1529 N Columbia Pl · Belvedere Park, GA 30032

$207,000

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 235 Days on market

Built 1951 0.34 ac lot $187/sqft · 21% below area Est $263k · 21% under

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Why this score? — see what drove the D+ 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming three-bedroom, one-bath full-brick ranch situated on a spacious lot in a quiet, established community. This well-maintained property offers timeless curb appeal and a comfortable, functional layout perfect for everyday living. Enjoy a bright and inviting living area, generous bedroom spaces, and a large yard ideal for outdoor entertaining or future expansion. Conveniently located near shopping, dining, and schools, this home combines charm, convenience, and value in one perfect package.

Key facts

• 0.34 acre lot
• Built 1951
• Listed 235 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $168k (18.9% below list).
• Recommended offer: $168k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.8% in Belvedere Park — 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 68/100 on livability (#153 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute 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 rising (+1.3%/yr); 422 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $6k 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 235 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $207k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,800 (18.9% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (median comp): $262,595
• List price: $207,000
• Delta: -21.17%
• 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
1546 Alverado Way	0.14mi	3/2.0	1,157 (+4%)	2mo	$290,000	$251	81
1737 Mckenzie Dr	0.35mi	3/1.0	1,125 (+2%)	2mo	$204,000	$181	80
1766 Mckenzie Dr	0.32mi	3/1.0	1,125 (+2%)	4mo	$172,000	$153	80
1542 Columbia Dr	0.21mi	2/1.0 (-1)	1,148 (+4%)	4mo	$153,000	$133	75
3340 Pinehill Dr	0.28mi	3/1.5	1,058 (-4%)	3mo	$168,500	$159	75
3406 Jackson Dr	0.42mi	3/1.0	1,018 (-8%)	4mo	$240,000	$236	64
3449 Misty Valley Rd	0.52mi	3/1.5	1,059 (-4%)	3mo	$168,000	$159	64
3012 Monterey Dr	0.63mi	3/2.0	1,092 (-1%)	3mo	$275,000	$252	62
3094 Santa Monica Dr	0.44mi	3/1.5	1,213 (+10%)	3mo	$185,000	$153	59
2996 Laguna Dr	0.70mi	3/2.0	1,140 (+3%)	1mo	$290,000	$254	57
1616 Cobbs Creek Ln	0.42mi	2/2.0 (-1)	1,236 (+12%)	4mo	$183,000	$148	48
3524 Sweetgum Ln	0.61mi	2/2.0 (-1)	1,268 (+14%)	3mo	$200,000	$158	36

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-30,061
• Equity at exit: $30,864

10-year hold

• IRR: -8.7%
• Equity multiple: 0.49×
• Total profit: $-29,363
• Equity at exit: $17,898

Cash invested: $57,960 (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 30032

• Rents YoY: 1.3%
• Active inventory: 422
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$1,086
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $100

Break-even live

Break-even rent $1,552

Max offer price $207,000

Occupancy floor 89%

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3365 Columbia Trce Decatur, GA	3.0	2.0	1252	$1,450	$1.16	5d	1	0.26mi
3381 Columbia Trce Decatur, GA	3.0	2.0	1252	$1,450	$1.16	5d	1	0.29mi
3191 Bluebird Ln Decatur, GA	4.0	2.0	1300	$7,250	$5.58	24d	1	0.29mi
3395 Columbia Trce Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	0.31mi
3405 Cobbs Ferry Dr Unit 3405 Decatur, GA	3.0	2.0	1331	$1,550	$1.16	44d	1	0.32mi
1752 Lynn Ln Decatur, GA	3.0	2.0	1390	$1,950	$1.40	44d	1	0.40mi
3432 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	5d	1	0.41mi
3427 Jackson Dr Decatur, GA	3.0	2.0	1400	$1,900	$1.36	19d	1	0.43mi
3445 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	0.44mi
3485 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	0.47mi
1428 David Cir Unit A11 Decatur, GA	3.0	1.5	1362	$1,830	$1.34	44d	1	0.47mi
1387 Midview Dr Decatur, GA	3.0	1.0	1026	$1,750	$1.71	44d	1	0.50mi
1368 Alverado Way Decatur, GA	2.0	1.0	1088	$1,523	$1.40	44d	1	0.53mi
3024 Pasadena Dr Decatur, GA	3.0	2.0	1079	$1,993	$1.85	5d	1	0.60mi
3503 Misty Valley Rd Decatur, GA	3.0	1.5	984	$1,495	$1.52	24d	1	0.64mi
3010 Santa Monica Dr Decatur, GA	4.0	2.0	1392	$2,095	$1.51	44d	1	0.64mi
4100 Glenwood Rd Decatur, GA	1.0–2.0	1.0–1.5	925	$1,450	$1.57	5d	17	0.64mi
1855 Shamrock Dr Decatur, GA	3.0	2.0	1310	$1,771	$1.35	5d	1	0.65mi
1873 Shamrock Dr Decatur, GA	4.0	1.5	1492	$1,075	$0.72	5d	1	0.69mi
1598 San Gabriel Ave Decatur, GA	3.0	2.0	1451	$2,023	$1.39	24d	1	0.73mi
3405 Elgin Dr Decatur, GA	3.0	2.0	1198	$1,700	$1.42	44d	1	0.76mi
1693 San Gabriel Ave Decatur, GA	3.0	2.0	1265	$1,995	$1.58	4d	1	0.80mi
1689 San Gabriel Ave Decatur, GA	3.0	1.0	989	$1,450	$1.47	44d	1	0.81mi
3235 Beech Dr Decatur, GA	3.0	2.0	1264	$2,400	$1.90	44d	1	0.81mi
2939 Belvedere Ln Decatur, GA	3.0	1.5	1500	$1,595	$1.06	13d	1	0.84mi
2939 Belvedere Ln Decatur, GA	3.0	1.5	1500	$1,595	$1.06	10d	1	0.84mi
3579 Tulip Dr Decatur, GA	3.0	2.0	1075	$1,550	$1.44	24d	1	0.88mi
1932 Rosewood Rd Decatur, GA	4.0	2.5	1294	$1,120	$0.87	24d	1	0.89mi
1932 Rosewood Rd Decatur, GA	4.0	2.5	1215	$1,485	$1.22	13d	1	0.89mi
1953 Laurel Ln Decatur, GA	3.0	1.0	1202	$945	$0.79	21d	1	0.91mi
2873 White Oak Dr Decatur, GA	2.0	1.5	816	$1,800	$2.21	44d	1	0.98mi
1972 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,790	$1.48	44d	1	0.99mi
1150 Maple Walk Cir Decatur, GA	2.0	2.0	1050	$1,299	$1.24	24d	3	1.00mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,200	$0.99	17d	1	1.01mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1425	$1,000	$0.70	24d	1	1.01mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,490	$1.23	13d	1	1.01mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,100	$0.91	4d	1	1.01mi
1423 Dennis Dr Decatur, GA	3.0	1.0	1062	$1,200	$1.13	17d	1	1.01mi
3229 McAfee Rd Decatur, GA	3.0	1.0	1300	$1,600	$1.23	44d	1	1.02mi
2015 Oak Park Ln Decatur, GA	3.0	2.5	871	$1,400	$1.61	24d	1	1.03mi

