1921 Whitehall Forest Ct SE · Gresham Park, GA 30316

$115,000

3 bd · 2.0 ba · 1,344 sqft · Condo public records · 62 Days on market

Built 1972 $86/sqft · 52% above area $143/mo HOA · 8% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity for investors, renovators, or buyers looking to make a home their own. Sold as-is, this property is ideal for those seeking to customize, add to their portfolio, or potentially establish a rental income stream. The home features prior updates including a kitchen with white cabinetry, solid surface countertops, and stainless-steel appliances - refrigerator, range, and dishwasher included - plus washer and dryer, and laminate flooring throughout. Conveniently situated with quick access to I-285, Hartsfield-Jackson Atlanta International Airport, and Downtown Atlanta. Seller's Property Disclosure is available; however, seller has limited knowledge of the property as they have never occupied the home. Buyers are encouraged to perform their own due diligence. Seller is motivated and open to all offers - submit your highest and best.

Key facts

• $143 HOA
• 2 parking spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.6% in Gresham Park — 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 66/100 on livability (#183 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: schools D-, amenities F, commute 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 (+2.3%/yr); 461 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 13y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.63% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 5.1

CMA / ARV

• ARV (median comp): $75,759
• List price: $115,000
• Delta: 51.80%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.44×
• Total profit: $14,236
• Equity at exit: $17,147

10-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $51,593
• Equity at exit: $9,943

Cash invested: $32,200 (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 30316

• Rents YoY: 2.3%
• Active inventory: 461
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$603
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$48
• HOA: −$143
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $534

Break-even live

Break-even rent $1,203

Max offer price $115,000

Occupancy floor 67%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Bouldercrest Ln Atlanta, GA	1.0–2.0	1.0	816	$1,225	$1.50	2d	9	0.15mi
2059 Oak Terrace Dr SE Atlanta, GA	3.0	2.0	1606	$2,055	$1.28	5d	1	0.58mi
1952 Boulder Hills Dr Ellenwood, GA	3.0	2.0	1410	$1,875	$1.33	44d	1	0.80mi
3054 Will Rogers Pl SE Atlanta, GA	3.0	2.0	1050	$2,600	$2.48	44d	1	0.84mi
1843 Wee Kirk Rd SE Atlanta, GA	3.0	1.5	1154	$1,811	$1.57	5d	1	1.03mi
2019 Knight Ct Atlanta, GA	4.0	2.0	1590	$1,900	$1.19	5d	1	1.10mi
1989 Wee Kirk Rd SE Atlanta, GA	3.0	1.0	925	$1,800	$1.95	24d	1	1.11mi
2931 Cloverleaf Dr SE Atlanta, GA	4.0	2.0	1371	$1,985	$1.45	5d	1	1.13mi
2000 Bouldercrest Rd Atlanta, GA	1.0–2.0	1.0–2.0	925	$1,520	$1.64	44d	3	1.14mi
2000 Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,658	$1.58	2d	16	1.14mi
2913 Horse Shoe Dr SE Atlanta, GA	3.0	1.0	1263	$1,595	$1.26	24d	1	1.16mi
2959 Sugarcreek Ln SE Atlanta, GA	4.0	2.5	1478	$1,940	$1.31	5d	1	1.20mi
2892 Horse Shoe Dr SE Atlanta, GA	4.0	2.0	1342	$1,654	$1.23	22d	1	1.21mi
3128 Bouldercrest Rd Ellenwood, GA	4.0	1.5	1200	$1,728	$1.44	13d	1	1.24mi
2911 Gresham Rd SE Atlanta, GA	3.0	1.0	960	$1,700	$1.77	44d	1	1.28mi
2884 Reveille Cir SE Atlanta, GA	3.0	2.0	1437	$2,050	$1.43	44d	1	1.38mi
2435 Aylesbury Loop Decatur, GA	1.0–3.0	1.0–2.0	937	$1,509	$1.61	3d	12	1.44mi
4007 Moore Creek Dr Conley, GA	2.0	2.0	1200	$1,850	$1.54	19d	1	1.49mi

