4281 Arcadia Dr · Decatur, GA 30034

$174,530

3 bd · 4.5 ba · 1,675 sqft · Townhouse public records · 178 Days on market

Built 2023 Fair condition 2,178 sqft lot $104/sqft · 35% below area Est $270k · 35% under ↓ 34% 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• Built 2023
• Listed 178 days

What this means for you Summary

Snapshot

• This is a 3-bed/4.5-bath townhouse listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.1% 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.
• 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.
• Zoned schools: Rainbow Elementary School (math 15% / reading 15%, grade F, #981 of 1,228 statewide, top 80%, 323 students, 100% FRL); Chapel Hill Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 692 students, 100% FRL); Southwest Dekalb High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 426 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 50d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 38% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $5k 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 178 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $153,586 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 1.16% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

• ARV (median comp): $270,382
• List price: $174,530
• Delta: -35.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2687 Paxton Pl	0.05mi	3/2.5	1,675 (0%)	2mo	$260,000	$155	88
4282 Callum Ct	0.10mi	3/2.5	1,675 (0%)	4mo	$232,000	$139	84
4277 Arcadia Dr	0.01mi	3/2.5	1,611 (-4%)	15mo	$281,850	$175	73
4279 Arcadia Dr #2	0.00mi	3/2.5	1,611 (-4%)	20mo	$290,200	$180	69
4288 Callum Ct	0.10mi	3/2.5	1,611 (-4%)	16mo	$277,300	$172	67
4284 Callum Ct	0.10mi	3/2.5	1,611 (-4%)	18mo	$277,300	$172	66
4292 Callum Ct	0.11mi	3/2.5	1,611 (-4%)	18mo	$277,800	$172	65
2631 Axel Rdg #40	0.05mi	3/2.5	1,611 (-4%)	21mo	$289,000	$179	65
4290 Callum Ct	0.10mi	3/2.5	1,611 (-4%)	18mo	$278,200	$173	65
4294 Callum Ct	0.11mi	3/2.5	1,611 (-4%)	18mo	$280,200	$174	65
4278 Cullum Ct #39	0.10mi	3/2.5	1,611 (-4%)	21mo	$289,700	$180	63
4532 Golf Vista Cir	0.47mi	3/2.5	1,500 (-10%)	19mo	$105,000	$70	37

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

Projected returns pro-forma

-3.0% appreciation · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-9,104
• Equity at exit: $26,023

10-year hold

• IRR: 3.6%
• Equity multiple: 1.25×
• Total profit: $12,410
• Equity at exit: $15,090

Cash invested: $48,868 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $262,000 ($156/sqft)
• Median days on market: 62 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +3.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 426
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$915
• Tax from tax record: −$287 /mo · $3,441/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $326

Break-even live

Break-even rent $1,614

Max offer price $174,530

Occupancy floor 79%

Sensitivity live

Price	-10% $425	-5% $375	+0% $326	+5% $277	+10% $227
Rent	-10% $166	-5% $246	+0% $326	+5% $406	+10% $486
Rate	-1.0pp $414	-0.5pp $370	base $326	+0.5pp $281	+1.0pp $235

