2464 Glenrock Dr · Candler-McAfee, GA 30032

$225,000

3 bd · 2.0 ba · 1,810 sqft · SingleFamily public records · 161 Days on market

Built 1963 0.27 ac lot $124/sqft · 32% below area Est $329k · 32% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Value-add opportunity in Decatur! This 3BR/2BA home sits on a spacious lot in an established neighborhood and has a solid foundation and strong structural bones. Property needs repairs and updates, offering a great opportunity for investors or buyers looking to renovate and build equity. Functional layout with generous living space and strong potential to modernize. Convenient location near shopping, dining, and major routes. Sold AS-IS.

Key facts

• Solid foundation
• Spacious lot
• Functional layout

Tags

• SPACIOUS LOT
• SOLID FOUNDATION
• STRONG STRUCTURAL BONES
• FUNCTIONAL LAYOUT
• GENEROUS LIVING SPACE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $186k (17.1% below list).
• Recommended offer: $186k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.2% in Candler-McAfee — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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); 431 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $2k of loan paydown is wiped out by about $7k 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 161 days — a 12% lower offer ($198k) 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.
• Current owner paid $104k; list at $225k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,485 (17.1% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (median comp): $328,743
• List price: $225,000
• Delta: -31.56%
• 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
3133 Columbia Woods Dr	0.11mi	4/2.0 (+1)	1,876 (+4%)	2mo	$340,000	$181	82
3222 Edgemont Way	0.11mi	3/2.0	1,943 (+7%)	10mo	$346,000	$178	74
3128 Columbia Woods Dr	0.13mi	4/2.5 (+1)	1,950 (+8%)	9mo	$340,000	$174	66
2545 Glenrock Dr	0.20mi	3/2.0	1,592 (-12%)	7mo	$295,000	$185	65
2550 Miriam Ln	0.54mi	3/3.0	1,894 (+5%)	0mo	$399,000	$211	63
2282 Green Forrest Dr	0.36mi	4/2.0 (+1)	1,700 (-6%)	7mo	$165,000	$97	62
3349 Toney Dr #2	0.30mi	4/2.0 (+1)	2,011 (+11%)	7mo	$180,000	$90	56
3349 Toney Dr	0.30mi	4/3.0 (+1)	2,011 (+11%)	3mo	$375,000	$186	56
2330 Green Forrest Dr	0.34mi	4/3.0 (+1)	1,616 (-11%)	6mo	$399,900	$247	53
2982 Toney Dr	0.68mi	3/2.0	1,614 (-11%)	2mo	$360,000	$223	49
2311 Springside Ln	0.69mi	3/2.0	2,074 (+15%)	2mo	$365,000	$176	42
2628 Miriam Ln	0.70mi	4/2.0 (+1)	1,971 (+9%)	10mo	$237,000	$120	39

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-30,647
• Equity at exit: $33,548

10-year hold

• IRR: -7.4%
• Equity multiple: 0.56×
• Total profit: $-27,719
• Equity at exit: $19,454

Cash invested: $63,000 (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: 431
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $141

Break-even live

Break-even rent $1,686

Max offer price $225,000

Occupancy floor 87%

Sensitivity live

Price	-10% $268	-5% $205	+0% $141	+5% $77	+10% $14
Rent	-10% $-6	-5% $67	+0% $141	+5% $215	+10% $288
Rate	-1.0pp $254	-0.5pp $198	base $141	+0.5pp $83	+1.0pp $23

