezer, double sink, stove, dishwasher, washer/dryer, new Water heater 2023. This two bedroom/one bath unit will not last long. Open, covered patio. Minutes from Emory and Mercer Universities, CDC, and Dekalb Farmers Market. Walking distance to shopping and supermarket. I-285 is just a few blocks away. Very quiet neighborhood. Landscape, insurance, water included in HOA, all you need to pay is electric. Great buy to live in, great investment property to rent out.

20. 2024-02-05
    status Pending 660-char remark

    Show marketing remark (660 chars)

    MOTIVATED SELLER! Great find, excellent location. Large and open family room with attached dining room. Thru-window from galley kitchen to family room. Galley kitchen with side-by-side fridge/freezer, double sink, stove, dishwasher, washer/dryer, new Water heater 2023. This two bedroom/one bath unit will not last long. Open, covered patio. Minutes from Emory and Mercer Universities, CDC, and Dekalb Farmers Market. Walking distance to shopping and supermarket. I-285 is just a few blocks away. Very quiet neighborhood. Landscape, insurance, water included in HOA, all you need to pay is electric. Great buy to live in, great investment property to rent out.

21. 2023-12-04
    listed $160,000 Active 660-char remark

    Show marketing remark (660 chars)

    MOTIVATED SELLER! Great find, excellent location. Large and open family room with attached dining room. Thru-window from galley kitchen to family room. Galley kitchen with side-by-side fridge/freezer, double sink, stove, dishwasher, washer/dryer, new Water heater 2023. This two bedroom/one bath unit will not last long. Open, covered patio. Minutes from Emory and Mercer Universities, CDC, and Dekalb Farmers Market. Walking distance to shopping and supermarket. I-285 is just a few blocks away. Very quiet neighborhood. Landscape, insurance, water included in HOA, all you need to pay is electric. Great buy to live in, great investment property to rent out.

22. 2023-12-04
    listed $160,000 New

    Show marketing remark (660 chars)

    MOTIVATED SELLER! Great find, excellent location. Large and open family room with attached dining room. Thru-window from galley kitchen to family room. Galley kitchen with side-by-side fridge/freezer, double sink, stove, dishwasher, washer/dryer, new Water heater 2023. This two bedroom/one bath unit will not last long. Open, covered patio. Minutes from Emory and Mercer Universities, CDC, and Dekalb Farmers Market. Walking distance to shopping and supermarket. I-285 is just a few blocks away. Very quiet neighborhood. Landscape, insurance, water included in HOA, all you need to pay is electric. Great buy to live in, great investment property to rent out.

23. 2023-12-02
    historical
24. 2023-09-18
    price $164,900
25. 2023-06-20
    price $165,000
26. 2023-03-21
    price $170,000
27. 2023-02-17
    price $172,000
28. 2023-02-02
    listed $185,000 New
29. 2016-04-13
    soldstatus $68,000
30. 2004-02-12
    soldstatus $85,000
31. 1983-06-28
    soldstatus $42,400

ⓘ 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: $2,989 · $249/mo
• Projected year-2 tax: $2,989 · $249/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 ≥103°F today · 19 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: $20,914
• − Mortgage interest: −$8,962
• − Property taxes: −$2,989
• − Insurance: −$800
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − HOA: −$3,720
• − Depreciation: −$4,655
• Taxable loss: −$3,559
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $-202/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 — North Decatur

• Score: 80/100
• State rank: #10
• US rank: #1846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Decatur, GA
• County: Dekalb County · 782,738 people
• City population: 31,530
• 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

-96.2% since first listed

19 events — show timeline

• 2026-06-10 Price Changed $1,600 FMLS
• 2026-05-06 Listed for Rent $1,700 FMLS
• 2026-05-05 Listed $160,000 FMLS
• 2024-02-19 Sold (Public Records) $143,000 Public Records
• 2024-02-14 Sold (MLS) $143,000 GAMLS
• 2024-02-14 Sold (MLS) $143,000 FMLS
• 2024-02-05 Pending — GAMLS
• 2024-02-05 Pending — FMLS
• 2023-12-04 Listed $160,000 GAMLS
• 2023-12-04 Listed $160,000 FMLS
• 2023-12-02 Listing Removed — GAMLS
• 2023-09-18 Price Changed $164,900 GAMLS
• 2023-06-20 Price Changed $165,000 GAMLS
• 2023-03-21 Price Changed $170,000 GAMLS
• 2023-02-17 Price Changed $172,000 GAMLS
• 2023-02-02 Listed $185,000 GAMLS
• 2016-04-13 Sold (Public Records) $68,000 Public Records
• 2004-02-12 Sold (Public Records) $85,000 Public Records
• 1983-06-28 Sold (Public Records) $42,400 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,989 · +6.3% YoY. Source: county tax records.