1325 Keys Lake Dr NE · Brookhaven, GA 30319

$150,000

1 bd · 1.0 ba · 810 sqft · Condo public records · 80 Days on market

Built 1985 $185/sqft · 24% below area Est $197k · 24% under $295/mo HOA · 19% 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 +7.9/30.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Location! Come fall in love with this condo in the heart of Brookhaven/Buckhead. This one bed/one bath condo is on the second floor which gives you more privacy and less noise from neighbors. You'll enjoy a cozy gas starter fireplace with a dramatic antique mantle in fall and winter. And the balcony has access from the main room as well as private access from the bedroom providing wooded views as well as skylines. The spacious bedroom has a walk-in closet. The gallery kitchen has stainless appliances including a gas oven that makes preparing meals easy and the bar counter opens to guests in the main room. The family/dining room has hardwoods with a vaulted ceiling. The rooms are flooded with natural light including the kitchen with a dramatic skylight. You can enjoy the nightlight of Buckhead as well as relaxing walks around the wooded grounds of Keys Lake. Washer and Dryer are included along with ample storage. HVAC and water heater are under 10 years. One assigned parking space and others free for guests. Water and trash are included in the HOA fees, just cover gas and electricity. Close to Emory and CDC. Experience all the Amazing Restaurants on and around Buford Hwy, Lenox, Brookhaven, Phipps, and more! Discounted rate options and no lender fee future refinancing may be available for qualified buyers of this home.

Key facts

• Gas oven
• Walk-in closet
• Stainless appliances

Tags

• COZY GAS STARTER FIREPLACE
• DRAMATIC ANTIQUE MANTLE
• WOODED VIEWS
• WALK-IN CLOSET
• STAINLESS APPLIANCES
• GAS OVEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (18.8% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $122k (18.8% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.6% in Brookhaven — 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 77/100 on livability (#21 in GA, #3,126 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A-; Watch: crime C-, 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: Woodward Elementary School (math 7% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 544 students, 100% FRL); Sequoyah Middle School (math 8% / reading 16%, grade F, #417 of 470 statewide, top 90%, 1,763 students, 100% FRL); Cross Keys High School (reading 12%, 1,714 students, 73% FRL) — zoned schools average 91% FRL vs 68% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.9%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 ($131k/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 $1k of loan paydown is wiped out by about $4k 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 80 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $99k; list at $150k implies a 52% gain — meaningful room to come down on a strong offer.

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 $121,733 (18.8% 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 80 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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: 1.06% ✓
• Cap rate: 5.01%
• Cash-on-cash: -4.57%
• DSCR: 0.80
• GRM: 7.9

CMA / ARV

• ARV (median comp): $197,465
• List price: $150,000
• Delta: -24.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.86% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.18×
• Total profit: $-34,466
• Equity at exit: $22,365

10-year hold

• IRR: -19.1%
• Equity multiple: -0.02×
• Total profit: $-43,014
• Equity at exit: $12,969

Cash invested: $42,000 (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 30319

• Rents YoY: 2.9%
• Active inventory: 391
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$787
• Tax from tax record: −$268 /mo · $3,212/yr
• Insurance: −$62
• HOA: −$295
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-160

Break-even live

Break-even rent $1,787

Max offer price $121,733

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-118	+0% $-160	+5% $-202	+10% $-245
Rent	-10% $-285	-5% $-223	+0% $-160	+5% $-97	+10% $-35
Rate	-1.0pp $-84	-0.5pp $-122	base $-160	+0.5pp $-199	+1.0pp $-238

