1800 Clairmont Lk #116 · North Druid Hills, GA 30033

$168,000

1 bd · 1.0 ba · 800 sqft · Condo · 41 Days on market

55+ age-restricted Built 1989 Good condition $210/sqft · 24% below area Est $222k · 24% under

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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 +7.5/30.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

You won't find a friendlier, safer place to live as a 55+ than at Clairmont Place. And this first floor (super convenient-just steps from the parking lot!) renovated condo is a perfect launch pad to join the community. This one bedroom, one bath home with sunroom is comfortable and beautiful and is an ideal place to live independently in a warm and secure environment with friendly neighbors and attentive staff. This home features an updated kitchen with stainless steel appliances and granite countertops, European style cabinets, easy care luxury wood tile floors, newer carpet in bedroom. Entire condo freshly painted. Double closets in the bedroom.

Key facts

• Renovated condo
• Updated kitchen
• Granite countertops

Tags

• RENOVATED CONDO
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• EUROPEAN STYLE CABINETS
• LUXURY WOOD TILE FLOORS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (14.6% below list).
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $144k (14.6% below list) — sets the bar for cash-flow.
• Cap rate -8.3% vs local median 2.2% in North Druid Hills — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#5 in GA, #882 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A; Watch: 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.
• Zoned schools: Briar Vista Elementary School (math 24% / reading 34%, grade F, #633 of 1,228 statewide, top 54%, 446 students, 59% 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 47% FRL vs 68% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.2%/yr); 319 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 41 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 128% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,516 (14.6% 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 41 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are A-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?
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: 1.07% ✓
• Cap rate: -8.26%
• Cash-on-cash: -51.98%
• DSCR: -1.31
• GRM: 7.8

CMA / ARV

• ARV (median comp): $221,573
• List price: $168,000
• Delta: -24.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 Clairmont Lk Unit A412	0.00mi	1/1.0	814 (+2%)	5mo	$205,000	$252	93
1800 Clairmont Lk Unit A414	0.00mi	1/1.0	875 (+9%)	1mo	$200,000	$229	84
1800 Clairmont Lk #124	0.00mi	1/1.0	872 (+9%)	3mo	$200,000	$229	82
1501 Clairmont Rd #1316	0.33mi	1/1.0	814 (+2%)	3mo	$132,500	$163	79
1501 Clairmont Rd #1813	0.33mi	1/1.0	814 (+2%)	4mo	$146,150	$180	78
1501 Clairmont Rd #1319	0.33mi	1/1.0	814 (+2%)	4mo	$120,000	$147	78
1501 Clairmont Rd #713	0.33mi	1/1.0	828 (+4%)	2mo	$143,000	$173	77
1800 Clairmont Lk Unit A326	0.00mi	1/1.0	672 (-16%)	6mo	$137,500	$205	70
583 Emory Oaks Way	0.69mi	1/1.0	953 (+19%)	0mo	$165,000	$173	43
811 Scott Cir	0.91mi	2/1.0 (+1)	896 (+12%)	2mo	$405,000	$452	38
417 Willow Ln #2	1.48mi	2/1.0 (+1)	896 (+12%)	4mo	$167,500	$187	37
660 Scott Cir	0.85mi	2/1.0 (+1)	917 (+15%)	3mo	$390,000	$425	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: -2.91×
• Total profit: $-183,904
• Equity at exit: $25,049

10-year hold

• IRR: —
• Equity multiple: -6.68×
• Total profit: $-361,118
• Equity at exit: $14,526

Cash invested: $47,040 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $155,000 ($214/sqft)
• Median days on market: 103 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +29.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30033

• Rents YoY: 2.2%
• Active inventory: 319
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 19 same-building comps: −$2,295
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-2,464

Break-even live

Break-even rent $4,915

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-2,348	-5% $-2,406	+0% $-2,464	+5% $-2,522	+10% $-2,580
Rent	-10% $-2,606	-5% $-2,535	+0% $-2,464	+5% $-2,393	+10% $-2,322
Rate	-1.0pp $-2,380	-0.5pp $-2,421	base $-2,464	+0.5pp $-2,508	+1.0pp $-2,552