HOA detail condo

• Monthly dues: $143 · $1,716/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $115,000 Active 62 DOM
2. 2026-06-17
   days on market $115,000 Active 61 DOM
3. 2026-06-16
   days on market $115,000 Active 60 DOM
4. 2026-06-15
   days on market $115,000 Active 59 DOM
5. 2026-06-13
   statusdays on market $115,000 Active 57 DOM
6. 2026-06-09
   days on market $115,000 Active Under Contract 53 DOM
7. 2026-06-08
   days on market $115,000 Active Under Contract 52 DOM
8. 2026-06-07
   days on market $115,000 Active Under Contract 51 DOM
9. 2026-06-04
   days on market $115,000 Active Under Contract 48 DOM
10. 2026-06-03
    statusdays on market $115,000 Active Under Contract 47 DOM
11. 2026-06-02
    days on market $115,000 Active 46 DOM
12. 2026-06-01
    days on market $115,000 Active 45 DOM
13. 2026-05-31
    days on market $115,000 Active 44 DOM
14. 2026-04-17
    listed $125,000 Active 860-char remark

    Show marketing remark (860 chars)

    Excellent opportunity for investors, renovators, or buyers looking to make a home their own. Sold as-is, this property is ideal for those seeking to customize, add to their portfolio, or potentially establish a rental income stream. The home features prior updates including a kitchen with white cabinetry, solid surface countertops, and stainless-steel appliances - refrigerator, range, and dishwasher included - plus washer and dryer, and laminate flooring throughout. Conveniently situated with quick access to I-285, Hartsfield-Jackson Atlanta International Airport, and Downtown Atlanta. Seller's Property Disclosure is available; however, seller has limited knowledge of the property as they have never occupied the home. Buyers are encouraged to perform their own due diligence. Seller is motivated and open to all offers - submit your highest and best.

15. 2026-04-17
    listed $125,000 New 860-char remark

    Show marketing remark (860 chars)

    Excellent opportunity for investors, renovators, or buyers looking to make a home their own. Sold as-is, this property is ideal for those seeking to customize, add to their portfolio, or potentially establish a rental income stream. The home features prior updates including a kitchen with white cabinetry, solid surface countertops, and stainless-steel appliances - refrigerator, range, and dishwasher included - plus washer and dryer, and laminate flooring throughout. Conveniently situated with quick access to I-285, Hartsfield-Jackson Atlanta International Airport, and Downtown Atlanta. Seller's Property Disclosure is available; however, seller has limited knowledge of the property as they have never occupied the home. Buyers are encouraged to perform their own due diligence. Seller is motivated and open to all offers - submit your highest and best.

16. 2026-04-16
    historical $125,000 860-char remark

    Show marketing remark (860 chars)

    Excellent opportunity for investors, renovators, or buyers looking to make a home their own. Sold as-is, this property is ideal for those seeking to customize, add to their portfolio, or potentially establish a rental income stream. The home features prior updates including a kitchen with white cabinetry, solid surface countertops, and stainless-steel appliances - refrigerator, range, and dishwasher included - plus washer and dryer, and laminate flooring throughout. Conveniently situated with quick access to I-285, Hartsfield-Jackson Atlanta International Airport, and Downtown Atlanta. Seller's Property Disclosure is available; however, seller has limited knowledge of the property as they have never occupied the home. Buyers are encouraged to perform their own due diligence. Seller is motivated and open to all offers - submit your highest and best.

17. 2026-04-15
    historical $125,000 860-char remark

    Show marketing remark (860 chars)

    Excellent opportunity for investors, renovators, or buyers looking to make a home their own. Sold as-is, this property is ideal for those seeking to customize, add to their portfolio, or potentially establish a rental income stream. The home features prior updates including a kitchen with white cabinetry, solid surface countertops, and stainless-steel appliances - refrigerator, range, and dishwasher included - plus washer and dryer, and laminate flooring throughout. Conveniently situated with quick access to I-285, Hartsfield-Jackson Atlanta International Airport, and Downtown Atlanta. Seller's Property Disclosure is available; however, seller has limited knowledge of the property as they have never occupied the home. Buyers are encouraged to perform their own due diligence. Seller is motivated and open to all offers - submit your highest and best.

18. 2023-06-22
    status Pending
19. 2023-06-12
    soldstatus $105,000
20. 2023-06-08
    soldstatus $105,000 Closed
21. 2023-06-07
    soldstatus $105,000 Sold
22. 2023-06-04
    historical Active Under Contract
23. 2023-06-04
    status Under Contract
24. 2023-05-22
    price $102,000
25. 2023-05-22
    price $102,000
26. 2023-04-26
    historical
27. 2023-04-24
    listed $110,000 Active
28. 2023-04-24
    listed $110,000 New
29. 2023-02-03
    status Back On Market
30. 2023-02-02
    historical Active Under Contract
31. 2023-01-17
    status Price Change
32. 2023-01-17
    price $110,000
33. 2022-12-02
    status Under Contract
34. 2022-09-12
    listed $105,000 New
35. 2021-07-06
    soldstatus $90,000
36. 2021-07-01
    soldstatus $90,000 Closed
37. 2021-07-01
    soldstatus $90,000 Sold
38. 2021-05-25
    status Under Contract
39. 2021-05-19
    status Pending
40. 2021-05-12
    historical Active Under Contract
41. 2021-04-27
    status Active
42. 2021-04-27
    historical Active Under Contract
43. 2021-04-11
    status Active
44. 2021-04-09
    status Pending
45. 2021-04-04
    listed $99,000 Active
46. 2021-04-04
    listed $99,000 New
47. 2020-10-23
    historical
48. 2020-10-21
    status Back on Market
49. 2020-08-16
    status Under Contract
50. 2020-07-01
    listed $40,000 New

