2712 Amelia Ave · Belvedere Park, GA 30032

$164,900

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 157 Days on market

Built 1957 0.39 ac lot $142/sqft · 50% below area

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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 +14.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +4.4/10.0
• Livability +3.4/5.0
• 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

Charming ranch home with 3 bedrooms and 1 bathroom. This home includes a comfortable living area with a fireplace and a functional kitchen layout. Home sits on a spacious lot and has an attached carport.

Key facts

• Attached carport
• Spacious lot
• Fireplace

Tags

• FIREPLACE
• FUNCTIONAL KITCHEN LAYOUT
• SPACIOUS LOT
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $32 ($380/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.6% 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: amenities F, commute 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: Peachcrest Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 677 students, 100% FRL); The Champion Middle Theme School (math 21% / reading 52%, grade F, #167 of 470 statewide, top 38%, 751 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.
• 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 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 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 $5k 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 157 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.03% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 8.1

CMA / ARV

• ARV (median comp): $332,493
• List price: $164,900
• Delta: -50.40%
• 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
2712 Joyce Ave	0.15mi	3/2.0	1,095 (-6%)	2mo	$300,000	$274	78
1767 Thomas St	0.15mi	3/1.0	1,042 (-10%)	2mo	$167,500	$161	74
2822 Joyce Ave	0.31mi	3/1.0	1,000 (-14%)	1mo	$185,000	$185	62
2913 Santa Monica Dr	0.49mi	3/2.0	1,209 (+4%)	5mo	$321,038	$266	62
2529 Amelia Ave	0.44mi	3/2.0	1,247 (+8%)	2mo	$365,000	$293	61
1909 Meadow Ln	0.65mi	3/2.0	1,175 (+1%)	4mo	$208,000	$177	60
2545 Saint Patrick St SE	0.69mi	3/1.0	1,080 (-7%)	1mo	$235,000	$218	56
2769 Glenvalley Dr	0.33mi	3/2.0	1,331 (+15%)	2mo	$340,000	$255	54
2628 Northview Ave	0.49mi	3/1.0	1,024 (-12%)	5mo	$130,000	$127	54
2502 E Tupelo St SE	0.70mi	3/1.0	1,080 (-7%)	5mo	$300,000	$278	52
1884 Meadow Ln	0.64mi	2/1.0 (-1)	1,090 (-6%)	5mo	$163,900	$150	51
2812 Mitchell Dr	0.55mi	3/1.0	1,002 (-14%)	5mo	$172,000	$172	47

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: -17.0%
• Equity multiple: 0.41×
• Total profit: $-27,361
• Equity at exit: $24,587

10-year hold

• IRR: -12.7%
• Equity multiple: 0.31×
• Total profit: $-31,760
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$865
• Tax from tax record: −$374 /mo · $4,485/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $32

Break-even live

Break-even rent $1,655

Max offer price $164,900

Occupancy floor 93%

Sensitivity live

Price	-10% $125	-5% $78	+0% $32	+5% $-15	+10% $-62
Rent	-10% $-102	-5% $-35	+0% $32	+5% $99	+10% $166
Rate	-1.0pp $115	-0.5pp $74	base $32	+0.5pp $-11	+1.0pp $-55

