118 N Woodland Dr Unit 1 AND 2 · Doraville, GA 30340

$419,990

None bd · None ba · — sqft · Condo · 60 Days on market

Built 1961 Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Cash flow +2.2/30.0
• Rent growth +1.9/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled all-brick Duplex, featuring two bedrooms and one full bath in each unit. Updates include a new roof, new exterior and interior paint, new kitchens and bathrooms, and stainless steel appliances. New LVP flooring in the great rooms and kitchens, new carpet and padding in the bedrooms. New windows on both units. The property offers a long driveway and additional land next to Unit B (Unit 2) that may allow for the addition of a third unit or another rental property-buyer to verify with the county (several investors have done this in the area). Each room features ceiling fans, and Unit B includes a new deck. There is an unfinished partial basement under Unit B. The property has had long-term tenants (father and son) for 22 years, who are willing to remain with the new owner. After remodeling, tenants are paying $1,300 per month through February 2027. Unit A can easily rent for $1.300-$1,500 per month. If you are first time home buyer, you can live one Unit and rent another Unit. No HOA and no rental restrictions. Conveniently located near restaurants, shopping, Marta and schools. Just minutes from Buford Highway, I-285 and I-85. Must see! Unit A is vacant and available for viewing. Unit B may be shown after an offer has been presented.

Key facts

• New kitchens
• New exterior paint
• New interior paint

Tags

• REMODELED ALL-BRICK DUPLEX
• NEW ROOF
• NEW EXTERIOR PAINT
• NEW INTERIOR PAINT
• NEW KITCHENS
• NEW BATHROOMS

What this means for you Summary

Snapshot

• This is a condo listed at $420k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (51.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (57.8% below list).
• Recommended offer: $177k (57.8% below list) — sets the bar for 1% rule.
• Cap rate 2.0% vs local median 3.3% in Doraville — 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 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: schools F, crime F, amenities F.
• Gwinnett County (suburban): math 39% / reading 43% proficiency, ranked #32 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.2%/yr); 86 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 34% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Gwinnett County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($407k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,071 (57.8% 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 60 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
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: 0.42% ✗
• Cap rate: 2.00%
• Cash-on-cash: -15.34%
• DSCR: 0.32
• GRM: 19.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -49.0%
• Equity multiple: -0.44×
• Total profit: $-168,984
• Equity at exit: $62,622

10-year hold

• IRR: —
• Equity multiple: -1.47×
• Total profit: $-290,406
• Equity at exit: $36,313

Cash invested: $117,597 (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: 86
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$2,202
• Tax est. 1.5%: −$525 /mo · $6,300/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-1,504

