1179 Church St Unit N · Decatur, GA 30030

$149,999

2 bd · 1.5 ba · 936 sqft · Condo · 19 Days on market

Built 1968 Good condition $597/mo HOA · 29% of rent ↓ 19% since listing

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Why this score? — see what drove the C- 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 +12.8/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller is offering $2000 in concessions!!!! Move-In Ready Condo in the Heart of Decatur! Welcome to this beautifully refreshed 2-bedroom, 1.5-bath condo ideally located in the heart of Decatur. Recently updated with fresh interior paint and brand-new carpet throughout, this home is truly move-in ready. The open and comfortable layout makes everyday living easy, with a bright living space that opens to a private balcony overlooking the community pool, perfect for relaxing or enjoying your morning coffee. The two spacious bedrooms provide flexibility for roommates, guests, or a home office. Enjoy an unbeatable location next to Glenlake Park, a beautiful 17-acre park featuring tennis courts, w

Key facts

• $597 HOA
• Community pool
• Built 1968

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing; Covenants/restrictions apply
• HOA & community: Condo association with fees (association fee covers facilities, insurance, structure and grounds maintenance, management, reserve fund, sewer, swimming, tennis, and water); Association initiation fee required

Exterior

• Parking: Side/rear entrance
• Security: Smoke detectors
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; High speed internet available; Natural gas available; Phone available
• Home design: Residential condominium; One story; Resale property
• Construction: Built in 1968
• Exterior features: Composition roof; Brick construction; Community pool; No notable lot features

Interior

• Kitchen: Dishwasher; Refrigerator; Solid surface countertops
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile bathrooms; Dining room and living room combined; Solid surface kitchen counters; No basement; One-level living
• Laundry & utility: Laundry in hall/common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-12 ($-149/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.2% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 1.9% in 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 85/100 on livability (#4 in GA, #538 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• City Schools Of Decatur (suburban): math 64% / reading 70% proficiency, ranked #2 of 174 in GA (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Clairemont Elementary School (207 students, 30% FRL); Beacon Hill Middle School (math 58% / reading 68%, grade B+, #32 of 470 statewide, top 7%, 1,323 students, 13% FRL); Decatur High School (math 47% / reading 64%, grade C, #19 of 424 statewide, top 4%, 1,853 students, 12% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising (+3.9%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $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 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: 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 $147,749 (1.5% 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. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-22,822
• Equity at exit: $22,365

10-year hold

• IRR: -3.8%
• Equity multiple: 0.73×
• Total profit: $-11,436
• 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 30030

• Rents YoY: 3.9%
• Active inventory: 209
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$597
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-12

Break-even live

Break-even rent $2,068

Max offer price $148,208

Occupancy floor 96%

Sensitivity live

Price	-10% $91	-5% $39	+0% $-12	+5% $-64	+10% $-116
Rent	-10% $-175	-5% $-93	+0% $-12	+5% $69	+10% $150
Rate	-1.0pp $63	-0.5pp $26	base $-12	+0.5pp $-51	+1.0pp $-91