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: $43,632
• Closing costs: $5,236
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	94d	1	0.07mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	94d	1	0.11mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	94d	1	0.11mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.5	1032	$1,390	$1.35	1d	6	0.12mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	74d	1	0.36mi
4833 Huntlea Ct Decatur, GA	3.0	2.0	1142	$1,695	$1.48	4d	1	0.48mi
4421 Wellington Ter Decatur, GA	3.0	2.5	1704	$1,880	$1.10	49d	1	0.51mi
4522 Snapfinger Woods Dr Decatur, GA	1.0–4.0	1.0–2.0	1132	$1,641	$1.45	4d	10	0.54mi
4519 Raleigh Dr Decatur, GA	3.0	2.0	1752	$1,900	$1.08	28d	1	0.58mi
4519 Raleigh Dr Decatur, GA	3.0	2.0	1752	$1,758	$1.00	11d	1	0.58mi
4325 Sterling Forest Dr Decatur, GA	3.0	2.0	1824	$1,910	$1.05	4d	1	0.72mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	94d	1	0.77mi
4116 Snapfinger Way Decatur, GA	4.0	2.0	1334	$1,719	$1.29	94d	1	0.78mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,550	$1.38	37d	1	0.79mi
2347 Greenway Dr Decatur, GA	3.0	2.0	1200	$1,975	$1.65	74d	1	0.82mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	94d	1	0.82mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	74d	1	0.84mi
2168 Wingfoot Pl Decatur, GA	3.0	2.5	1534	$1,964	$1.28	37d	1	0.85mi
4520 Dorset Cir Decatur, GA	3.0	2.0	1656	$1,919	$1.16	1d	1	0.89mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,700	$1.15	28d	1	0.93mi
2285 Wingfoot Pl Decatur, GA	3.0	2.5	1544	$2,070	$1.34	2d	1	0.93mi
2586 Rainover Ct Decatur, GA	3.0	2.5	1856	$2,162	$1.16	4d	1	1.01mi
4010 Emerald Lake Dr Decatur, GA	2.0	2.0	1177	$1,500	$1.27	94d	1	1.01mi
4411 Langdon Dr Decatur, GA	4.0	2.0	1950	$2,050	$1.05	34d	1	1.02mi
2921 Sunset Ct Decatur, GA	3.0	2.0	1562	$2,180	$1.40	26d	1	1.04mi
2270 Emerald Castle Dr Decatur, GA	4.0	2.5	2075	$1,929	$0.93	18d	1	1.10mi
2248 Emerald Springs Dr Decatur, GA	3.0	2.0	1918	$1,870	$0.97	94d	1	1.18mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	49d	1	1.19mi
4085 Canby Ln Decatur, GA	4.0	2.0	1400	$1,650	$1.18	94d	1	1.19mi
4033 Emerald North Cir Decatur, GA	4.0	2.5	2000	$2,061	$1.03	67d	1	1.20mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	53d	1	1.23mi
4394 Cross Ln Decatur, GA	4.0	2.5	2164	$2,100	$0.97	39d	1	1.24mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	94d	1	1.25mi
2873 Snapfinger Mnr Decatur, GA	3.0	2.5	1632	$2,031	$1.24	13d	1	1.26mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	94d	1	1.29mi
3775 Tree Bark Trl Decatur, GA	3.0	2.0	1791	$1,875	$1.05	31d	1	1.31mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	94d	1	1.32mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	94d	1	1.33mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,850	$1.06	19d	1	1.33mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	63d	1	1.34mi

