Dekalb County

GeorgiaPopulation: 761,209
52
/100
Hold
#560 of 1,000 counties
#92 in Georgia (159 counties)
Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring
Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$339,016
Median Home Price
48% above national median
$1,766/mo
Median Rent
22% above national median
6.25%
Rent-to-Price Ratio
Top 44% nationally
-$629
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Deep-dive analysis

Rent vs Buy
Break-even math + market-specific verdict for buying vs renting
Investment Analysis
Investor thesis, where to buy by profile, forward catalysts
Cap Rates
Gross + net yield by sub-market, compression outlook
Rental Prices
Rent trends, affordability, forecast for renters and landlords
House Hack
Duplex / ADU / fourplex strategies with real numbers

Scenario comparison

Same $1,766/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.
ScenarioPurchase priceMonthly cash flowCap rateCash-on-cash
75% of median
value-add or distressed
$254,262-$185/mo5.4%-3.8%
Median
typical MLS deal
$339,016-$629/mo4.1%-9.7%
125% of median
newer / premium
$423,771-$1,073/mo3.3%-13.2%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

20%
5%50%100%

Purchase

Purchase Price$339,016
Down Payment (20%)$67,803
Loan Amount$271,213
Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,766
Monthly P&I-$1,777
Est. Expenses (35%)-$618
Net Cash Flow-$629/mo
4.1%
Cap Rate (all cash)
-9.7%
Cash-on-Cash Return
6.25%
Rent-to-Price Ratio
Negative leverage: At 6.85% rates, borrowing costs exceed the 4.1% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

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Score Breakdown

Overall Investment Score
52/100
52
Cash Flow(30%)
63/100

Based on 6.25% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
38/100

Based on -2.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
57/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

  • +Complete rent data available

Challenges

  • -Declining home values (-2.3% YoY)
  • -Negative cash flow at typical financing (-$629/mo)
  • -Negative leverage (cap rate 4.1% < mortgage rate 6.9%)

Economic Indicators

Population
761,209
Median Income
—
Data pending
Unemployment Rate
—
Data pending
Price-to-Income
—
Data pending

Who this market fits

Best for
  • +All-cash buyers: removing debt service flips the cap rate to actual yield
Skip if
  • −You need positive cash flow on day one at typical leverage
  • −You can't tolerate negative leverage (cap rate below mortgage rate today)
  • −You expect appreciation to carry the deal, but prices have declined year over year

Compare to Nearby Counties

CountyVerdict
MorganGA
54$451,534Est. pending—HoldView
CatoosaGA
53$288,372$1,2905.37%HoldView
CurrentDekalbGA
52$339,016$1,7666.25%Hold
MarionGA
51$178,735Est. pending—HoldView
CharltonGA
51$208,414Est. pending—HoldView
CherokeeGA
51$467,717$2,0505.26%HoldView

The Bottom Line

HoldDekalb is a neutral market. Consider house hacking or targeting below-market deals.

Dekalb County in Georgia scores 52/100, ranking #560 of 1,000 US counties (top 72%). At 20% down and current rates, a median-priced rental loses about $629/month; the 6.25% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow
$-629/mo
Cap Rate
4.1%
Cash-on-Cash
-9.7%

Related markets

All counties in Georgia →

Rent vs buy in Georgia cities

Rent vs buy in Atlanta, GAMedian $415,043 · rent $1,888/moRent vs buy in Columbus, GAMedian $180,608 · rent $1,292/moRent vs buy in Augusta, GAMedian $181,692 · rent $1,360/moRent vs buy in Savannah, GAMedian $339,736 · rent $1,765/moRent vs buy in Sandy Springs, GAMedian $415,043 · rent $1,888/moAll Georgia citiesFull rent-vs-buy directory for the state

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