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
132 Huron St Unit 2 Decatur, GA	1.0	1.0	700	$1,550	$2.21	22d	1	0.36mi
1386 Church St Unit C Decatur, GA	2.0	1.5	1040	$1,625	$1.56	45d	1	0.36mi
1386 Church St Unit A Decatur, GA	2.0	1.5	1040	$1,595	$1.53	14d	1	0.36mi
1400 Church St Decatur, GA	1.0–2.0	1.0–1.5	912	$1,595	$1.75	14d	3	0.37mi
463 Medlock Rd Unit B Decatur, GA	3.0	2.0	1072	$2,065	$1.93	45d	1	0.37mi
258 Forkner Dr Unit 10 Decatur, GA	2.0	1.0	800	$1,750	$2.19	0d	1	0.41mi
258 Forkner Dr Unit 04 Decatur, GA	2.0	1.0	800	$1,650	$2.06	23d	1	0.41mi
258 Forkner Dr Unit 04 Decatur, GA	2.0	1.0	800	$1,650	$2.06	0d	1	0.41mi
351 Hillcrest Ave Decatur, GA	2.0	1.0	650	$1,450	$2.23	6d	4	0.47mi
155 Clairemont Ave Decatur, GA	1.0–2.0	1.5–2.5	1050	$2,929	$2.79	20d	11	0.48mi
1133 Commerce Dr Decatur, GA	2.0	1.0–2.0	948	$3,121	$3.29	0d	10	0.56mi
230 E Ponce de Leon Ave Decatur, GA	1.0–2.0	1.0–2.0	940	$2,800	$2.98	4d	2	0.56mi
230 E Ponce de Leon Ave #104 Decatur, GA	2.0	2.0	1106	$1,200	$1.08	45d	1	0.57mi
305 E Ponce de Leon Ave Unit E3 Decatur, GA	2.0	1.0	830	$1,650	$1.99	45d	1	0.60mi
449 E Ponce de Leon Ave Decatur, GA	1.0	1.0	485	$1,700	$3.51	3d	2	0.61mi
201 W Ponce de Leon Ave Decatur, GA	1.0–3.0	1.0–3.0	1326	$2,975	$2.24	25d	2	0.68mi
220 Ponce De Leon Pl Decatur, GA	1.0–3.0	1.0–2.0	1022	$2,196	$2.15	0d	15	0.72mi
335 W Ponce de Leon Ave #506 Decatur, GA	1.0	1.0	912	$900	$0.99	45d	1	0.76mi
122 W Trinity Pl Decatur, GA	2.0	1.0–2.0	933	$3,180	$3.41	0d	32	0.79mi
2536 Blackmon Dr Decatur, GA	1.0–2.0	1.0–2.0	942	$3,427	$3.64	22d	13	0.79mi
220 N Arcadia Ave Decatur, GA	1.0	1.0	785	$1,588	$2.02	0d	5	0.81mi
125 N Arcadia Ave Decatur, GA	2.0	1.0–2.0	918	$2,879	$3.13	0d	23	0.81mi
245 E Trinity Pl Decatur, GA	2.0	1.0–2.0	894	$2,555	$2.86	0d	25	0.85mi
10 Rimington Ln Decatur, GA	1.0–3.0	1.0–2.0	1066	$1,712	$1.61	3d	13	0.86mi
100 Grayson Pl Decatur, GA	1.0–2.0	1.0–2.0	930	$2,310	$2.48	0d	19	0.87mi
2641 E College Ave Decatur, GA	1.0–3.0	1.0–2.0	1032	$2,428	$2.35	0d	24	0.90mi
1005 McClelen Way #1005 Decatur, GA	2.0	1.0	1045	$1,700	$1.63	18d	1	0.91mi
1605 Church St Decatur, GA	3.0	1.0–2.0	1077	$1,868	$1.73	0d	26	0.91mi
2700 E College Ave Decatur, GA	1.0–2.0	1.0–2.0	955	$2,399	$2.51	0d	15	0.96mi
2588 Decatur Village Dr Decatur, GA	1.0–2.0	1.0–2.0	964	$2,347	$2.43	0d	23	0.96mi
1415 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,850	$1.73	45d	1	0.99mi
1413 Tuxworth Cir Decatur, GA	2.0	2.0	1068	$1,850	$1.73	0d	1	1.00mi
2600 Milscott Dr Decatur, GA	3.0	1.0–2.0	1087	$2,576	$2.37	0d	28	1.01mi
2740 E College Ave Decatur, GA	2.0	1.0–2.0	1060	$2,595	$2.45	0d	22	1.02mi
512 Tuxworth Cir Decatur, GA	2.0	1.0	1045	$2,100	$2.01	3d	1	1.04mi
2630 Talley St #426 Decatur, GA	1.0	1.0	752	$1,700	$2.26	45d	1	1.05mi
2630 Talley St Decatur, GA	1.0–2.0	1.0–2.0	889	$2,195	$2.47	14d	2	1.06mi
100 Ladson Ct Decatur, GA	1.0–3.0	1.0–3.5	1542	$2,296	$1.49	0d	26	1.06mi
784 Derrydown Way Decatur, GA	2.0	1.0	1100	$1,200	$1.09	45d	1	1.07mi
2676 Milscott Dr Decatur, GA	3.0	1.0–2.0	949	$1,803	$1.90	0d	8	1.10mi

HOA detail condo

• Monthly dues: $597 · $7,164/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-18
   status Under Contract 1443-char remark
2. 2026-04-30
   historical
3. 2026-04-25
   price $149,999
4. 2026-03-20
   price $163,900
5. 2026-03-06
   listed $149,999 New 1443-char remark
6. 2026-03-06
   listed $168,900 New
7. 2026-02-28
   historical
8. 2025-11-13
   price $175,000
9. 2025-10-08
   listed $185,000 New

ⓘ 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 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 · 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: $24,626
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$7,164
• − Depreciation: −$4,364
• Taxable loss: −$2,244
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $390/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready condo is in good condition with fresh paint and carpet, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Improves comfort and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: City Schools Of Decatur
• NCES district ID: 1301680
• Math proficiency: 64% ▼ -2.00%
• Reading proficiency: 70% ▼ -1.00%
• Median HH income: $77,812
• Composite: 59.52/100
• National rank: #919
• State rank: #2 of 174 in GA

Livability — Decatur

• Score: 85/100
• State rank: #4
• US rank: #538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Decatur, GA
• County: Dekalb County · 782,738 people
• City population: 169,430
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 31,756
• Household income: $126,830
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1104.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 14% Two or more races 12% Hispanic / Latino 9% Asian 5%
• Hispanic origin (detail): Mexican 3% Cuban 3%
• Common ancestry: Slovak 4% Italian 4% Scotch-Irish 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 5% Chinese 2% Other Indo-European 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: ▼ -666.48%
• Current HPI: 271.6457
• Rent YoY: ▲ 3.90%
• 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

-18.9% since first listed

12 events — show timeline

• 2026-06-18 Sold (MLS) $150,000 GAMLS
• 2026-05-27 Pending — GAMLS
• 2026-05-26 Relisted — GAMLS
• 2026-05-18 Pending — GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-25 Price Changed $149,999 GAMLS
• 2026-03-20 Price Changed $163,900 GAMLS
• 2026-03-06 Listed $168,900 GAMLS
• 2026-03-06 Listed $149,999 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2025-11-13 Price Changed $175,000 GAMLS
• 2025-10-08 Listed $185,000 GAMLS