4211 Wingfoot Ct · Candler-McAfee, GA 30035

$215,000

3 bd · 2.5 ba · 1,392 sqft · Townhouse public records · 16 Days on market

Built 1990 4,356 sqft lot Est $269k · 20% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Total Freedom, Zero Fees: Your Modern Decatur Sanctuary Awaits! Break free from the rules and monthly costs of an HOA! This meticulously maintained Decatur gem offers a rare combination of modern luxury and absolute independence. With NO HOA fees and no restrictive covenants, you have the freedom to truly make this home your own while enjoying significant monthly savings. From the moment you pull into your private, dedicated driveway, you'll realize this isn't just a townhome-it's your personal estate. Step inside to a bright, open-concept interior that exudes contemporary style. Stunning luxury vinyl tile flooring flows throughout the main level, providing a high-end look that is as durable as it is beautiful. The heart of the home is the designer-inspired kitchen, anchored by a sleek breakfast bar that's perfect for morning coffee, casual meals, or serving as a social hub when friends drop by. Whether you're hosting a dinner party or enjoying a quiet night in, the seamless flow between the kitchen and living areas makes every moment effortless. The "wow" factor continues upstairs in the massive primary retreat. This oversized sanctuary is large enough for a king-sized bed and a private lounge area, offering a level of space and privacy rarely found in this price point. Complete with an elegant ensuite bathroom, it's the ultimate place to recharge. The secondary bedrooms are equally generous, providing the perfect footprint for family, guests, or a high-functioning home office. Your lifestyle extends to the private rear patio, an inviting outdoor oasis perfect for weekend grilling, al fresco dining, or simply relaxing in the fresh air. With a history of prideful upkeep, this home offers total peace of mind and incredible value. 4211 Wingfoot Ct is the perfect choice for first-time buyers, downsizers, or savvy investors who want the convenience of townhome living without the extra costs. Don't wait-this level of freedom and quality is hard to find!

Key facts

• Private rear patio
• Built 1990
• Listed 15 days

Tags

• PRIVATE DEDICATED DRIVEWAY
• DESIGNER INSPIRED KITCHEN
• LUXURY VINYL TILE FLOORING
• PRIVATE REAR PATIO
• ELEGANT ENSUITE BATHROOM

Property features AI

Finance

• Financial info: Single-unit community

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric: other; Other utilities
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Frame construction; Slab foundation; Other roof
• Exterior features: Rear porch; Other exterior features

Interior

• Kitchen: Breakfast bar; Dishwasher; Disposal
• Bedrooms: Three upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bathroom with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; One fireplace located in the living room; 1 common wall
• Laundry & utility: Laundry located in hall with a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $90 ($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 $187k (12.9% below list).
• Recommended offer: $187k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 D — 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.
• Zoned schools: Canby Lane Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 461 students, 100% FRL); Mary Mcleod Bethune Middle School (math 4% / reading 13%, grade F, #439 of 470 statewide, top 94%, 718 students, 100% FRL); Towers High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 764 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 34% of the median local income ($67k/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 16 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago 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 $72k; list at $215k implies a 199% 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 $187,202 (12.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (median comp): $269,099
• List price: $215,000
• Delta: -14.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2313 Wingfoot Pl	0.08mi	3/2.5	1,416 (+2%)	2mo	$150,000	$106	92
2365 Wingfoot Pl	0.07mi	3/2.5	1,352 (-3%)	18mo	$179,000	$132	77
2319 Wingfoot Pl	0.06mi	3/2.5	1,240 (-11%)	22mo	$160,000	$129	61

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-33,093
• Equity at exit: $32,057

10-year hold

• IRR: -11.3%
• Equity multiple: 0.38×
• Total profit: $-37,041
• Equity at exit: $18,589

Cash invested: $60,200 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 187
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $90