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1292 Keys Lake Dr NE Brookhaven, GA	2.0	2.0	1064	$1,500	$1.41	26d	1	0.04mi
50 Lincoln Ct Ave NE Atlanta, GA	1.0	1.0	827	$1,547	$1.87	17d	1	0.09mi
50 Lincoln Ct Ave NE Atlanta, GA	1.0	1.0	762	$1,543	$2.02	14d	1	0.09mi
1244 Keys Lake Dr NE Brookhaven, GA	2.0	2.0	996	$1,660	$1.67	45d	1	0.09mi
1900 N Druid Hills Rd NE Brookhaven, GA	1.0–2.0	1.0–2.0	800	$1,319	$1.65	3d	15	0.17mi
3114 Buford Hwy NE Apt 57 Atlanta, GA	2.0	1.0	900	$1,650	$1.83	0d	1	0.24mi
7 Executive Park Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	884	$1,473	$1.67	1d	22	0.57mi
1590 Northeast Expy Atlanta, GA	1.0–3.0	1.0–2.0	1172	$1,339	$1.14	0d	16	0.64mi
2124 Gables Dr NE Brookhaven, GA	1.0	1.0	800	$1,550	$1.94	14d	1	0.66mi
1200 Reserve Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	950	$1,676	$1.76	1d	8	0.69mi
50 S Executive Park NE Atlanta, GA	3.0	1.0–2.0	990	$2,417	$2.44	1d	18	0.74mi
2716 Buford Hwy NE Atlanta, GA	2.0	1.0	595	$1,500	$2.52	26d	1	0.77mi
10 Executive Park E Atlanta, GA	1.0	1.0	939	$1,930	$2.06	14d	1	0.81mi
10 Executive Park E Atlanta, GA	—	1.0	616	$1,620	$2.63	5d	1	0.81mi
1424 Keys Crossing Dr NE Brookhaven, GA	2.0	2.0	1054	$1,999	$1.90	45d	1	0.81mi
1470 Sheridan Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	824	$1,108	$1.34	6d	25	0.82mi
1466 Keys Crossing Dr NE Brookhaven, GA	2.0	2.0	1064	$2,000	$1.88	45d	1	0.84mi
2312 Westchester Rdg NE Atlanta, GA	1.0	1.0	833	$1,650	$1.98	45d	1	0.85mi
1401 Briarwood Rd NE Brookhaven, GA	2.0	1.0	888	$2,500	$2.82	1d	1	0.88mi
1111 Westchester Rdg NE Atlanta, GA	1.0	1.0	700	$1,330	$1.90	45d	1	0.90mi
1570 Sheridan Rd NE Atlanta, GA	1.0	1.0	832	$1,867	$2.24	17d	1	0.92mi
1680 Chantilly Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	800	$1,077	$1.35	1d	19	0.94mi
7000 Briarcliff Gables Cir NE Atlanta, GA	1.0–2.0	1.0–2.0	830	$1,085	$1.31	0d	18	0.96mi
2921 Lenox Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1177	$1,850	$1.57	23d	2	1.02mi
2921 Lenox Rd NE #407 Atlanta, GA	1.0	1.0	1000	$2,000	$2.00	19d	1	1.02mi
24307 Plantation Dr NE Atlanta, GA	1.0	1.0	816	$1,995	$2.44	16d	1	1.03mi
1750 Briarwood Rd NE Brookhaven, GA	2.0	2.0	1075	$1,340	$1.25	45d	45	1.04mi
1020 Lenox Park Blvd NE Atlanta, GA	1.0–3.0	1.0–2.0	1101	$1,300	$1.18	0d	56	1.04mi
207 Lenox Rd NE Unit 207 Atlanta, GA	2.0	2.0	1105	$2,250	$2.04	26d	1	1.04mi
1491 Druid Valley Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	975	$902	$0.93	0d	71	1.06mi
2657 Lenox Rd NE #110 Atlanta, GA	2.0	2.0	949	$1,850	$1.95	26d	1	1.11mi
3635 E Paces Cir NE #1107 Atlanta, GA	1.0	1.5	871	$1,875	$2.15	26d	1	1.12mi
3510 Buford Hwy Atlanta, GA	1.0–3.0	1.0–2.0	1110	$1,034	$0.93	45d	1	1.13mi
2657 Lenox Rd NE Atlanta, GA	2.0	2.0	949	$1,850	$1.95	5d	2	1.13mi
1050 Lenox Park Blvd NE Atlanta, GA	1.0–3.0	1.0–2.5	1448	$1,518	$1.05	0d	38	1.13mi
3450 Roxboro Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1053	$1,689	$1.60	0d	32	1.16mi
960 E Paces Ferry Rd NE Atlanta, GA	2.0	1.0–2.0	890	$1,848	$2.08	0d	38	1.16mi
2567 Lenox Rd NE Unit 165 L Atlanta, GA	1.0	1.0	650	$1,400	$2.15	26d	1	1.17mi
2490 N Druid Hills Rd NE Atlanta, GA	1.0–3.0	1.0–3.0	1148	$1,683	$1.47	0d	34	1.20mi
3547 Buford Hwy NE Brookhaven, GA	1.0–3.0	1.0–2.0	1150	$1,299	$1.13	5d	7	1.21mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Likely covers: watertrashgaselectriclandscapingparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   statusdays on market $150,000 Pending 80 DOM
2. 2026-06-18
   days on market $150,000 Active Under Contract 78 DOM
3. 2026-06-17
   days on market $150,000 Active Under Contract 77 DOM
4. 2026-06-16
   days on market $150,000 Active Under Contract 76 DOM
5. 2026-06-15
   status $150,000 Active Under Contract 75 DOM
6. 2026-06-15
   days on market $150,000 Active 75 DOM
7. 2026-06-13
   days on market $150,000 Active 73 DOM
8. 2026-06-09
   days on market $150,000 Active 69 DOM
9. 2026-06-08
   days on market $150,000 Active 68 DOM
10. 2026-06-07
    days on market $150,000 Active 67 DOM
11. 2026-06-04
    days on market $150,000 Active 64 DOM
12. 2026-06-03
    days on market $150,000 Active 63 DOM
13. 2026-06-02
    days on market $150,000 Active 62 DOM
14. 2026-06-01
    days on market $150,000 Active 61 DOM
15. 2026-05-31
    days on market $150,000 Active 60 DOM
16. 2026-03-25
    listed $150,000 New 1352-char remark

