3255 Walnut St · Scottdale, GA 30079

$134,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 17 Days on market

Built 1966 0.35 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

ESTATE PROPERTY SOLD AS IS WITH NO SELLER'S PROPERTY DISCLOSURE STATEMENT. Charming ranch in highly sought after Scottdale offering a great opportunity for investors/builders. Conveniently located just minutes from the interstate, shopping, schools. With solid potential and an accessible location, this property is ready for it's new owner.

Key facts

• 0.35 acre lot
• Parking
• Built 1966

Property features AI

Exterior

• Parking: 1 total parking space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Sewer available
• Home design: One level; Resale property
• Construction: Brick 4 sides construction; Composition roof; Block foundation
• Exterior features: City street frontage; Asphalt road access

Interior

• Kitchen: Eat-in kitchen; Other appliances
• Bedrooms: 2 bedrooms on the main level; Roommate floor plan
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; Master bathroom with tub/shower combo; 1 main-level bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.3% in Scottdale — 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 79/100 on livability (#18 in GA, #2,327 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime A-; Watch: amenities F, health & safety 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: Robert Shaw Theme School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 343 students, 100% FRL); Clarkston High School (math 12% / reading 8%, grade F, #365 of 424 statewide, top 88%, 1,413 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: 72 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (10.0% local appreciation)).
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($133k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.30%
• DSCR: 1.77
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $319,200
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 Bay St	0.14mi	2/1.0	905 (-1%)	12mo	$190,000	$210	82
3230 Altacrest Dr	0.32mi	2/1.0	832 (-9%)	11mo	$150,000	$180	61
698 Windsor Ter	0.64mi	2/1.0	849 (-7%)	7mo	$315,000	$371	53
3056 Oakham Pl	0.68mi	2/1.0	853 (-6%)	7mo	$400,000	$469	52
710 Windsor Ter	0.66mi	2/1.0	872 (-4%)	15mo	$363,000	$416	50
2997 Longmeadow Dr	0.70mi	2/1.0	999 (+10%)	4mo	$350,000	$350	48
445 Brownell Ave	0.30mi	3/3.0 (+1)	1,031 (+13%)	11mo	$350,000	$339	42
398 3rd Ave	0.32mi	3/2.0 (+1)	1,025 (+12%)	21mo	$315,000	$307	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 3.86×
• Total profit: $108,085
• Equity at exit: $121,529

10-year hold

• IRR: 31.9%
• Equity multiple: 8.70×
• Total profit: $290,894
• Equity at exit: $262,081

Cash invested: $37,772 (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 30079

• Home prices YoY: 7.0%
• Active inventory: 72
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$707
• Tax from tax record: −$23 /mo · $282/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $544

Break-even live

Break-even rent $996

Max offer price $134,900

Occupancy floor 63%

Sensitivity live

Price	-10% $621	-5% $583	+0% $544	+5% $353	+10% $306
Rent	-10% $411	-5% $478	+0% $544	+5% $611	+10% $678
Rate	-1.0pp $612	-0.5pp $579	base $544	+0.5pp $510	+1.0pp $474

