3722 Jamestown Ct · Doraville, GA 30340

$189,000

2 bd · 2.5 ba · 1,352 sqft · Townhouse public records · 10 Days on market

Built 1984 5,662 sqft lot Est $253k · 25% 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).

• Cash flow +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +4.7/10.0
• Livability +2.8/5.0
• 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

Welcome to this charming 2-bedroom, 2.5 bath townhome in the HOA-free Aspen Commons community of Doraville. This spacious end-unit offers a desirable roommate floor plan with two generously sized bedrooms, each with its own full bath. The oversized primary suite features vaulted ceilings, creating a bright and inviting retreat. The main level offers a comfortable living room with a cozy fireplace, a separate dining room, and a bright sunroom with a built in bar that provides additional living space ideal for a home office, sitting area, or flex space. The kitchen includes a breakfast bar and eat-in dining area, making it perfect for everyday living and entertaining. With the largest yard space in this townhome community, enjoy outdoor living with a screened porch, patio, and fenced yard. Conveniently located near shopping, dining, public transportation, and major commuter routes, this home offers easy access to all that Metro Atlanta has to offer. Whether you're a first-time homebuyer, investor, or looking to downsize, this property presents an excellent opportunity in a convenient Doraville location.

Key facts

• Built in bar
• End-unit
• Screened porch

Tags

• END-UNIT
• OVERSIZED PRIMARY SUITE
• BRIGHT SUNROOM
• BUILT IN BAR
• LARGEST YARD SPACE
• SCREENED PORCH

Property features AI

Finance

• Financial info: Single-unit community

Exterior

• Parking: Parking pad
• Utilities: Public water; Sewer available; Underground utilities
• Home design: Two levels; Resale property; Slab foundation; Aluminum and vinyl siding; Composition roof
• Construction: Aluminum siding; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Fenced yard; Screened porch

Interior

• Kitchen: Breakfast bar; Dishwasher
• Bedrooms: Two upper-level bedrooms
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Vaulted ceilings; Walk-in closets; End unit; One fireplace with gas logs in the living room
• Laundry & utility: Laundry on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $189k.

Deal economics

• At list price, monthly cash flow is $70 ($845/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 6.7% 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: crime F, 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.
• Zoned schools: Cary Reynolds Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 283 students, 92% 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 88% FRL vs 68% district-wide (21 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 soft (-2.2%/yr); 87 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 37% 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 $6k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago; this cycle's ask is 66% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $114k; list at $189k implies a 66% 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 $189,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $252,824
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3072 Revere Ct	0.06mi	2/2.5	1,232 (-9%)	11mo	$230,000	$187	74
3752 Jamestown Ct	0.07mi	3/3.0 (+1)	1,496 (+11%)	7mo	$267,000	$178	66
2942 Ashlyn Pointe Dr	0.30mi	3/2.5 (+1)	1,429 (+6%)	15mo	$325,000	$227	59
2985 Ashlyn Creek Ct	0.20mi	3/2.5 (+1)	1,531 (+13%)	6mo	$327,000	$214	58
2906 Ashlyn Dr	0.37mi	3/2.5 (+1)	1,396 (+3%)	18mo	$325,000	$233	57
2954 Ashlyn Ridge Ct	0.28mi	3/2.5 (+1)	1,396 (+3%)	23mo	$310,000	$222	57
3062 Revere Ct	0.04mi	2/2.5	1,160 (-14%)	21mo	$215,000	$185	57
2956 N Dekalb Dr Unit D	0.26mi	2/1.5	1,200 (-11%)	22mo	$170,000	$142	47
2942 N Dekalb Dr Unit D	0.40mi	2/1.5	1,180 (-13%)	24mo	$169,900	$144	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-31,648
• Equity at exit: $28,181

10-year hold

• IRR: -17.4%
• Equity multiple: 0.19×
• Total profit: $-43,047
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$991
• Tax from tax record: −$375 /mo · $4,505/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $70

Break-even live

Break-even rent $1,829

Max offer price $189,000

Occupancy floor 91%

Sensitivity live

Price	-10% $177	-5% $124	+0% $70	+5% $17	+10% $-37
Rent	-10% $-81	-5% $-5	+0% $70	+5% $146	+10% $222
Rate	-1.0pp $166	-0.5pp $119	base $70	+0.5pp $21	+1.0pp $-28