Listing history 18 events

1. 2026-06-18
   days on market $207,000 Active 235 DOM
2. 2026-06-17
   days on market $207,000 Active 234 DOM
3. 2026-06-16
   days on market $207,000 Active 233 DOM
4. 2026-06-15
   days on market $207,000 Active 232 DOM
5. 2026-06-13
   days on market $207,000 Active 230 DOM
6. 2026-06-09
   days on market $207,000 Active 226 DOM
7. 2026-06-08
   days on market $207,000 Active 225 DOM
8. 2026-06-07
   days on market $207,000 Active 224 DOM
9. 2026-06-04
   days on market $207,000 Active 221 DOM
10. 2026-06-03
    days on market $207,000 Active 220 DOM
11. 2026-06-02
    days on market $207,000 Active 219 DOM
12. 2026-06-01
    days on market $207,000 Active 218 DOM
13. 2026-05-31
    days on market $207,000 Active 217 DOM
14. 2026-02-04
    price $207,000 521-char remark

    Show marketing remark (521 chars)

    Welcome home to this charming three-bedroom, one-bath full-brick ranch situated on a spacious lot in a quiet, established community. This well-maintained property offers timeless curb appeal and a comfortable, functional layout perfect for everyday living. Enjoy a bright and inviting living area, generous bedroom spaces, and a large yard ideal for outdoor entertaining or future expansion. Conveniently located near shopping, dining, and schools, this home combines charm, convenience, and value in one perfect package.

15. 2025-11-17
    price $239,900 521-char remark

    Show marketing remark (521 chars)

    Welcome home to this charming three-bedroom, one-bath full-brick ranch situated on a spacious lot in a quiet, established community. This well-maintained property offers timeless curb appeal and a comfortable, functional layout perfect for everyday living. Enjoy a bright and inviting living area, generous bedroom spaces, and a large yard ideal for outdoor entertaining or future expansion. Conveniently located near shopping, dining, and schools, this home combines charm, convenience, and value in one perfect package.

16. 2025-10-26
    listed $250,000 New 521-char remark

    Show marketing remark (521 chars)

    Welcome home to this charming three-bedroom, one-bath full-brick ranch situated on a spacious lot in a quiet, established community. This well-maintained property offers timeless curb appeal and a comfortable, functional layout perfect for everyday living. Enjoy a bright and inviting living area, generous bedroom spaces, and a large yard ideal for outdoor entertaining or future expansion. Conveniently located near shopping, dining, and schools, this home combines charm, convenience, and value in one perfect package.

17. 1995-10-16
    soldstatus $51,000
18. 1994-06-02
    soldstatus $38,000

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $1,904 · $159/mo
• Expected delta: +$1,253/yr (+$104/mo · 192.3%)

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

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 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,136
• − Mortgage interest: −$11,595
• − Property taxes: −$652
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$6,022
• Taxable loss: −$2,389
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $1,768/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.

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 — Belvedere Park

• Score: 68/100
• State rank: #153
• US rank: #9886

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment C Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belvedere Park, GA
• County: Dekalb County · 782,738 people
• City population: 42,812
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 42,948
• Household income: $62,765
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2097.0

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 (70%)
• Race & ethnicity: Black 70% White 18% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 7% · Canada, China, Guatemala
• Languages at home: 91% English-only · Spanish 4% Arabic 1% Other Indo-European 0%

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: ▼ -203.83%
• Current HPI: 221.0467
• Rent YoY: ▲ 1.34%
• 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

+444.7% since first listed

5 events — show timeline

• 2026-02-04 Price Changed $207,000 GAMLS
• 2025-11-17 Price Changed $239,900 GAMLS
• 2025-10-26 Listed $250,000 GAMLS
• 1995-10-16 Sold (Public Records) $51,000 Public Records
• 1994-06-02 Sold (Public Records) $38,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $652 · -10.2% YoY. Source: county tax records.