Real Estate Investing in Decatur, Georgia (30035)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 30035 (Decatur, GA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.9% of homes vacant — above national norms.
- Higher unemployment: 8.4% unemployment — tenant risk signal.
What’s happening in Decatur, GA (30035)?
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Market Analysis: 30035 Decatur
The 30035 ZIP covers a section of Decatur that demands careful diligence. Prices near $224K look accessible, but the work to make a deal cash flow is real.
The investment case in 30035 is healthy only for operators who understand what they are buying. A $224K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 30035 and stronger Decatur ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 30035 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Decatur:
Property Strategy for 30035
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $154,732 | $1,730 | 8.1% | +7.3% | $77,366 |
| 3BR | $217,034 | $2,070 | 6.9% | +6.0% | $72,345 |
| 4BR | $262,121 | $2,480 | 6.8% | +6.3% | $65,530 |
| 5BR | $314,784 | — | — | +7.0% | $62,957 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 30035 Compare?
| Metric | 30035 | Decatur | Atlanta-Sandy Springs-Alpharetta, GA | Georgia |
|---|---|---|---|---|
| Home Value | $223,871 | $366,309 | N/A | $329,538 |
| 5-Year CAGR | 1.9% | 2.3% | N/A | 7.8% |
| Avg Rent | $1,771 | $1,765 | N/A | - |
| Cap Rate | 6.2% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 30035 (Decatur, GA). Anonymous, moderated, never written by AI.
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Property managers serving Dekalb County
Manage rentals here? List your business →Citiside offers property management services in Metro Atlanta. summary from their website
PMI offers property management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $223,871 |
| Monthly Rent | $1,771 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.5% |
| Cap Rate | 6.2% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | -1.8% ▼ |
| 3-Year CAGR | -3.0% ▼ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 Rent Trends
| 1-Year | -7.5% ▼ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +2.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 30035
Population: 22,073
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 30035
Schools in This ZIP Code
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
Eldridge L. Miller Elementary School
Freedom Middle School
Redan High School
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,283 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the rental occupancy rate in Decatur, GA?
Occupancy in Decatur, GA runs reliable with elevated vacancy. Well-priced units at $1,771/mo lease on reasonable timelines.
Are renters plentiful in Decatur, GA?
Decatur, GA draws a stable base of working renters. Demand at the $1,771/mo rent level is reasonable for standard single-family and small multi rentals.
How does Decatur, GA stack up for property investment?
Decatur, GA records an investability rating of 3.0/5, with median home values near $224K and average rents around $1,771/mo. That combination puts it in the durable tier for investor interest.
How do landlord-tenant laws work in Decatur, GA?
GA law landlord-friendly for landlords, and Decatur inherits those rules. Investors should still review local ordinances for rental licensing.
How much should I expect to pay for a home in Decatur, GA?
Expect median prices around $224K in Decatur, GA. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
You know 30035 now. You don’t know where it ranks.
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How 30035 ranks in Atlanta-Sandy Springs-Alpharetta, GA
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