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: $42,000
• Closing costs: $5,040
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Highland Lake Cir Decatur, GA	1.0–3.0	1.0–2.0	1075	$1,675	$1.56	1d	18	0.14mi
1501 Clairmont Rd #1210 Decatur, GA	1.0	1.0	814	$2,650	$3.26	32d	1	0.31mi
1501 Clairmont Rd #1210 Decatur, GA	1.0	1.0	814	$2,550	$3.13	21d	1	0.31mi
1501 Clairmont Rd Decatur, GA	1.0	1.0	768	$2,200	$2.86	31d	2	0.34mi
1861 Clairmont Rd Unit B409 Decatur, GA	1.0	1.0	700	$1,850	$2.64	1d	1	0.40mi
1861 Clairmont Rd Unit A105 Decatur, GA	2.0	2.0	1100	$2,450	$2.23	27d	1	0.40mi
1130 N Jamestown Rd Decatur, GA	3.0	1.0–2.0	954	$1,646	$1.72	1d	5	0.58mi
2085 Powell Ln Decatur, GA	2.0–3.0	1.0–2.0	1152	$1,250	$1.08	3d	6	0.83mi
3421 N Druid Hills Rd Decatur, GA	1.0–2.0	1.0–2.0	917	$1,270	$1.38	1d	66	0.86mi
757 Houston Mill Rd NE #5 Atlanta, GA	1.0	1.0	741	$1,600	$2.16	93d	1	0.86mi
755 Houston Mill Rd NE Atlanta, GA	1.0	1.0	741	$1,650	$2.23	93d	1	0.88mi
2397 Desmond Dr Decatur, GA	2.0	1.0	896	$2,095	$2.34	93d	1	0.89mi
2075 Lavista Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1050	$1,367	$1.30	2d	23	1.02mi
3471 N Druid Hills Rd Decatur, GA	1.0–3.0	1.0–2.0	1180	$1,725	$1.46	1d	11	1.03mi
451 Durand Dr NE Unit 1 Atlanta, GA	1.0	1.0	550	$1,095	$1.99	15d	1	1.05mi
2284 Lavista Rd NE Atlanta, GA	1.0–2.0	1.0	781	$1,129	$1.44	3d	4	1.13mi
1005 McClelen Way #1005 Decatur, GA	2.0	1.0	1045	$1,700	$1.63	66d	1	1.14mi
1415 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,850	$1.73	93d	1	1.15mi
2284 Lavista Rd Unit 2298 21 Atlanta, GA	1.0	1.0	576	$1,095	$1.90	62d	1	1.15mi
2284 Lavista Rd Unit 2298 02 Atlanta, GA	1.0	1.0	672	$1,300	$1.93	3d	1	1.15mi
2284 Lavista Rd Unit 2282-01 Atlanta, GA	1.0	1.0	715	$1,350	$1.89	93d	1	1.15mi
1413 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,850	$1.73	3d	1	1.15mi
1413 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,850	$1.73	48d	1	1.15mi
444 Burlington Rd NE Unit 3 Atlanta, GA	1.0	1.0	900	$1,495	$1.66	8d	1	1.19mi
444 Burlington Rd NE Unit 3 Atlanta, GA	1.0	1.0	900	$1,495	$1.66	26d	1	1.19mi
855 Emory Point Dr Atlanta, GA	2.0	1.0–2.0	793	$2,246	$2.83	0d	33	1.24mi
512 Tuxworth Cir Decatur, GA	2.0	1.0	1045	$2,100	$2.01	51d	1	1.26mi
1783 Ridgewood Dr NE Apt 2 Atlanta, GA	1.0	1.0	600	$2,499	$4.17	54d	1	1.28mi
2536 Blackmon Dr Decatur, GA	1.0–2.0	1.0–2.0	942	$2,437	$2.59	70d	13	1.34mi
132 Huron St Unit 2 Decatur, GA	1.0	1.0	700	$1,550	$2.21	70d	1	1.37mi
1400 Church St Decatur, GA	1.0–2.0	1.0–1.5	850	$1,095	$1.29	9d	2	1.41mi
1386 Church St Unit A Decatur, GA	2.0	1.5	1040	$1,595	$1.53	62d	1	1.43mi
1386 Church St Unit C Decatur, GA	2.0	1.5	1040	$1,625	$1.56	93d	1	1.43mi
2588 Decatur Village Dr Decatur, GA	1.0–2.0	1.0–2.0	891	$1,590	$1.78	1d	17	1.43mi

