5455 Biltmore Dr · North Druid Hills, GA 30349

$275,000

3 bd · 2.5 ba · 1,650 sqft · Townhouse · 106 Days on market

Built 2026 Excellent condition $167/sqft · at area comps Est $267k · at est. $46/mo HOA · 2% of rent

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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 +13.6/30.0
• Appreciation +10.0/10.0
• ARV discount +6.1/15.0
• Condition / age +5.0/5.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +2.7/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to Norman Dr Townhomes, a brand-new townhome community currently UNDER CONSTRUCTION on the SOUTH SIDE of Atlanta in CLAYTON COUNTY, with estimated completion SUMMER 2026. NOW ACCEPTING pre-sales for this thoughtfully planned community offering multiple modern floorplans designed for today's lifestyle.Homes feature spacious open-concept layouts, well-appointed kitchens, generous living areas, private bedrooms, and contemporary finishes throughout - perfect for both homeowners and investors seeking low-maintenance living. Secure your townhome early and enjoy the advantage of buying new construction before completion. Limited pre-sale opportunities available - inquire today for floorplans, pricing, and availability subject to change w/o notice. (Stock Photos- not the actual unit)

Key facts

• Clayton county
• Modern floorplans
• Open-concept layouts

Tags

• TOWNHOME COMMUNITY
• SOUTH SIDE OF ATLANTA
• CLAYTON COUNTY
• MODERN FLOORPLANS
• OPEN-CONCEPT LAYOUTS
• WELL-APPOINTED KITCHENS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $275k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $17 ($210/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (9.6% below list).
• Recommended offer: $249k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.1% in North Druid Hills — 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 83/100 on livability (#5 in GA, #882 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment 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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 45% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Recommended offer $248,601 (9.6% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (median comp): $266,571
• List price: $275,000
• Delta: 3.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5435 Biltmore Dr	0.00mi	3/2.5	1,650 (0%)	4mo	$265,000	$161	97
5411 Biltmore Dr	0.00mi	3/2.5	1,650 (0%)	4mo	$266,000	$161	97
5419 Biltmore Dr	0.00mi	3/2.5	1,650 (0%)	4mo	$265,000	$161	97
5439 Biltmore Dr	0.00mi	3/2.5	1,650 (0%)	5mo	$271,500	$165	96
5427 Biltmore Dr	0.00mi	3/2.5	1,650 (0%)	5mo	$275,000	$167	96
5431 Biltmore Dr	0.00mi	3/2.5	1,650 (0%)	5mo	$274,000	$166	96
1480 Briaroaks Trl NE	0.24mi	2/2.0 (-1)	1,649 (-0%)	11mo	$365,000	$221	73
1352 Sheffield Glen Way NE	0.57mi	3/2.5	1,716 (+4%)	4mo	$425,000	$248	64
1378 Sheffield Glen Way NE	0.50mi	3/2.5	1,716 (+4%)	8mo	$410,000	$239	63
1341 Sheffield Glen Way NE	0.59mi	3/2.5	1,716 (+4%)	7mo	$405,000	$236	60
1646 Executive Park Ln NE	0.68mi	2/2.5 (-1)	1,728 (+5%)	0mo	$400,000	$231	55
1384 N Crossing Dr NE	0.20mi	2/2.0 (-1)	1,432 (-13%)	10mo	$275,000	$192	53

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

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.90×
• Total profit: $145,926
• Equity at exit: $247,742

10-year hold

• IRR: 20.6%
• Equity multiple: 6.45×
• Total profit: $419,618
• Equity at exit: $534,265

Cash invested: $77,000 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,486 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$46
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $17

