1667 Glencove Ave SE · Atlanta, GA 30317

$300,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 34 Days on market

Built 1948 7,840 sqft lot $302/sqft · 13% below area Est $346k · 13% 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).

• ARV discount +13.4/15.0
• Cash flow +11.0/30.0
• Livability +4.2/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +2.0/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning opportunity in Kirkwood, East Atlanta area!! This super adorable gem of a home is nestled in the highly sought after Kirkwood area of East Atl. This delightful 2 bedroom, 1 full bath home is brimming with potential and awaits your creative touch. With it's prime location, you'll enjoy a vibrant lifestyle surrounded by the best that East Atlanta has to offer!! Minutes away from the East Atl Golf Course, where the PBA is held. Enjoy sunny afternoons on the green or explore the nearby famous Grant Park & the Atlanta zoo. Enjoy a variety of charming communities & great restaurants along Memorial Dr & Glenwood. Perfect for foodies & social butterflies! This amazing location is minutes from downtown Atl & the Hartsfield airport. This home & neighborhood offers the perfect blend of suburban charm & urban accessibility. Home is a fantastic opportunity for anyone looking tro establish roots in one of East Atlanta's most vibrant neighborhoods. Whether you are an investor or looking for a fixer upper to transform into your dream home, don't let this prime property get away.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: Detached parking (1 space)
• Utilities: Public water; Public sewer; Underground utilities
• Home design: One level; Fixer condition
• Construction: Aluminum siding; Composition roof; Slab foundation; Built with aluminum siding
• Exterior features: Back yard fencing; Patio

Interior

• Kitchen: Gas oven
• Bedrooms: Two bedrooms on the main level; Bedroom features: None specified
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: One full bathroom (main level); Master bathroom: None specified
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: One fireplace; Aluminum window frames; Other interior features
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (30.9% below list).
• Recommended offer: $207k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.1% in Atlanta — 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 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-.
• 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: Ronald E Mcnair Discover Learning Academy Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 568 students, 100% FRL); Mcnair High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 768 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 4% at this address vs 24% district-wide (-19 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 soft (-2.1%/yr); 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 34 days — a 3% lower offer ($291k) 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 $210k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $207,310 (30.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.69% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 12.1

CMA / ARV

• ARV (median comp): $345,685
• List price: $300,000
• Delta: -13.22%
• 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
1667 Glencove Ave SE	0.00mi	2/1.0	992 (0%)	1mo	$210,000	$212	99
2081 Glenwood Ave SE	0.36mi	2/1.0	1,066 (+8%)	1mo	$320,000	$300	70
1722 Donnalee Ave SE	0.39mi	3/1.0 (+1)	1,066 (+8%)	4mo	$185,000	$174	61
2051 Glenwood Ave SE	0.35mi	3/2.0 (+1)	1,092 (+10%)	0mo	$220,000	$201	58
1821 Lomita Rd SE	0.38mi	2/1.0	850 (-14%)	3mo	$165,000	$194	56
188 Dearborn St SE	0.37mi	3/2.0 (+1)	1,088 (+10%)	4mo	$282,500	$260	54
654 Clifton Rd SE	0.73mi	2/2.0	995 (+0%)	10mo	$428,000	$430	53
65 Rogers St SE	0.64mi	3/1.0 (+1)	1,060 (+7%)	1mo	$350,000	$330	53
1794 Pennington Pl	0.53mi	3/2.0 (+1)	1,058 (+7%)	5mo	$285,000	$269	51
1597 Terry Mill Rd SE	0.43mi	3/2.0 (+1)	1,064 (+7%)	10mo	$330,000	$310	50
1907 Lomita Rd SE	0.56mi	3/2.0 (+1)	1,095 (+10%)	7mo	$349,900	$320	42
630 Clifton Rd SE	0.69mi	3/1.0 (+1)	1,128 (+14%)	1mo	$290,000	$257	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.25×
• Total profit: $-62,932
• Equity at exit: $44,731

10-year hold

• IRR: -24.3%
• Equity multiple: -0.06×
• Total profit: $-89,334
• Equity at exit: $25,939

Cash invested: $84,000 (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 30317

• Rents YoY: -2.1%
• Active inventory: 158
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$66 /mo · $798/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-127