Break-even live

Break-even rent $3,674

Max offer price $202,417

Occupancy floor —

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: $104,998
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Lake Dr Atlanta, GA	3.0	2.0	100	$4,200	$42.00	24d	1	0.08mi
199 Lake Dr Unit NA Atlanta, GA	3.0	2.0	1150	$2,220	$1.93	44d	1	0.14mi
2305 Global Forum Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1150	$1,878	$1.63	2d	25	0.16mi
225 Seasons Pkwy Norcross, GA	2.0	2.0	1195	$1,495	$1.25	5d	1	1.07mi
4335 Winters Chapel Rd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,677	$1.87	3d	55	1.09mi
100 Pkwy Cir S Atlanta, GA	1.0–3.0	1.0–2.0	1161	$1,666	$1.44	2d	18	1.12mi
701 Chase Ln Unit 701 Norcross, GA	2.0	2.0	1244	$1,550	$1.25	10d	1	1.17mi
2100 Winters Park Dr Doraville, GA	1.0–2.0	1.0–2.0	900	$1,490	$1.66	2d	55	1.23mi
2944 Aspen Woods Entry Atlanta, GA	2.0	2.5	1120	$1,600	$1.43	5d	1	1.24mi
1400 Chase Ln Unit 0915 Norcross, GA	1.0	1.0	900	$1,199	$1.33	24d	1	1.25mi
1400 Chase Ln Unit 0704 Renovated Unit Norcross, GA	2.0	2.0	1150	$1,339	$1.16	21d	1	1.25mi
1400 Chase Ln Unit 0602 Norcross, GA	2.0	2.0	1150	$1,599	$1.39	24d	1	1.25mi
1400 Chase Ln Unit 0505 Renovated Norcross, GA	3.0	2.0	1275	$1,649	$1.29	24d	1	1.25mi
1400 Chase Ln Unit 0406 Norcross, GA	1.0	1.0	900	$1,299	$1.44	24d	1	1.25mi
100 Wood Terrace Cir Atlanta, GA	1.0–3.0	1.0–2.0	1002	$1,562	$1.56	3d	53	1.25mi
1400 Chase Ln Norcross, GA	1.0–2.0	1.0–2.0	1025	$1,599	$1.56	15d	6	1.25mi
3797 Oxford Cir Atlanta, GA	3.0	3.5	1600	$2,900	$1.81	44d	1	1.26mi
3783 Oxford Cir Atlanta, GA	3.0	3.5	2200	$2,993	$1.36	24d	1	1.28mi
3796 Oxford Cir Atlanta, GA	3.0	3.5	2000	$2,950	$1.48	44d	1	1.28mi
4659 Dawson Blvd Atlanta, GA	1.0–3.0	1.0–2.0	946	$1,532	$1.62	2d	68	1.29mi
3089 Revere Ct Atlanta, GA	2.0	2.5	1120	$1,650	$1.47	5d	1	1.29mi
4336 Hickory Wood Ln Unit B Atlanta, GA	2.0	1.5	1250	$950	$0.76	5d	1	1.37mi
245 Seasons Pkwy Unit 1 Norcross, GA	1.0	1.0	—	$1,375	—	5d	1	1.41mi
2952 N DeKalb Dr Unit A Atlanta, GA	3.0	2.5	1357	$2,300	$1.69	44d	1	1.45mi
2952 N DeKalb Dr Unit A Atlanta, GA	3.0	2.5	1357	$1,900	$1.40	15d	1	1.45mi
2917 N Dekalb Dr Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,525	$1.53	44d	1	1.46mi
1850 Graves Rd Norcross, GA	1.0–2.0	1.0–2.0	900	$1,692	$1.88	1d	30	1.47mi
2948 N Dekalb Dr Unit E Doraville, GA	2.0	1.5	1200	$1,650	$1.38	44d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $419,990 Active 60 DOM
2. 2026-06-17
   days on market $419,990 Active 59 DOM
3. 2026-06-16
   days on market $419,990 Active 58 DOM
4. 2026-06-15
   days on market $419,990 Active 57 DOM
5. 2026-06-13
   days on market $419,990 Active 55 DOM
6. 2026-06-09
   days on market $419,990 Active 51 DOM
7. 2026-06-08
   days on market $419,990 Active 50 DOM
8. 2026-06-07
   days on market $419,990 Active 49 DOM
9. 2026-06-04
   days on market $419,990 Active 46 DOM
10. 2026-06-03
    days on market $419,990 Active 45 DOM
11. 2026-06-02
    days on market $419,990 Active 44 DOM
12. 2026-06-01
    days on market $419,990 Active 43 DOM
13. 2026-05-31
    days on market $419,990 Active 42 DOM
14. 2026-04-24
    status Price Change 1268-char remark

    Show marketing remark (1268 chars)

    Fully remodeled all-brick Duplex, featuring two bedrooms and one full bath in each unit. Updates include a new roof, new exterior and interior paint, new kitchens and bathrooms, and stainless steel appliances. New LVP flooring in the great rooms and kitchens, new carpet and padding in the bedrooms. New windows on both units. The property offers a long driveway and additional land next to Unit B (Unit 2) that may allow for the addition of a third unit or another rental property-buyer to verify with the county (several investors have done this in the area). Each room features ceiling fans, and Unit B includes a new deck. There is an unfinished partial basement under Unit B. The property has had long-term tenants (father and son) for 22 years, who are willing to remain with the new owner. After remodeling, tenants are paying $1,300 per month through February 2027. Unit A can easily rent for $1.300-$1,500 per month. If you are first time home buyer, you can live one Unit and rent another Unit. No HOA and no rental restrictions. Conveniently located near restaurants, shopping, Marta and schools. Just minutes from Buford Highway, I-285 and I-85. Must see! Unit A is vacant and available for viewing. Unit B may be shown after an offer has been presented.

15. 2026-04-24
    price $419,990 1268-char remark

    Show marketing remark (1268 chars)

    Fully remodeled all-brick Duplex, featuring two bedrooms and one full bath in each unit. Updates include a new roof, new exterior and interior paint, new kitchens and bathrooms, and stainless steel appliances. New LVP flooring in the great rooms and kitchens, new carpet and padding in the bedrooms. New windows on both units. The property offers a long driveway and additional land next to Unit B (Unit 2) that may allow for the addition of a third unit or another rental property-buyer to verify with the county (several investors have done this in the area). Each room features ceiling fans, and Unit B includes a new deck. There is an unfinished partial basement under Unit B. The property has had long-term tenants (father and son) for 22 years, who are willing to remain with the new owner. After remodeling, tenants are paying $1,300 per month through February 2027. Unit A can easily rent for $1.300-$1,500 per month. If you are first time home buyer, you can live one Unit and rent another Unit. No HOA and no rental restrictions. Conveniently located near restaurants, shopping, Marta and schools. Just minutes from Buford Highway, I-285 and I-85. Must see! Unit A is vacant and available for viewing. Unit B may be shown after an offer has been presented.

