2686 Shadowbrook Dr · Candler-McAfee, GA 30034

$264,900

4 bd · 2.5 ba · 2,150 sqft · SingleFamily public records · 43 Days on market

Built 1969 0.37 ac lot $123/sqft · 5% above area Est $310k · 15% 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 +14.0/15.0
• Cash flow +8.4/30.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4BR/2.5BA home in the established Shadowbrook community of Decatur. Features include a bright living room, formal dining area, and a functional kitchen with ample cabinet space. The cozy family room offers a fireplace, perfect for relaxing or entertaining. Generously sized bedrooms provide comfort and flexibility. Enjoy a large backyard ideal for outdoor gatherings. Conveniently located near schools, shopping, and major highways, offering easy access to Atlanta. Great opportunity for homeowners or investors seeking value and space in a well-established neighborhood.

Key facts

• Functional kitchen
• Living room
• Dining area

Tags

• LIVING ROOM
• DINING AREA
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• FAMILY ROOM
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (19.3% below list).
• Recommended offer: $214k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Candler-McAfee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising (+2.2%/yr); 355 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 40% of the median local income ($64k/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 $8k 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 43 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $265k implies a 179% 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 $213,687 (19.3% 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 43 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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: 0.81% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 10.3

CMA / ARV

• ARV (median comp): $309,877
• List price: $264,900
• Delta: -14.51%
• 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
2587 Rainover Trl	0.30mi	4/2.5	2,097 (-2%)	3mo	$331,000	$158	80
3968 Rainover Dr	0.20mi	4/2.5	2,300 (+7%)	2mo	$305,000	$133	78
2580 Star Ln	0.27mi	4/2.5	2,028 (-6%)	10mo	$295,000	$145	70
2860 Cocklebur Cove Ct	0.57mi	4/2.5	2,086 (-3%)	10mo	$260,000	$125	60
4023 Snapfinger Way	0.72mi	4/2.5	2,112 (-2%)	8mo	$305,000	$144	57
2920 Greenspan Ct	0.59mi	4/2.5	1,949 (-9%)	8mo	$170,000	$87	50
2559 Raindrop Ct	0.57mi	4/3.0	1,864 (-13%)	1mo	$315,000	$169	49
2575 Raindrop Ct	0.54mi	3/2.5 (-1)	1,876 (-13%)	1mo	$309,500	$165	48
3797 Leprechaun Ct	0.67mi	4/2.5	2,456 (+14%)	3mo	$325,000	$132	42
4312 Pleasant Forest Dr	0.71mi	4/2.0	1,902 (-12%)	8mo	$215,000	$113	39
3743 Tree Bark Trl	0.73mi	4/3.0	2,422 (+13%)	10mo	$310,000	$128	35
3789 Leprechaun Ct	0.69mi	4/4.5	2,463 (+15%)	2mo	$225,000	$91	34

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-59,754
• Equity at exit: $39,497

10-year hold

• IRR: -21.1%
• Equity multiple: -0.06×
• Total profit: $-78,257
• Equity at exit: $22,904

Cash invested: $74,172 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 355
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$427 /mo · $5,121/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-238

Break-even live

Break-even rent $2,438

Max offer price $222,821

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-163	+0% $-238	+5% $-313	+10% $-388
Rent	-10% $-407	-5% $-323	+0% $-238	+5% $-154	+10% $-69
Rate	-1.0pp $-105	-0.5pp $-171	base $-238	+0.5pp $-307	+1.0pp $-377