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2336 Columbia Woods Ct Decatur, GA	4.0	2.0	1950	$1,970	$1.01	44d	1	0.27mi
3293 Abbeywood Dr Decatur, GA	3.0	2.0	1455	$1,650	$1.13	5d	1	0.37mi
3184 Gay Dr Decatur, GA	4.0	2.0	2000	$2,050	$1.02	0d	1	0.43mi
2223 Shamrock Dr Decatur, GA	4.0	2.5	1977	$2,100	$1.06	0d	1	0.51mi
2579 Charleston Ter Decatur, GA	3.0	2.5	1866	$2,095	$1.12	6d	1	0.52mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,393	$1.25	25d	1	0.58mi
3444 Sumter Pl Decatur, GA	3.0	2.5	1684	$1,995	$1.18	45d	1	0.59mi
3393 Woods Dr Decatur, GA	3.0	2.0	1598	$1,901	$1.19	0d	1	0.62mi
2929 Da Vinci Blvd Decatur, GA	3.0	2.5	2427	$2,300	$0.95	44d	1	0.64mi
2381 Charleston Ter Decatur, GA	3.0	2.5	2130	$2,125	$1.00	5d	1	0.73mi
3525 Oregon Trl Decatur, GA	3.0	2.0	1296	$1,825	$1.41	13d	1	0.92mi
3409 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,990	$1.37	44d	1	0.98mi
3229 McAfee Rd Decatur, GA	3.0	1.0	1300	$1,600	$1.23	44d	1	0.98mi
3415 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,895	$1.30	21d	1	0.99mi
3443 Hyland Dr Decatur, GA	3.0	2.0	1284	$2,000	$1.56	44d	1	1.03mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	0d	27	1.10mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1425	$1,000	$0.70	25d	1	1.12mi
2013 Yucca Dr Decatur, GA	3.0	2.0	2500	$1,650	$0.66	44d	1	1.13mi
2815 Rainbow Forest Dr Decatur, GA	3.0	2.0	1762	$1,000	$0.57	0d	1	1.14mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	18d	1	1.14mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	3d	11	1.14mi
3563 Newberry Trl Unit A11 Decatur, GA	3.0	2.5	1980	$1,940	$0.98	44d	1	1.15mi
3466 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,540	$0.81	12d	1	1.16mi
3467 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,000	$0.52	21d	1	1.19mi
1932 Rosewood Rd Decatur, GA	4.0	2.5	1294	$1,120	$0.87	25d	1	1.19mi
2410 Lafortune Dr Decatur, GA	3.0	2.0	2115	$1,973	$0.93	44d	1	1.24mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	44d	1	1.26mi
2741 Williamsburg Dr Decatur, GA	4.0	1.5	1508	$1,695	$1.12	44d	1	1.31mi
1873 Shamrock Dr Decatur, GA	4.0	1.5	1492	$1,075	$0.72	6d	1	1.33mi
1855 Shamrock Dr Decatur, GA	3.0	2.0	1310	$1,771	$1.35	6d	1	1.37mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	3d	51	1.40mi
3917 Leprechaun Ct Decatur, GA	4.0	2.0	2463	$2,280	$0.93	13d	1	1.42mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	0d	1	1.43mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	1.43mi
3379 Flat Shoals Rd Decatur, GA	2.0	2.5	1230	$1,512	$1.23	3d	9	1.45mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	19d	1	1.46mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	44d	1	1.47mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	44d	1	1.47mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	44d	1	1.48mi
3315 Flat Shoals Rd Decatur, GA	3.0	2.0	1765	$1,950	$1.10	44d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $225,000 Active 161 DOM
2. 2026-06-18
   days on market $225,000 Active 158 DOM
3. 2026-06-17
   days on market $225,000 Active 157 DOM
4. 2026-06-16
   days on market $225,000 Active 156 DOM
5. 2026-06-15
   days on market $225,000 Active 155 DOM
6. 2026-06-13
   days on market $225,000 Active 153 DOM
7. 2026-06-09
   days on market $225,000 Active 149 DOM
8. 2026-06-08
   days on market $225,000 Active 148 DOM
9. 2026-06-07
   days on market $225,000 Active 147 DOM
10. 2026-06-04
    days on market $225,000 Active 144 DOM
11. 2026-06-03
    days on market $225,000 Active 143 DOM
12. 2026-06-02
    days on market $225,000 Active 142 DOM
13. 2026-06-01
    days on market $225,000 Active 141 DOM
14. 2026-05-31
    days on market $225,000 Active 140 DOM
15. 2026-02-05
    status Back On Market 441-char remark

    Show marketing remark (441 chars)

    Value-add opportunity in Decatur! This 3BR/2BA home sits on a spacious lot in an established neighborhood and has a solid foundation and strong structural bones. Property needs repairs and updates, offering a great opportunity for investors or buyers looking to renovate and build equity. Functional layout with generous living space and strong potential to modernize. Convenient location near shopping, dining, and major routes. Sold AS-IS.

16. 2026-02-03
    historical 441-char remark

    Show marketing remark (441 chars)

    Value-add opportunity in Decatur! This 3BR/2BA home sits on a spacious lot in an established neighborhood and has a solid foundation and strong structural bones. Property needs repairs and updates, offering a great opportunity for investors or buyers looking to renovate and build equity. Functional layout with generous living space and strong potential to modernize. Convenient location near shopping, dining, and major routes. Sold AS-IS.

17. 2026-01-09
    listed $225,000 New 441-char remark

    Show marketing remark (441 chars)

    Value-add opportunity in Decatur! This 3BR/2BA home sits on a spacious lot in an established neighborhood and has a solid foundation and strong structural bones. Property needs repairs and updates, offering a great opportunity for investors or buyers looking to renovate and build equity. Functional layout with generous living space and strong potential to modernize. Convenient location near shopping, dining, and major routes. Sold AS-IS.

18. 1999-11-01
    soldstatus $104,000

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$1,368/yr (+$114/mo · 195.0%)

ⓘ 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 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $22,378
• − Mortgage interest: −$12,603
• − Property taxes: −$702
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$6,545
• Taxable loss: −$2,178
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $2,216/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 — Candler-McAfee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Candler-McAfee, 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

+116.3% since first listed

4 events — show timeline

• 2026-02-05 Relisted — GAMLS
• 2026-02-03 Listing Removed — GAMLS
• 2026-01-09 Listed $225,000 GAMLS
• 1999-11-01 Sold (Public Records) $104,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $702 · -4.3% YoY. Source: county tax records.