16. 2026-02-12
    status Under Contract 1268-char remark

    Show marketing remark (1268 chars)

    Fully remodeled all-brick Duplex, featuring two bedrooms and one full bath in each unit. Updates include a new roof, new exterior and interior paint, new kitchens and bathrooms, and stainless steel appliances. New LVP flooring in the great rooms and kitchens, new carpet and padding in the bedrooms. New windows on both units. The property offers a long driveway and additional land next to Unit B (Unit 2) that may allow for the addition of a third unit or another rental property-buyer to verify with the county (several investors have done this in the area). Each room features ceiling fans, and Unit B includes a new deck. There is an unfinished partial basement under Unit B. The property has had long-term tenants (father and son) for 22 years, who are willing to remain with the new owner. After remodeling, tenants are paying $1,300 per month through February 2027. Unit A can easily rent for $1.300-$1,500 per month. If you are first time home buyer, you can live one Unit and rent another Unit. No HOA and no rental restrictions. Conveniently located near restaurants, shopping, Marta and schools. Just minutes from Buford Highway, I-285 and I-85. Must see! Unit A is vacant and available for viewing. Unit B may be shown after an offer has been presented.

17. 2026-02-07
    listed $409,900 New 1268-char remark

    Show marketing remark (1268 chars)

    Fully remodeled all-brick Duplex, featuring two bedrooms and one full bath in each unit. Updates include a new roof, new exterior and interior paint, new kitchens and bathrooms, and stainless steel appliances. New LVP flooring in the great rooms and kitchens, new carpet and padding in the bedrooms. New windows on both units. The property offers a long driveway and additional land next to Unit B (Unit 2) that may allow for the addition of a third unit or another rental property-buyer to verify with the county (several investors have done this in the area). Each room features ceiling fans, and Unit B includes a new deck. There is an unfinished partial basement under Unit B. The property has had long-term tenants (father and son) for 22 years, who are willing to remain with the new owner. After remodeling, tenants are paying $1,300 per month through February 2027. Unit A can easily rent for $1.300-$1,500 per month. If you are first time home buyer, you can live one Unit and rent another Unit. No HOA and no rental restrictions. Conveniently located near restaurants, shopping, Marta and schools. Just minutes from Buford Highway, I-285 and I-85. Must see! Unit A is vacant and available for viewing. Unit B may be shown after an offer has been presented.

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 16 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: $21,249
• − Mortgage interest: −$23,526
• − Property taxes: −$6,300
• − Insurance: −$2,100
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$12,218
• Taxable loss: −$26,295
• Est. tax savings @ 24.0%: +$6,311
• After-tax cash flow: $-11,732/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 fully remodeled, two-unit duplex is in excellent condition with new kitchens, bathrooms, and exterior features. It is move-in ready and offers a good return on investment.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New countertops and backsplash in kitchen — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New countertops and backsplash in kitchen — Enhances functionality 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: Gwinnett County
• NCES district ID: 1302550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $62,416
• Composite: 36.5/100
• National rank: #4648
• State rank: #32 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 (Gwinnett County) Hauer SSP2

• Today (2025): 1,106,028 people
• By 2030: 1,211,414 · +9.5%
• By 2040: 1,422,277 · +28.6%
• By 2050: 1,623,204 · +46.8%
• By 2075: 2,105,240 · +90.3%
• By 2100: 2,443,321 · +120.9%

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 · Gwinnett

• 2024 margin: D (+16.5) · D 57.6% · R 41.1% · Other 1.2%
• 2008→2024 swing: +26.8pp toward D · 2008: -10.2pp · 2024: 16.5pp
• All cycles: 2024: D+16.5 2020: D+18.3 2016: D+5.8 2012: R+9.4 2008: R+10.2

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

+2.5% since first listed

4 events — show timeline

• 2026-04-24 Relisted — GAMLS
• 2026-04-24 Price Changed $419,990 GAMLS
• 2026-02-12 Pending — GAMLS
• 2026-02-07 Listed $409,900 GAMLS