ⓘ 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: $1,879 · $157/mo
• Projected year-2 tax: $1,879 · $157/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $22,549
• − Mortgage interest: −$6,442
• − Property taxes: −$1,879
• − Insurance: −$575
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − HOA: −$1,716
• − Depreciation: −$3,345
• Taxable income: $4,984
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $5,211/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 — Gresham Park

• Score: 66/100
• State rank: #183
• US rank: #11376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

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 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

+380.8% since first listed

57 events — show timeline

• 2026-04-17 Listed $125,000 FMLS
• 2026-04-17 Listed $125,000 GAMLS
• 2026-04-16 Coming Soon $125,000 FMLS
• 2026-04-15 Coming Soon $125,000 GAMLS
• 2023-06-22 Pending — FMLS
• 2023-06-12 Sold (Public Records) $105,000 Public Records
• 2023-06-08 Sold (MLS) $105,000 FMLS
• 2023-06-07 Sold (MLS) $105,000 GAMLS
• 2023-06-04 Contingent — FMLS
• 2023-06-04 Pending — GAMLS
• 2023-05-22 Price Changed $102,000 FMLS
• 2023-05-22 Price Changed $102,000 GAMLS
• 2023-04-26 Listing Removed — GAMLS
• 2023-04-24 Listed $110,000 GAMLS
• 2023-04-24 Listed $110,000 FMLS
• 2023-02-03 Relisted — GAMLS
• 2023-02-02 Contingent — GAMLS
• 2023-01-17 Relisted — GAMLS
• 2023-01-17 Price Changed $110,000 GAMLS
• 2022-12-02 Pending — GAMLS
• 2022-09-12 Listed $105,000 GAMLS
• 2021-07-06 Sold (Public Records) $90,000 Public Records
• 2021-07-01 Sold (MLS) $90,000 GAMLS
• 2021-07-01 Sold (MLS) $90,000 FMLS
• 2021-05-25 Pending — GAMLS
• 2021-05-19 Pending — FMLS
• 2021-05-12 Contingent — FMLS
• 2021-04-27 Relisted — FMLS
• 2021-04-27 Contingent — FMLS
• 2021-04-11 Relisted — FMLS
• 2021-04-09 Pending — FMLS
• 2021-04-04 Listed $99,000 GAMLS
• 2021-04-04 Listed $99,000 FMLS
• 2020-10-23 Listing Removed — GAMLS
• 2020-10-21 Relisted — GAMLS
• 2020-08-16 Pending — GAMLS
• 2020-07-01 Listing Removed — GAMLS
• 2020-07-01 Listed $40,000 GAMLS
• 2020-06-01 Relisted — GAMLS
• 2020-06-01 Listing Removed — GAMLS
• 2020-01-26 Listed $40,000 GAMLS
• 2019-07-26 Listing Removed — GAMLS
• 2019-04-09 Relisted — GAMLS
• 2019-01-15 Pending — GAMLS
• 2018-12-26 Listed $33,500 GAMLS
• 2018-12-02 Listing Removed — GAMLS
• 2018-10-31 Price Changed $35,000 GAMLS
• 2018-05-23 Listed $98,000 GAMLS
• 2013-12-11 Price Changed $18,500 GAMLS
• 2013-11-26 Listing Removed — GAMLS
• 2013-11-26 Sold (Public Records) $18,500 Public Records
• 2013-11-25 Sold (MLS) $18,500 GAMLS
• 2013-11-19 Pending — GAMLS
• 2013-11-19 Price Changed $20,000 GAMLS
• 2013-11-16 Listed $20,000 GAMLS
• 2011-05-02 Price Changed $11,900 GAMLS
• 1978-12-01 Sold (Public Records) $26,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,879 · +13.5% YoY. Source: county tax records.