Property features AI

Finance

• Other: Located in the Clairmont Place subdivisionUnit 116 at 1800 Clairmont Lake, Decatur, GA 30033Public records list about 800 square feet of living area
• HOA & community: Homeowners associationAssociation fees cover facilities, heating/cooling, building and grounds maintenance, reserve fund, security, sewer, swimming (pool), trash, and water

Exterior

• Parking: Guest parkingOff-street parking
• Security: Community security (included in association amenities)
• Utilities: Public waterPublic sewerElectricity availableCable availableHigh-speed internet availablePhone service availableSewer connectedWater available
• Home design: Attached condominiumHigh-rise structureResale property
• Construction: Built in 1989Stucco constructionComposition roof
• Exterior features: Level lotCommunity lakeCommunity poolSidewalksFitness center in community

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigeratorStainless steel appliances
• Bedrooms: One bedroom on the main level
• Flooring: CarpetVinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: One-level layoutSun roomNo basement
• Laundry & utility: Laundry in a common area

HOA detail $0/mo · $0/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-24
   days on market $168,000 Active 41 DOM
2. 2026-06-22
   days on market $168,000 Active 39 DOM
3. 2026-06-21
   days on market $168,000 Active 38 DOM
4. 2026-06-18
   days on market $168,000 Active 35 DOM
5. 2026-06-17
   days on market $168,000 Active 34 DOM
6. 2026-06-16
   days on market $168,000 Active 33 DOM
7. 2026-06-15
   days on market $168,000 Active 32 DOM
8. 2026-06-13
   days on market $168,000 Active 30 DOM
9. 2026-06-09
   days on market $168,000 Active 26 DOM
10. 2026-06-08
    days on market $168,000 Active 25 DOM
11. 2026-06-07
    days on market $168,000 Active 24 DOM
12. 2026-06-04
    days on market $168,000 Active 21 DOM
13. 2026-06-03
    days on market $168,000 Active 20 DOM
14. 2026-06-02
    days on market $168,000 Active 19 DOM
15. 2026-06-01
    days on market $168,000 Active 18 DOM
16. 2026-05-31
    days on market $168,000 Active 17 DOM
17. 2026-05-14
    listed $168,000 New 1537-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,545
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$5,958
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − HOA: −$27,540
• − Depreciation: −$4,887
• Taxable loss: −$32,219
• Est. tax savings @ 24.0%: +$7,733
• After-tax cash flow: $-21,838/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 · 27 photos

Good 75/100 Cosmetic rehab Est. rehab $4,000–$12,000 screening

This well-maintained, updated condo is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace blinds with energy-efficient window treatments — Improved energy efficiency and aesthetic appeal ↑
• Both Replace carpet with low-maintenance flooring — Easier to clean and maintain, improving both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Fernbank Elementary School C GA #185/1,228 Nat'l #9,801/41,679 Middle Druid Hills Middle School F GA #249/470 Nat'l #9,020/14,009 High Druid Hills High School F GA #277/424 Nat'l #15,029/17,239

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

A Composite livability gradescore 83/100

Livability — North Druid Hills

• Score: 83/100
• State rank: #5
• US rank: #882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Druid Hills, GA
• County: Dekalb County · 839,977 people
• City population: 27,022
• 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: 13% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Located in the Clairmont Place subdivisionUnit 116 at 1800 Clairmont Lake, Decatur, GA 30033Public records list about 800 square feet of living area
• HOA & community: Homeowners associationAssociation fees cover facilities, heating/cooling, building and grounds maintenance, reserve fund, security, sewer, swimming (pool), trash, and water

Exterior

• Parking: Guest parkingOff-street parking
• Security: Community security (included in association amenities)
• Utilities: Public waterPublic sewerElectricity availableCable availableHigh-speed internet availablePhone service availableSewer connectedWater available
• Home design: Attached condominiumHigh-rise structureResale property
• Construction: Built in 1989Stucco constructionComposition roof
• Exterior features: Level lotCommunity lakeCommunity poolSidewalksFitness center in community

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigeratorStainless steel appliances
• Bedrooms: One bedroom on the main level
• Flooring: CarpetVinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: One-level layoutSun roomNo basement
• Laundry & utility: Laundry in a common area

Price history

1 event — show timeline

• 2026-05-14 Listed $168,000 GAMLS