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2721 White Oak Dr Decatur, GA	1.0–2.0	1.0–1.5	975	$1,190	$1.22	45d	3	0.03mi
2706 White Oak Dr Decatur, GA	3.0	2.0	1274	$2,175	$1.71	22d	1	0.08mi
2706 White Oak Dr Decatur, GA	3.0	2.0	1274	$2,175	$1.71	1d	1	0.08mi
2758 Amelia Ave Decatur, GA	2.0	1.0	850	$1,500	$1.76	14d	1	0.10mi
2771 White Oak Dr Decatur, GA	3.0	2.0	1032	$1,524	$1.48	7d	2	0.13mi
2674 Joyce Ave Decatur, GA	3.0	1.0	1014	$1,044	$1.03	22d	1	0.18mi
1627 Line Cir Unit 4 Decatur, GA	2.0	1.0	1000	$1,295	$1.29	45d	1	0.19mi
1630 Line St Unit 1 Decatur, GA	2.0	1.0	900	$895	$0.99	17d	1	0.20mi
1610 Line St Decatur, GA	2.0	1.0	950	$1,350	$1.42	45d	1	0.25mi
1607 Line Cir Apt 2 Decatur, GA	2.0	1.0	850	$950	$1.12	19d	1	0.25mi
1596 Line Cir Apt 1 Decatur, GA	2.0	1.0	966	$995	$1.03	3d	1	0.29mi
2577 Eastwood Dr Decatur, GA	3.0	2.0	1075	$1,700	$1.58	20d	1	0.34mi
2577 Eastwood Dr Decatur, GA	3.0	2.0	1075	$1,700	$1.58	26d	1	0.34mi
2873 White Oak Dr Decatur, GA	2.0	1.5	816	$1,800	$2.21	45d	1	0.37mi
3529 Robins Landing Way Decatur, GA	1.0–4.0	1.0–2.0	1042	$1,443	$1.38	1d	36	0.42mi
3529 Robins Landing Way Decatur, GA	1.0–3.0	1.0–2.0	982	$1,677	$1.71	45d	26	0.42mi
3106 Memorial Dr Atlanta, GA	3.0	1.0–2.0	802	$1,850	$2.31	19d	9	0.50mi
3106 Memorial Dr SE Unit G203 Atlanta, GA	3.0	2.0	1185	$1,850	$1.56	45d	1	0.54mi
3106 Memorial Dr SE Unit N204 Atlanta, GA	2.0	1.0	915	$1,695	$1.85	45d	1	0.54mi
1689 San Gabriel Ave Decatur, GA	3.0	1.0	989	$1,450	$1.47	45d	1	0.54mi
1693 San Gabriel Ave Decatur, GA	3.0	2.0	1265	$1,995	$1.58	5d	1	0.55mi
1972 Don Juan Ln Decatur, GA	3.0	1.5	1224	$1,799	$1.47	45d	1	0.61mi
1711 Candler Rd Decatur, GA	2.0	1.0	936	$1,860	$1.99	45d	1	0.61mi
1622 Venice Dr SE Atlanta, GA	3.0	1.0	1080	$1,675	$1.55	45d	1	0.61mi
1598 San Gabriel Ave Decatur, GA	3.0	2.0	1451	$2,023	$1.39	26d	1	0.66mi
1994 Don Juan Ln Decatur, GA	2.0	2.0	1200	$1,495	$1.25	14d	1	0.66mi
1994 Don Juan Ln Decatur, GA	2.0	2.0	1200	$1,495	$1.25	1d	1	0.66mi
3010 Santa Monica Dr Decatur, GA	4.0	2.0	1392	$2,095	$1.51	45d	1	0.72mi
2931 Glenwood Ave SE Atlanta, GA	2.0	1.0	865	$1,750	$2.02	45d	1	0.74mi
2912 Glenwood Ave SE Atlanta, GA	2.0	1.0	1063	$1,650	$1.55	0d	1	0.75mi
2039 Nettie Ct Unit RT Decatur, GA	3.0	1.0	974	$1,600	$1.64	26d	1	0.76mi
2939 Belvedere Ln Decatur, GA	3.0	1.5	1500	$1,595	$1.06	14d	1	0.77mi
2939 Belvedere Ln Decatur, GA	3.0	1.5	1500	$1,595	$1.06	12d	1	0.77mi
251 Candler Rd SE Atlanta, GA	2.0	1.0	850	$1,305	$1.54	18d	1	0.78mi
3024 Pasadena Dr Decatur, GA	3.0	2.0	1079	$1,958	$1.81	1d	1	0.80mi
1930 Normal St Decatur, GA	4.0	2.0	1459	$1,850	$1.27	45d	1	0.81mi
2110 Dellwood Pl Decatur, GA	2.0	1.0	1000	$1,550	$1.55	45d	1	0.97mi
531 Allendale Dr Decatur, GA	3.0	2.0	888	$2,100	$2.36	45d	1	1.00mi
1966 Glendale Dr Decatur, GA	3.0	2.0	1211	$800	$0.66	1d	1	1.10mi
1972 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,790	$1.48	45d	1	1.11mi

Listing history 15 events

1. 2026-06-21
   statusdays on market $164,900 Under Contract 157 DOM
2. 2026-06-18
   days on market $164,900 Back On Market 155 DOM
3. 2026-06-17
   days on market $164,900 Back On Market 154 DOM
4. 2026-06-16
   status $164,900 Back On Market 153 DOM
5. 2026-06-02
   status $164,900 Under Contract 153 DOM
6. 2026-06-01
   days on market $164,900 Active 153 DOM
7. 2026-05-31
   days on market $164,900 Active 152 DOM
8. 2026-05-12
   price $164,900 203-char remark

   Show marketing remark (203 chars)

   Charming ranch home with 3 bedrooms and 1 bathroom. This home includes a comfortable living area with a fireplace and a functional kitchen layout. Home sits on a spacious lot and has an attached carport.

9. 2026-03-12
   price $179,900 203-char remark

   Show marketing remark (203 chars)

   Charming ranch home with 3 bedrooms and 1 bathroom. This home includes a comfortable living area with a fireplace and a functional kitchen layout. Home sits on a spacious lot and has an attached carport.

10. 2026-02-25
    price $194,900 203-char remark

    Show marketing remark (203 chars)

    Charming ranch home with 3 bedrooms and 1 bathroom. This home includes a comfortable living area with a fireplace and a functional kitchen layout. Home sits on a spacious lot and has an attached carport.

11. 2025-12-30
    listed $199,900 New 203-char remark

    Show marketing remark (203 chars)

    Charming ranch home with 3 bedrooms and 1 bathroom. This home includes a comfortable living area with a fireplace and a functional kitchen layout. Home sits on a spacious lot and has an attached carport.

12. 2022-02-24
    soldstatus $4,479,001
13. 2017-07-24
    soldstatus $1,097,900
14. 2014-10-15
    soldstatus $735,800
15. 2014-01-14
    soldstatus $58,000

ⓘ 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: $4,485 · $374/mo
• Projected year-2 tax: $4,485 · $374/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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,337
• − Mortgage interest: −$9,237
• − Property taxes: −$4,485
• − Insurance: −$824
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$4,797
• Taxable loss: −$2,260
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $922/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

+184.3% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $164,900 GAMLS
• 2026-03-12 Price Changed $179,900 GAMLS
• 2026-02-25 Price Changed $194,900 GAMLS
• 2025-12-30 Listed $199,900 GAMLS
• 2022-02-24 Sold (Public Records) $4,479,001 Public Records
• 2017-07-24 Sold (Public Records) $1,097,900 Public Records
• 2014-10-15 Sold (Public Records) $735,800 Public Records
• 2014-01-14 Sold (Public Records) $58,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,485 · -3.7% YoY. Source: county tax records.