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3917 Leprechaun Ct Decatur, GA	4.0	2.0	2463	$2,280	$0.93	13d	1	0.52mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	0.72mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	0.74mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	44d	1	0.76mi
2351 Emerald Falls Dr Decatur, GA	3.0	2.0	2400	$1,696	$0.71	44d	1	0.93mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	44d	1	0.98mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	17d	1	0.99mi
2815 Rainbow Forest Dr Decatur, GA	3.0	2.0	1762	$1,000	$0.57	0d	1	0.99mi
2248 Emerald Springs Dr Decatur, GA	3.0	2.0	1918	$1,870	$0.97	44d	1	1.00mi
3651 Columbia Pkwy Decatur, GA	3.0	2.0	1958	$1,920	$0.98	44d	1	1.02mi
3009 Donavan Way Decatur, GA	3.0	2.5	2025	$1,850	$0.91	25d	1	1.04mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	25d	1	1.04mi
4203 Wesley Hall Ln Decatur, GA	4.0	3.0	2457	$2,461	$1.00	6d	1	1.05mi
4033 Emerald North Cir Decatur, GA	4.0	2.5	2000	$2,061	$1.03	17d	1	1.08mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	25d	1	1.16mi
4085 Canby Ln Decatur, GA	4.0	2.0	1400	$1,650	$1.18	44d	1	1.17mi
3170 Sherwood Oaks Ct Decatur, GA	4.0	2.5	2987	$3,200	$1.07	0d	1	1.21mi
2381 Charleston Ter Decatur, GA	3.0	2.5	2130	$2,125	$1.00	5d	1	1.22mi
4111 Northstrand Dr Decatur, GA	3.0	3.0	2173	$2,031	$0.93	13d	1	1.28mi
2884 Thompson Cir Decatur, GA	4.0	3.5	2868	$6,400	$2.23	25d	1	1.35mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	44d	1	1.36mi
3920 Wedgefield Cir Decatur, GA	4.0	3.0	2325	$2,500	$1.08	25d	1	1.36mi
3563 Newberry Trl Unit A11 Decatur, GA	3.0	2.5	1980	$1,940	$0.98	44d	1	1.36mi
2109 Newgate Dr Decatur, GA	3.0	2.5	1701	$1,850	$1.09	44d	1	1.37mi
3491 Albatross Ct Decatur, GA	4.0	3.5	2428	$2,211	$0.91	13d	1	1.38mi
3444 Sumter Pl Decatur, GA	3.0	2.5	1684	$1,995	$1.18	45d	1	1.40mi
3467 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,000	$0.52	21d	1	1.40mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	44d	1	1.42mi
3466 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,540	$0.81	12d	1	1.42mi
3622 Woods Dr Decatur, GA	4.0	3.0	2667	$3,020	$1.13	6d	1	1.43mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	2d	1	1.47mi
2579 Charleston Ter Decatur, GA	3.0	2.5	1866	$2,095	$1.12	6d	1	1.49mi

Listing history 6 events

1. 2026-05-31
   status $264,900 Under Contract 43 DOM
2. 2026-04-17
   listed $264,900 New 581-char remark

   Show marketing remark (581 chars)

   Spacious 4BR/2.5BA home in the established Shadowbrook community of Decatur. Features include a bright living room, formal dining area, and a functional kitchen with ample cabinet space. The cozy family room offers a fireplace, perfect for relaxing or entertaining. Generously sized bedrooms provide comfort and flexibility. Enjoy a large backyard ideal for outdoor gatherings. Conveniently located near schools, shopping, and major highways, offering easy access to Atlanta. Great opportunity for homeowners or investors seeking value and space in a well-established neighborhood.

3. 2011-03-01
   price $35,000 Reduced
4. 1994-06-16
   soldstatus $95,000
5. 1994-06-03
   soldstatus $95,000
6. 1983-08-19
   soldstatus $67,900

ⓘ 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: $5,121 · $427/mo
• Projected year-2 tax: $5,121 · $427/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 ≥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: $25,642
• − Mortgage interest: −$14,839
• − Property taxes: −$5,121
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$7,706
• Taxable loss: −$7,451
• Est. tax savings @ 24.0%: +$1,788
• After-tax cash flow: $-1,070/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): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 93% English-only · 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+290.1% since first listed

5 events — show timeline

• 2026-04-17 Listed $264,900 GAMLS
• 2011-03-01 Price Changed $35,000 GAMLS
• 1994-06-16 Sold (Public Records) $95,000 Public Records
• 1994-06-03 Sold (Public Records) $95,000 Public Records
• 1983-08-19 Sold (Public Records) $67,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,121 · -0.0% YoY. Source: county tax records.