Listing history 50 events

1. 2026-08-09
   days on market $174,530 Active 178 DOM
2. 2026-08-08
   days on market $174,530 Active 177 DOM
3. 2026-08-06
   days on market $174,530 Active 175 DOM
4. 2026-08-05
   days on market $174,530 Active 174 DOM
5. 2026-08-04
   days on market $174,530 Active 173 DOM
6. 2026-08-03
   days on market $174,530 Active 172 DOM
7. 2026-07-31
   days on market $174,530 Active 169 DOM
8. 2026-07-30
   days on market $174,530 Active 168 DOM
9. 2026-07-30
   days on market $174,530 Active 167 DOM
10. 2026-07-28
    days on market $174,530 Active 166 DOM
11. 2026-07-26
    days on market $174,530 Active 164 DOM
12. 2026-07-24
    days on market $174,530 Active 162 DOM
13. 2026-07-23
    days on market $174,530 Active 161 DOM
14. 2026-07-22
    days on market $174,530 Active 160 DOM
15. 2026-07-21
    days on market $174,530 Active 159 DOM
16. 2026-07-20
    days on market $174,530 Active 158 DOM
17. 2026-07-18
    days on market $174,530 Active 156 DOM
18. 2026-07-18
    days on market $174,530 Active 155 DOM
19. 2026-07-16
    days on market $174,530 Active 154 DOM
20. 2026-07-15
    days on market $174,530 Active 153 DOM
21. 2026-07-14
    days on market $174,530 Active 152 DOM
22. 2026-07-13
    days on market $174,530 Active 151 DOM
23. 2026-07-13
    days on market $174,530 Active 150 DOM
24. 2026-07-11
    days on market $174,530 Active 149 DOM
25. 2026-07-10
    days on market $174,530 Active 148 DOM
26. 2026-07-09
    days on market $174,530 Active 147 DOM
27. 2026-07-07
    days on market $174,530 Active 145 DOM
28. 2026-07-06
    days on market $174,530 Active 144 DOM
29. 2026-07-06
    days on market $174,530 Active 143 DOM
30. 2026-07-05
    days on market $174,530 Active 142 DOM
31. 2026-07-04
    days on market $174,530 Active 141 DOM
32. 2026-07-02
    days on market $174,530 Active 140 DOM
33. 2026-07-01
    days on market $174,530 Active 139 DOM
34. 2026-06-30
    days on market $174,530 Active 138 DOM
35. 2026-06-29
    days on market $174,530 Active 137 DOM
36. 2026-06-28
    days on market $174,530 Active 136 DOM
37. 2026-06-27
    days on market $174,530 Active 135 DOM
38. 2026-06-26
    days on market $174,530 Active 134 DOM
39. 2026-06-24
    days on market $174,530 Active 132 DOM
40. 2026-06-22
    days on market $174,530 Active 130 DOM
41. 2026-06-21
    days on market $174,530 Active 129 DOM
42. 2026-06-18
    days on market $174,530 Active 126 DOM
43. 2026-06-17
    days on market $174,530 Active 125 DOM
44. 2026-06-16
    days on market $174,530 Active 124 DOM
45. 2026-06-15
    days on market $174,530 Active 123 DOM
46. 2026-06-13
    days on market $174,530 Active 121 DOM
47. 2026-06-09
    days on market $174,530 Active 117 DOM
48. 2026-06-08
    days on market $174,530 Active 116 DOM
49. 2026-06-07
    days on market $174,530 Active 115 DOM
50. 2026-06-04
    days on market $174,530 Active 112 DOM

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $3,441 · $287/mo
• Projected year-2 tax: $3,441 · $287/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,315
• − Mortgage interest: −$9,776
• − Property taxes: −$3,441
• − Insurance: −$873
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$5,077
• Taxable income: $1,257
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $3,610/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 · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $8,375–$25,125 screening

The property presents as a well-maintained townhouse with average exterior and interior conditions. Minor repairs and updates to landscaping and interior paint would significantly enhance its value.

Repairs flagged

• Minor Landscaping — The landscaping could benefit from some trimming and maintenance.
• Minor Fencing — The fencing could benefit from some touch-up painting or repair to maintain its appearance.
• Minor Interior paint — The interior paint appears to be in good condition, but touch-ups may be needed for a fresh look.

Value-add opportunities

• Both Landscaping — A well-maintained landscape can enhance curb appeal and property value. ↑
• Both Interior paint — Fresh paint can improve the home's appearance and make it more appealing to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Rainbow Elementary School F GA #981/1,228 Nat'l #36,250/41,679 Middle Chapel Hill Middle School F GA #356/470 Nat'l #11,801/14,009 High Southwest Dekalb High School F GA #162/424 Nat'l #11,887/17,239

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

A Composite livability gradescore 85/100

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

• County: Dekalb County · 839,977 people
• City population: 169,430
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 23% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1%

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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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

-34.1% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $174,530 MGMLS
• 2026-02-11 Listing Removed — GAMLS
• 2026-02-11 Listed $202,680 MGMLS
• 2026-01-07 Price Changed $249,999 GAMLS
• 2025-10-10 Listed $265,000 GAMLS

Property tax history

+77.3%/yr

Latest (2025): $3,441 · +2.2% YoY. Source: county tax records.