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3089 Revere Ct Atlanta, GA	2.0	2.5	1120	$1,650	$1.47	7d	1	0.08mi
3797 Oxford Cir Atlanta, GA	3.0	3.5	1600	$2,900	$1.81	45d	1	0.21mi
2917 N Dekalb Dr Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,525	$1.53	45d	1	0.22mi
2952 N DeKalb Dr Unit A Atlanta, GA	3.0	2.5	1357	$2,300	$1.69	45d	1	0.32mi
2952 N DeKalb Dr Unit A Atlanta, GA	3.0	2.5	1357	$1,900	$1.40	17d	1	0.32mi
2948 N Dekalb Dr Unit E Doraville, GA	2.0	1.5	1200	$1,650	$1.38	45d	1	0.35mi
3712 Stewart Rd Doraville, GA	3.0	1.0–2.5	967	$2,747	$2.84	0d	28	0.68mi
3418 Rose Arbor Ct Unit B Atlanta, GA	1.0	1.0	1100	$1,700	$1.55	3d	1	1.00mi
3418 Rose Arbor Ct Atlanta, GA	1.0	1.0	1100	$1,700	$1.55	14d	1	1.00mi
2644 Pineland Ave Unit Labs Doraville, GA	3.0	1.5	1219	$2,100	$1.72	45d	1	1.06mi
3479 Allen Dr Atlanta, GA	3.0	2.0	1234	$3,850	$3.12	45d	1	1.08mi
2644 Valmar Dr Atlanta, GA	3.0	2.0	1450	$3,950	$2.72	45d	1	1.16mi
3343 Chamblee Tucker Rd Chamblee, GA	1.0–3.0	1.0–2.0	1200	$1,472	$1.23	1d	15	1.20mi
2305 Global Forum Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1150	$1,878	$1.63	0d	27	1.23mi
3200 Oakwood Village Ln Atlanta, GA	2.0	1.0–2.0	1103	$1,550	$1.40	12d	6	1.26mi
3154 Barkside Ct Atlanta, GA	3.0	2.0	1534	$2,795	$1.82	7d	1	1.36mi
116 Woodland Ct Atlanta, GA	3.0	1.0	1100	$2,075	$1.89	0d	1	1.37mi
199 Lake Dr Unit NA Atlanta, GA	3.0	2.0	1150	$2,220	$1.93	45d	1	1.39mi
2100 Winters Park Dr Doraville, GA	1.0–2.0	1.0–2.0	900	$1,520	$1.69	1d	58	1.41mi
100 Pkwy Cir S Atlanta, GA	1.0–3.0	1.0–2.0	1161	$1,649	$1.42	1d	14	1.47mi
4335 Winters Chapel Rd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,670	$1.86	1d	54	1.49mi
4659 Dawson Blvd Atlanta, GA	1.0–3.0	1.0–2.0	946	$1,518	$1.60	0d	62	1.50mi

Listing history 7 events

1. 2026-06-21
   days on market $189,000 Coming Soon 10 DOM
2. 2026-06-18
   days on market $189,000 Coming Soon 7 DOM
3. 2026-06-17
   days on market $189,000 Coming Soon 6 DOM
4. 2026-06-16
   days on market $189,000 Coming Soon 5 DOM
5. 2026-06-15
   days on market $189,000 Coming Soon 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $189,000 Coming Soon 2 DOM

ⓘ 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: $4,505 · $375/mo
• Projected year-2 tax: $4,505 · $375/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 ≥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: $23,024
• − Mortgage interest: −$10,587
• − Property taxes: −$4,505
• − Insurance: −$945
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$5,498
• Taxable loss: −$2,195
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $1,372/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

+214.0% since first listed

13 events — show timeline

• 2026-06-11 Coming Soon $189,000 GAMLS
• 2026-06-11 Coming Soon $189,000 FMLS
• 2016-12-20 Sold (Public Records) $114,000 Public Records
• 2016-12-12 Sold (MLS) $114,000 GAMLS
• 2016-12-12 Sold (MLS) $114,000 FMLS
• 2016-10-19 Pending — GAMLS
• 2016-10-19 Contingent — FMLS
• 2016-09-28 Listed $114,000 GAMLS
• 2016-09-28 Listed $114,000 FMLS
• 2000-02-02 Sold (Public Records) $81,500 Public Records
• 2000-02-02 Sold (Public Records) $81,500 Public Records
• 1993-08-13 Sold (Public Records) $73,835 Public Records
• 1984-08-29 Sold (Public Records) $60,200 Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,505 · +14.0% YoY. Source: county tax records.