Break-even live

Break-even rent $2,234

Max offer price $277,574

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1582 Lincoln Ave SE Atlanta, GA	3.0	1.0	975	$1,990	$2.04	44d	1	0.20mi
170 Color Cir Atlanta, GA	2.0	2.0	1120	$2,800	$2.50	24d	1	0.24mi
326 Wilkinson Dr SE Unit A Atlanta, GA	2.0	1.5	1028	$2,200	$2.14	44d	1	0.36mi
71 Howard St SE Atlanta, GA	1.0–2.0	1.0–2.0	1031	$2,611	$2.53	1d	9	0.38mi
183 Dearborn St SE Atlanta, GA	2.0	1.0	876	$2,300	$2.63	14d	1	0.39mi
1800 Memorial Dr SE Atlanta, GA	2.0	1.0	900	$1,300	$1.44	18d	1	0.43mi
1624 Terry Mill Rd SE Atlanta, GA	2.0	1.0	768	$1,700	$2.21	24d	1	0.52mi
149 Clay St SE Atlanta, GA	3.0	1.0	1095	$2,350	$2.15	24d	1	0.58mi
460 E Lake Blvd SE Atlanta, GA	1.0–2.0	1.0–2.0	1104	$1,699	$1.54	2d	6	0.59mi
277 Clifton St SE Atlanta, GA	1.0–3.0	1.0–3.5	1175	$2,683	$2.28	2d	7	0.60mi
2201 Glenwood Ave SE Atlanta, GA	2.0	1.0–2.0	819	$2,699	$3.30	21d	5	0.61mi
99 Norwood Ave NE Unit B Atlanta, GA	2.0	1.0	825	$1,795	$2.18	8d	1	0.68mi
9 Clay St SE Atlanta, GA	2.0	1.0	700	$1,299	$1.86	17d	1	0.75mi
23 Clifton St SE Atlanta, GA	2.0	1.0	1000	$2,200	$2.20	24d	1	0.78mi
23 Clifton St SE Atlanta, GA	2.0	1.0	1000	$2,200	$2.20	21d	1	0.78mi
773 Fayetteville Rd SE Atlanta, GA	3.0	2.0	1085	$2,100	$1.94	44d	1	0.79mi
1881 2nd Ave Decatur, GA	3.0	1.0–2.5	1010	$3,007	$2.98	2d	60	0.84mi
105 Rogers St NE Atlanta, GA	2.0	1.0–2.0	863	$2,544	$2.95	1d	27	0.86mi
112 Rogers St NE Atlanta, GA	1.0	1.0	805	$2,000	$2.48	11d	2	0.91mi
1986 Cogar Dr Decatur, GA	2.0	1.0	750	$1,300	$1.73	44d	1	1.03mi
615 3rd Ave Unit D15 Decatur, GA	2.0	1.0	875	$1,395	$1.59	24d	1	1.07mi
1876 DeKalb Ave NE Atlanta, GA	2.0	1.0	896	$5,000	$5.58	1d	1	1.09mi
615 3rd Ave Unit F24 Decatur, GA	2.0	1.0	875	$1,425	$1.63	44d	1	1.14mi
615 3rd Ave Decatur, GA	2.0	1.0	875	$1,395	$1.59	5d	2	1.14mi
1930 Flat Shoals Rd SE Atlanta, GA	1.0–2.0	1.0–1.5	1045	$1,479	$1.42	5d	17	1.17mi
285 Oxford Pl NE #1 Atlanta, GA	2.0	1.0	936	$1,995	$2.13	5d	1	1.18mi
285 Oxford Pl NE #2 Atlanta, GA	2.0	1.0	936	$1,895	$2.02	3d	1	1.18mi
255 Connecticut Ave NE Unit A Atlanta, GA	1.0	1.0	618	$1,750	$2.83	24d	1	1.18mi
250 Arizona Ave NE Atlanta, GA	1.0–2.0	1.0–2.5	1124	$2,689	$2.39	3d	4	1.20mi
2044 DeKalb Ave NE Unit A-1 Atlanta, GA	2.0	1.0	845	$1,245	$1.47	17d	1	1.22mi
2044 DeKalb Ave NE Unit 2054-L Atlanta, GA	1.0	1.0	550	$975	$1.77	24d	1	1.23mi
2044 DeKalb Ave NE Apt B4 Atlanta, GA	2.0	1.0	845	$1,300	$1.54	24d	1	1.24mi
123 Mayson Ave NE Apt E Atlanta, GA	2.0	2.0	1000	$1,995	$2.00	21d	1	1.24mi
123 Mayson Ave NE Atlanta, GA	2.0	2.0	1000	$1,995	$2.00	14d	1	1.24mi
123 Mayson Ave NE Apt E Atlanta, GA	2.0	2.0	1000	$1,995	$2.00	20d	1	1.24mi
117 Mayson Ave NE Atlanta, GA	2.0	2.0	1000	$1,850	$1.85	14d	1	1.24mi
117 Mayson Ave NE Unit G Atlanta, GA	2.0	2.0	1000	$1,850	$1.85	13d	1	1.24mi
117 Mayson Ave NE Unit G Atlanta, GA	2.0	2.0	1000	$1,795	$1.79	2d	1	1.24mi
1424 Hosea L Williams Dr NE Atlanta, GA	3.0	2.0	1125	$2,600	$2.31	5d	1	1.24mi
2040 DeKalb Ave NE Unit B-8 Atlanta, GA	2.0	1.0	875	$1,245	$1.42	17d	1	1.24mi