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3454 Rockbridge Rd SW Unit A Avondale Estates, GA	2.0	1.0	815	$995	$1.22	44d	1	0.39mi
327 N Clarendon Ave Unit B Scottdale, GA	1.0	1.0	620	$1,600	$2.58	44d	1	0.41mi
260 Northern Ave Avondale Estates, GA	1.0–3.0	1.0–2.0	1155	$1,148	$0.99	44d	4	0.58mi
750 Avondale Creek Dr Unit 238 Decatur, GA	1.0	1.0	708	$1,571	$2.22	44d	1	0.65mi
750 Avondale Creek Dr Unit 144 Decatur, GA	2.0	2.0	956	$1,816	$1.90	44d	1	0.65mi
750 Avondale Creek Dr Decatur, GA	2.0	1.0–2.0	732	$1,901	$2.60	2d	14	0.65mi
3330 Mountain Dr Decatur, GA	1.0–3.0	1.0–2.0	972	$1,527	$1.57	0d	27	0.65mi
387 Annie St Scottdale, GA	2.0	1.0	850	$1,423	$1.67	0d	1	0.72mi
397 Annie St Scottdale, GA	2.0	1.0	850	$1,423	$1.67	0d	1	0.72mi
3681 Pavilion Point Decatur, GA	2.0–4.0	1.0–2.0	1355	$1,600	$1.18	44d	1	0.76mi
3799 N Decatur Rd Decatur, GA	1.0–3.0	1.0–2.0	1087	$1,135	$1.04	0d	13	0.95mi
4151 Memorial Dr Decatur, GA	1.0–3.0	1.0–2.0	816	$1,570	$1.92	0d	143	1.07mi
723 Ford Pl Unit A Scottdale, GA	2.0	1.0	800	$1,400	$1.75	25d	1	1.08mi
721 Ford Pl Unit A Scottdale, GA	2.0	1.0	896	$1,450	$1.62	6d	1	1.08mi
774 Northern Ave Unit B14 Clarkston, GA	2.0	2.0	1100	$1,250	$1.14	0d	1	1.12mi
774 Northern Ave Unit A14 Clarkston, GA	2.0	2.0	1100	$1,250	$1.14	44d	1	1.12mi
774 Northern Ave Unit A16 Clarkston, GA	1.0	1.0	950	$995	$1.05	44d	1	1.14mi
3465 Kensington Rd Decatur, GA	1.0–2.0	1.0–1.5	850	$1,650	$1.94	18d	1	1.16mi
10 Rimington Ln Decatur, GA	1.0–3.0	1.0–2.0	1066	$1,712	$1.61	2d	13	1.22mi
703 Twin Oaks Dr Decatur, GA	1.0–2.0	1.0	970	$1,499	$1.55	3d	9	1.27mi
100 Grayson Pl Decatur, GA	1.0–2.0	1.0–2.0	930	$2,310	$2.48	0d	19	1.28mi
777 Valleybrook Xing Decatur, GA	1.0–2.0	1.0–2.0	1019	$1,499	$1.47	44d	1	1.28mi
220 N Arcadia Ave Decatur, GA	1.0	1.0	785	$1,585	$2.02	2d	5	1.34mi
100 Paces Park Dr Decatur, GA	1.0–3.0	1.0–2.0	1084	$1,786	$1.65	0d	19	1.35mi
2740 E College Ave Decatur, GA	2.0	1.0–2.0	1060	$2,595	$2.45	0d	22	1.39mi
792 Jolly Ave S Clarkston, GA	1.0–2.0	1.0–2.0	947	$1,100	$1.16	6d	12	1.39mi
2700 E College Ave Decatur, GA	1.0–2.0	1.0–2.0	955	$2,399	$2.51	0d	15	1.43mi
125 N Arcadia Ave Decatur, GA	2.0	1.0–2.0	918	$2,701	$2.94	2d	24	1.45mi
790 N Indian Creek Dr Clarkston, GA	1.0	1.0	700	$1,049	$1.50	4d	1	1.46mi
3900 Memorial Dr Decatur, GA	1.0–2.0	1.0–1.5	1050	$1,275	$1.21	13d	4	1.47mi
645 Dekalb Industrial Way Decatur, GA	1.0–2.0	1.0–2.0	1002	$2,188	$2.18	0d	9	1.50mi

Listing history 11 events

1. 2026-06-21
   statusdays on market $134,900 Active Under Contract 17 DOM
2. 2026-06-18
   days on market $134,900 Active 14 DOM
3. 2026-06-17
   days on market $134,900 Active 13 DOM
4. 2026-06-16
   days on market $134,900 Active 12 DOM
5. 2026-06-15
   days on market $134,900 Active 11 DOM
6. 2026-06-13
   days on market $134,900 Active 9 DOM
7. 2026-06-09
   days on market $134,900 Active 5 DOM
8. 2026-06-08
   days on market $134,900 Active 4 DOM
9. 2026-06-07
   days on market $134,900 Active 3 DOM
10. 2026-06-04
    remarks 341-char remark

    Show marketing remark (341 chars)

    ESTATE PROPERTY SOLD AS IS WITH NO SELLER'S PROPERTY DISCLOSURE STATEMENT. Charming ranch in highly sought after Scottdale offering a great opportunity for investors/builders. Conveniently located just minutes from the interstate, shopping, schools. With solid potential and an accessible location, this property is ready for it's new owner.

11. 2026-06-04
    listed $134,900 Active 1 DOM

    Show marketing remark (341 chars)

    ESTATE PROPERTY SOLD AS IS WITH NO SELLER'S PROPERTY DISCLOSURE STATEMENT. Charming ranch in highly sought after Scottdale offering a great opportunity for investors/builders. Conveniently located just minutes from the interstate, shopping, schools. With solid potential and an accessible location, this property is ready for it's new owner.

ⓘ 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: $282 · $23/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$959/yr (+$80/mo · 340.6%)

ⓘ 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 ≥104°F today · 17 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: $20,227
• − Mortgage interest: −$7,556
• − Property taxes: −$282
• − Insurance: −$674
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$3,924
• Taxable income: $4,553
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $5,441/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 — Scottdale

• Score: 79/100
• State rank: #18
• US rank: #2327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottdale, GA
• County: Dekalb County · 782,738 people
• City population: 4,831
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 4,831
• Household income: $82,500
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 353.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Black 40% White 22% Two or more races 19% Hispanic / Latino 17% Asian 16%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 17% · Canada, South Korea, Vietnam
• Languages at home: 78% English-only · Other Indo-European 14% Spanish 2% French/Haitian/Cajun 1%

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: ▲ 23.96%
• Current HPI: 368.6558
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $134,900 GAMLS
• 2026-06-04 Listed $134,900 FMLS

Property tax history

+4.4%/yr

Latest (2025): $282 · -3.9% YoY. Source: county tax records.