Break-even live

Break-even rent $1,759

Max offer price $215,000

Occupancy floor 90%

Sensitivity live

Price	-10% $211	-5% $150	+0% $90	+5% $29	+10% $-32
Rent	-10% $-58	-5% $16	+0% $90	+5% $164	+10% $237
Rate	-1.0pp $198	-0.5pp $144	base $90	+0.5pp $34	+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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	44d	1	0.04mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,600	$1.43	25d	1	0.05mi
2347 Greenway Dr Decatur, GA	3.0	2.0	1200	$1,975	$1.65	25d	1	0.13mi
4116 Snapfinger Way Decatur, GA	4.0	2.0	1334	$1,719	$1.29	44d	1	0.22mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	25d	1	0.28mi
4085 Canby Ln Decatur, GA	4.0	2.0	1400	$1,650	$1.18	44d	1	0.42mi
4010 Emerald Lake Dr Decatur, GA	2.0	2.0	1177	$1,500	$1.27	44d	1	0.43mi
4066 Marble Arch Ct Decatur, GA	3.0	2.0	1344	$1,800	$1.34	44d	1	0.60mi
4421 Wellington Ter Decatur, GA	3.0	2.5	1704	$1,880	$1.10	0d	1	0.62mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	0.69mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	0.70mi
2109 Newgate Dr Decatur, GA	3.0	2.5	1701	$1,850	$1.09	44d	1	0.78mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	44d	1	0.79mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,233	$1.22	0d	3	0.84mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	25d	1	0.84mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	44d	1	0.86mi
2161 Bedevere Cir Unit 2161A Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	0.97mi
3014 Bedevere Cir Unit 3014D Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	1.02mi
1995 Glenwood Downs Dr Decatur, GA	3.0	2.0	1564	$1,750	$1.12	6d	1	1.02mi
3000 Bedevere Cir Unit 3000F Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	1.03mi
3010 Bedevere Cir Unit 3010A Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	1.03mi
1985 Glenwood Downs Dr Decatur, GA	3.0	2.5	1460	$1,700	$1.16	21d	1	1.04mi
10 Friendly Hills Dr Decatur, GA	2.0	2.0	994	$1,534	$1.54	25d	1	1.08mi
3023 Arthurs Ct Unit 3023 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.09mi
3021 Arthurs Ct Unit 3021 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.09mi
3015 Arthurs Ct Unit 3015 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.09mi
3019 Arthurs Ct Unit 3019 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.09mi
3025 Arthurs Ct Unit 3025 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.09mi
3017 Arthurs Ct Unit 3017 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.09mi
2163 Bodwin Pl Unit 2163D Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	1.15mi
2165 Bodwin Pl Unit 2165E Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	1.15mi
2011 Bodwin Pl Unit 2011 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.15mi
2007 Bodwin Pl Unit 2007 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.15mi
1914 Bodwin Pl Unit 1914A Decatur, GA	2.0	2.0	1298	$1,450	$1.12	44d	1	1.15mi
1910 Bodwin Pl Unit 1910C Decatur, GA	2.0	2.0	1298	$1,450	$1.12	44d	1	1.17mi
2002 Arthurs Court Dr Unit 2002D Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	1.17mi
1998 Arthurs Court Dr Unit 1998 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.19mi
1998 Arthurs Court Dr Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.19mi
1908 Bodwin Pl Unit 1908F Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	1.19mi
1905 Bodwin Pl Unit 1905 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	1.23mi

Listing history 22 events

1. 2026-06-21
   days on market $215,000 Active 16 DOM
2. 2026-06-18
   days on market $215,000 Active 13 DOM
3. 2026-06-17
   days on market $215,000 Active 12 DOM
4. 2026-06-16
   days on market $215,000 Active 11 DOM
5. 2026-06-15
   days on market $215,000 Active 10 DOM
6. 2026-06-13
   days on market $215,000 Active 8 DOM
7. 2026-06-09
   days on market $215,000 Active 4 DOM
8. 2026-06-08
   days on market $215,000 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $215,000 Active 2 DOM
10. 2026-01-30
    price $230,995 723-char remark
11. 2026-01-30
    listed $230,995 Active 723-char remark
12. 2025-12-31
    status Back On Market 723-char remark
13. 2025-12-30
    historical 723-char remark
14. 2025-12-30
    historical
15. 2025-05-20
    listed $240,995 New 723-char remark
16. 2025-05-20
    listed $240,995 Active
17. 2025-05-19
    historical
18. 2025-05-19
    historical
19. 2024-12-05
    listed $240,995 Active
20. 2024-12-04
    listed $240,995 New
21. 1997-06-16
    soldstatus $72,000
22. 1993-04-19
    soldstatus $55,000

ⓘ 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: $2,067 · $172/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 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 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,464
• − Mortgage interest: −$12,043
• − Property taxes: −$2,067
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$6,255
• Taxable loss: −$2,570
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $1,692/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

• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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 (91%)
• Race & ethnicity: Black 91% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+290.9% since first listed

17 events — show timeline

• 2026-06-01 Listed $215,000 FMLS
• 2026-06-01 Listed $215,000 GAMLS
• 2026-05-29 Listing Removed — FMLS
• 2026-05-29 Listing Removed — GAMLS
• 2026-01-30 Price Changed $230,995 GAMLS
• 2026-01-30 Listed $230,995 FMLS
• 2025-12-31 Relisted — GAMLS
• 2025-12-30 Listing Removed — FMLS
• 2025-12-30 Listing Removed — GAMLS
• 2025-05-20 Listed $240,995 FMLS
• 2025-05-20 Listed $240,995 GAMLS
• 2025-05-19 Listing Removed — FMLS
• 2025-05-19 Listing Removed — GAMLS
• 2024-12-05 Listed $240,995 FMLS
• 2024-12-04 Listed $240,995 GAMLS
• 1997-06-16 Sold (Public Records) $72,000 Public Records
• 1993-04-19 Sold (Public Records) $55,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,067 · -13.0% YoY. Source: county tax records.