Break-even live

Break-even rent $2,464

Max offer price $275,000

Occupancy floor 94%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2490 N Druid Hills Rd NE Atlanta, GA	1.0–3.0	1.0–3.0	1148	$3,787	$3.30	1d	34	0.38mi
1491 Druid Valley Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	975	$2,224	$2.28	1d	76	0.46mi
2075 Lavista Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1050	$2,425	$2.31	5d	23	0.56mi
500 Briarvista Way Atlanta, GA	1.0–3.0	1.0–2.0	1101	$2,860	$2.60	1d	76	0.58mi
2213 Briarcliff Rd NE Atlanta, GA	1.0–2.0	1.0–1.5	805	$1,725	$2.14	2d	12	0.62mi
1744 Breyerton Dr NE Atlanta, GA	3.0	3.5	1975	$3,600	$1.82	24d	1	0.65mi
2201 Briarcliff Rd NE Unit 3 Atlanta, GA	2.0	1.5	1104	$1,650	$1.49	1d	1	0.65mi
7000 Briarcliff Gables Cir NE Atlanta, GA	1.0–2.0	1.0–2.0	830	$1,663	$2.00	1d	23	0.66mi
1934 Townsend Ct #12 Atlanta, GA	3.0	3.5	2213	$3,400	$1.54	12d	1	0.69mi
2284 Lavista Rd Unit 2290 03 Atlanta, GA	3.0	2.0	1200	$1,995	$1.66	24d	1	0.71mi
2284 Lavista Rd Unit 2290 03 Atlanta, GA	3.0	2.0	1200	$1,995	$1.66	20d	1	0.71mi
1922 Townsend Ct NE #7 Atlanta, GA	3.0	3.5	2213	$3,800	$1.72	24d	1	0.71mi
1570 Sheridan Rd NE Atlanta, GA	3.0	2.0	1423	$2,660	$1.87	19d	1	0.72mi
1570 Sheridan Rd NE Atlanta, GA	2.0	2.0	1320	$1,895	$1.44	43d	1	0.72mi
1000 Gables Way Atlanta, GA	2.0–3.0	2.0–2.5	1340	$2,153	$1.61	1d	11	0.74mi
10 Executive Park E Atlanta, GA	3.0	2.0	1429	$3,122	$2.18	24d	1	0.78mi
1403 Stephens Dr NE Atlanta, GA	4.0	3.0	1973	$3,000	$1.52	5d	1	0.82mi
1744 Woodcliff Pl NE Atlanta, GA	3.0	2.5	2173	$3,200	$1.47	43d	1	0.82mi
1555 Lavista Rd Atlanta, GA	1.0–2.0	1.0–2.0	825	$1,575	$1.91	1d	13	0.87mi
1325 Weatherstone Way NE Unit 1325 Atlanta, GA	2.0	1.0	1226	$1,900	$1.55	19d	1	0.97mi
7 Executive Park Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	884	$2,289	$2.59	1d	21	0.99mi
1901 Briarcliff Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1002	$1,968	$1.96	1d	37	1.04mi
50 S Executive Park NE Atlanta, GA	3.0	1.0–2.0	990	$3,574	$3.61	1d	19	1.08mi
1590 Northeast Expy Atlanta, GA	1.0–3.0	1.0–2.0	1172	$2,079	$1.77	3d	16	1.13mi
1152 Beech Haven Rd NE Atlanta, GA	3.0	2.0	1690	$3,450	$2.04	4d	1	1.14mi
1831 Briarcliff Cir Atlanta, GA	3.0	2.0	1690	$2,444	$1.45	12d	1	1.16mi
1831 Briarcliff Cir Atlanta, GA	2.0–3.0	2.0–2.5	1530	$2,344	$1.53	4d	12	1.16mi
2115 Pinellas Trl Decatur, GA	3.0	2.0	1632	$2,500	$1.53	3d	1	1.22mi
3000 Briarcliff Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1037	$2,059	$1.98	1d	15	1.28mi
1680 Chantilly Dr NE Atlanta, GA	1.0–2.0	1.0–2.0	800	$1,542	$1.93	1d	19	1.30mi
3070 Briarcliff Rd NE Atlanta, GA	2.0	1.0–2.0	913	$3,230	$3.54	1d	25	1.33mi
1227 Sheridan Rd NE Atlanta, GA	3.0	3.0	2168	$4,500	$2.08	18d	1	1.33mi
855 Emory Point Dr Atlanta, GA	2.0	1.0–2.0	876	$3,277	$3.74	1d	85	1.33mi
1915 Sterling Oaks Cir NE Brookhaven, GA	3.0	3.5	1822	$2,350	$1.29	22d	1	1.34mi
1685 Dunwoody Pl NE Unit Top Atlanta, GA	3.0	2.0	1515	$2,395	$1.58	43d	1	1.38mi
1685 Dunwoody Pl NE Unit Top Atlanta, GA	3.0	2.0	1515	$2,395	$1.58	17d	1	1.38mi
50 Lincoln Ct Ave NE Atlanta, GA	2.0	2.0	1175	$1,918	$1.63	43d	1	1.38mi
50 Lincoln Ct Ave NE Atlanta, GA	3.0	2.0	1397	$2,301	$1.65	11d	1	1.38mi
50 Lincoln Ct Ave NE Atlanta, GA	3.0	2.0	1397	$2,426	$1.74	24d	1	1.38mi
1292 Keys Lake Dr NE Brookhaven, GA	2.0	2.0	1064	$1,500	$1.41	24d	1	1.45mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 11 events

1. 2026-06-15
   days on market $275,000 Active 106 DOM
2. 2026-06-13
   days on market $275,000 Active 104 DOM
3. 2026-06-09
   days on market $275,000 Active 100 DOM
4. 2026-06-08
   days on market $275,000 Active 99 DOM
5. 2026-06-07
   days on market $275,000 Active 98 DOM
6. 2026-06-04
   days on market $275,000 Active 95 DOM
7. 2026-06-03
   days on market $275,000 Active 94 DOM
8. 2026-06-02
   days on market $275,000 Active 93 DOM
9. 2026-06-01
   days on market $275,000 Active 92 DOM
10. 2026-05-31
    days on market $275,000 Active 91 DOM
11. 2025-11-17
    listed $275,000 New 798-char remark

    Show marketing remark (798 chars)

    Welcome to Norman Dr Townhomes, a brand-new townhome community currently UNDER CONSTRUCTION on the SOUTH SIDE of Atlanta in CLAYTON COUNTY, with estimated completion SUMMER 2026. NOW ACCEPTING pre-sales for this thoughtfully planned community offering multiple modern floorplans designed for today's lifestyle.Homes feature spacious open-concept layouts, well-appointed kitchens, generous living areas, private bedrooms, and contemporary finishes throughout - perfect for both homeowners and investors seeking low-maintenance living. Secure your townhome early and enjoy the advantage of buying new construction before completion. Limited pre-sale opportunities available - inquire today for floorplans, pricing, and availability subject to change w/o notice. (Stock Photos- not the actual unit)

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

Taxation est. · year 1

• Rental income: $29,832
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − HOA: −$552
• − Depreciation: −$8,000
• Taxable loss: −$4,397
• Est. tax savings @ 24.0%: +$1,055
• After-tax cash flow: $1,265/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

Excellent 100/100 None rehab

This brand-new townhome is move-in ready with modern finishes and a spacious layout. It offers excellent curb appeal and is ideal for both homeowners and investors seeking low-maintenance living.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: 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 — 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: Fulton County · 1,094,430 people
• City population: 27,022
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

1 event — show timeline

• 2025-11-17 Listed $275,000 GAMLS