Listing history 8 events

1. 2026-06-04
   days on market $300,000 Active 34 DOM
2. 2026-06-03
   days on market $300,000 Active 33 DOM
3. 2026-06-02
   days on market $300,000 Active 32 DOM
4. 2026-06-01
   days on market $300,000 Active 31 DOM
5. 2026-05-31
   days on market $300,000 Active 30 DOM
6. 2026-05-01
   listed $300,000 New 1124-char remark

   Show marketing remark (1124 chars)

   Stunning opportunity in Kirkwood, East Atlanta area!! This super adorable gem of a home is nestled in the highly sought after Kirkwood area of East Atl. This delightful 2 bedroom, 1 full bath home is brimming with potential and awaits your creative touch. With it's prime location, you'll enjoy a vibrant lifestyle surrounded by the best that East Atlanta has to offer!! Minutes away from the East Atl Golf Course, where the PBA is held. Enjoy sunny afternoons on the green or explore the nearby famous Grant Park & the Atlanta zoo. Enjoy a variety of charming communities & great restaurants along Memorial Dr & Glenwood. Perfect for foodies & social butterflies! This amazing location is minutes from downtown Atl & the Hartsfield airport. This home & neighborhood offers the perfect blend of suburban charm & urban accessibility. Home is a fantastic opportunity for anyone looking tro establish roots in one of East Atlanta's most vibrant neighborhoods. Whether you are an investor or looking for a fixer upper to transform into your dream home, don't let this prime property get away.

7. 2026-05-01
   listed $300,000 Active 1124-char remark

   Show marketing remark (1124 chars)

   Stunning opportunity in Kirkwood, East Atlanta area!! This super adorable gem of a home is nestled in the highly sought after Kirkwood area of East Atl. This delightful 2 bedroom, 1 full bath home is brimming with potential and awaits your creative touch. With it's prime location, you'll enjoy a vibrant lifestyle surrounded by the best that East Atlanta has to offer!! Minutes away from the East Atl Golf Course, where the PBA is held. Enjoy sunny afternoons on the green or explore the nearby famous Grant Park & the Atlanta zoo. Enjoy a variety of charming communities & great restaurants along Memorial Dr & Glenwood. Perfect for foodies & social butterflies! This amazing location is minutes from downtown Atl & the Hartsfield airport. This home & neighborhood offers the perfect blend of suburban charm & urban accessibility. Home is a fantastic opportunity for anyone looking tro establish roots in one of East Atlanta's most vibrant neighborhoods. Whether you are an investor or looking for a fixer upper to transform into your dream home, don't let this prime property get away.

8. 1979-08-03
   soldstatus $18,500

ⓘ 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: $798 · $66/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$1,962/yr (+$164/mo · 246.1%)

ⓘ 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 · 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: $24,877
• − Mortgage interest: −$16,805
• − Property taxes: −$798
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$8,727
• Taxable loss: −$6,933
• Est. tax savings @ 24.0%: +$1,664
• After-tax cash flow: $140/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 — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 15,622
• Household income: $107,955
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 486.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Black 34% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 1% Dominican 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6%

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: ▼ -447.69%
• Current HPI: 328.6186
• Rent YoY: ▼ -2.12%
• 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

+1116.2% since first listed

6 events — show timeline

• 2026-05-26 Sold (Public Records) $224,990 Public Records
• 2026-05-26 Sold (MLS) $210,000 FMLS
• 2026-05-26 Sold (MLS) $210,000 GAMLS
• 2026-05-01 Listed $300,000 FMLS
• 2026-05-01 Listed $300,000 GAMLS
• 1979-08-03 Sold (Public Records) $18,500 Public Records

Property tax history

-2.9%/yr

Latest (2025): $798 · -5.6% YoY. Source: county tax records.