    Show marketing remark (1359 chars)

    Location Location! Come fall in love with this condo in the heart of Brookhaven/Buckhead. This one bed/one bath condo is on the second floor which gives you more privacy and less noise from neighbors. You’ll enjoy a cozy gas starter fireplace with a dramatic antique mantle in fall and winter. And the balcony has access from the main room as well as private access from the bedroom providing wooded views as well as skylines. The spacious bedroom has a walk-in closet. The gallery kitchen has stainless appliances including a gas oven that makes preparing meals easy and the bar counter opens to guests in the main room. The family/dining room has hardwoods with a vaulted ceiling. The rooms are flooded with natural light including the kitchen with a dramatic skylight. You can enjoy the nightlight of Buckhead as well as relaxing walks around the wooded grounds of Keys Lake. Washer and Dryer are included along with ample storage. HVAC and water heater are under 10 years. One assigned parking space and others free for guests. Water and trash are included in the HOA fees, just cover gas and electricity. Close to Emory and CDC. Experience all the Amazing Restaurants on and around Buford Hwy, Lenox, Brookhaven, Phipps, and more! Discounted rate options and no lender fee future refinancing may be available for qualified buyers of this home.

17. 2026-03-25
    listed $150,000 Active 1359-char remark

    Show marketing remark (1359 chars)

    Location Location! Come fall in love with this condo in the heart of Brookhaven/Buckhead. This one bed/one bath condo is on the second floor which gives you more privacy and less noise from neighbors. You’ll enjoy a cozy gas starter fireplace with a dramatic antique mantle in fall and winter. And the balcony has access from the main room as well as private access from the bedroom providing wooded views as well as skylines. The spacious bedroom has a walk-in closet. The gallery kitchen has stainless appliances including a gas oven that makes preparing meals easy and the bar counter opens to guests in the main room. The family/dining room has hardwoods with a vaulted ceiling. The rooms are flooded with natural light including the kitchen with a dramatic skylight. You can enjoy the nightlight of Buckhead as well as relaxing walks around the wooded grounds of Keys Lake. Washer and Dryer are included along with ample storage. HVAC and water heater are under 10 years. One assigned parking space and others free for guests. Water and trash are included in the HOA fees, just cover gas and electricity. Close to Emory and CDC. Experience all the Amazing Restaurants on and around Buford Hwy, Lenox, Brookhaven, Phipps, and more! Discounted rate options and no lender fee future refinancing may be available for qualified buyers of this home.

18. 2024-11-21
    historical $1,350
19. 2024-11-19
    historical $1,350
20. 2024-07-24
    listed $1,350
21. 2024-07-18
    historical $1,350
22. 2024-07-09
    price $1,350
23. 2024-07-08
    price $1,350
24. 2024-06-23
    price $1,450
25. 2024-06-22
    price $1,450
26. 2024-06-11
    listed $1,500
27. 2024-06-11
    listed $1,500
28. 2005-08-26
    soldstatus $99,000
29. 1998-10-30
    soldstatus $83,900

ⓘ 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: $3,212 · $268/mo
• Projected year-2 tax: $3,212 · $268/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 5/10 Major 7 d/yr ≥103°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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,014
• − Mortgage interest: −$8,402
• − Property taxes: −$3,212
• − Insurance: −$750
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − HOA: −$3,540
• − Depreciation: −$4,364
• Taxable loss: −$4,296
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $-889/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 — Brookhaven

• Score: 77/100
• State rank: #21
• US rank: #3126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookhaven, GA
• County: Dekalb County · 782,738 people
• City population: 45,985
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 45,985
• Household income: $130,648
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1879.0

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 0.57)
• Race & ethnicity: White 62% Black 13% Hispanic / Latino 12% Two or more races 11% Asian 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -511.51%
• Current HPI: 247.1961
• Rent YoY: ▲ 2.86%
• 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

+78.8% since first listed

14 events — show timeline

• 2026-03-25 Listed $150,000 FMLS
• 2026-03-25 Listed $150,000 GAMLS
• 2024-11-21 Rental Removed $1,350 RENTFEEDER
• 2024-11-19 Rental Removed $1,350 RENT.
• 2024-07-24 Listed for Rent $1,350 RENTFEEDER
• 2024-07-18 Rental Removed $1,350 RENTFEEDER
• 2024-07-09 Price Changed $1,350 RENTFEEDER
• 2024-07-08 Price Changed $1,350 RENT.
• 2024-06-23 Price Changed $1,450 RENTFEEDER
• 2024-06-22 Price Changed $1,450 RENT.
• 2024-06-11 Listed for Rent $1,500 RENTFEEDER
• 2024-06-11 Listed for Rent $1,500 RENT.
• 2005-08-26 Sold (Public Records) $99,000 Public Records
• 1998-10-30 Sold (Public Records) $83,900 Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,212 · +20.4% YoY. Source: county tax records.