1825 Shadydale Ave SE · Atlanta, GA 30315

$165,000

3 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 27 Days on market

Built 1945 0.57 ac lot Est $191k · 14% under

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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 +24.7/30.0
• ARV discount +13.7/15.0
• DSCR +8.0/10.0
• 1% rule +6.7/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Atlanta Opportunity. Charming Move-in Ready starter home, rental or Airbnb with NO HOA in a perfect location near South Bend and Boulevard Crossing Parks, Southeast Trail BeltLine. Lakewood Amphitheater, Downtown Atlanta and minutes from I-85, I-20 and Hartsfield Jackson Airport, making commutes and travel a breeze. This 3 bedroom, 1.5 bathroom ranch home features an open concept floor plan, easy maintenance Luxury Vinyl Plank flooring throughout, easy access laundry room and a deck of the kitchen, great for enjoying your morning coffee or unwinding after a long day. The large, level backyard is a blank canvas ready to be transformed into your personal outdoor oasis, garden, or entertainment space. The unfinished basement can be used for storage or it can be finished for additional living space. This location puts you in the heart of the action. You're never far from the best of Atlanta!. Schedule your showing today and plant your roots (or your next investment) in this sought-after Atlanta pocket!

Key facts

• Move-in ready
• No hoa
• Deck of the kitchen

Tags

• MOVE-IN READY
• NO HOA
• OPEN CONCEPT FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• EASY ACCESS LAUNDRY ROOM
• DECK OF THE KITCHEN

Property features AI

Exterior

• Parking: Parking pad for two vehicles
• Utilities: Public water; Public sewer; Electricity (110 volts); Electricity, sewer and water available
• Home design: One level; Resale property
• Construction: Vinyl siding and wood siding (and other materials); Composition roof; Concrete perimeter foundation
• Exterior features: Rain gutters; Concrete road surface and city street frontage

Interior

• Kitchen: Stained cabinets; Eat-in kitchen; Electric range
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom; Primary bath with tub/shower combo; One main-level full bathroom; One main-level half bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fan(s)
• Interior features: Crown molding; Other interior details
• Laundry & utility: Main-level laundry; Unfinished basement (utility/storage potential)

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 $290 ($3k/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: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Thomas Heathe Slater Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 569 students, 100% FRL); Judson Price Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 283 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 5% at this address vs 32% district-wide (-26 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 378 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

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.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $43k; list at $165k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $191,418
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 Shadydale Ave SE	0.00mi	3/1.5	1,046 (0%)	0mo	$155,000	$148	98
5 Adair Ave SE	0.20mi	3/1.0	1,032 (-1%)	4mo	$140,000	$136	85
1970 Compton Dr SE	0.33mi	3/2.0	1,000 (-4%)	5mo	$239,500	$240	70
97 Harper Rd SE	0.55mi	3/1.5	1,025 (-2%)	1mo	$154,680	$151	68
1864 Shadydale Ave SE	0.08mi	3/2.0	1,184 (+13%)	4mo	$259,900	$220	67
209 Harper Rd SE	0.57mi	3/2.0	1,059 (+1%)	2mo	$253,000	$239	66
172 Meador Way SE	0.46mi	3/2.0	1,000 (-4%)	3mo	$138,900	$139	65
2361 Swallow Cir SE	0.60mi	3/2.0	1,025 (-2%)	1mo	$199,900	$195	64
71 Thayer Ave SE	0.74mi	3/2.0	1,066 (+2%)	2mo	$172,000	$161	56
366 Wyndham Way SE	0.62mi	3/1.0	1,147 (+10%)	2mo	$187,000	$163	54
1688 Oak Knoll Cir SE	0.61mi	3/2.0	1,160 (+11%)	2mo	$295,000	$254	48
1101 Oak Knoll Ter SE	0.50mi	3/2.0	901 (-14%)	4mo	$165,000	$183	46

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-7,725
• Equity at exit: $24,602

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $19,276
• Equity at exit: $14,266

Cash invested: $46,200 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$865
• Tax from tax record: −$249 /mo · $2,990/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $290

Break-even live

Break-even rent $1,568

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	18d	1	0.12mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,803	$1.66	21d	1	0.19mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	24d	1	0.43mi
340 Adelle St SE Atlanta, GA	3.0	1.0	1122	$1,500	$1.34	2d	1	0.46mi
41 Meldon Ave SE Atlanta, GA	4.0	1.5	1323	$1,495	$1.13	16d	1	0.51mi
250 Amal Dr SW #7009 Atlanta, GA	3.0	2.5	1440	$1,850	$1.28	7d	1	0.60mi
1754 Richmond Cir SE Atlanta, GA	2.0	2.0	1200	$1,750	$1.46	7d	2	0.60mi
76 Schell Rd SE Atlanta, GA	3.0	1.0	1080	$1,623	$1.50	24d	1	0.61mi
73 Polar Rock Rd SW Atlanta, GA	3.0	1.0	1098	$1,850	$1.68	10d	1	0.62mi
1515 Jonesboro Rd SE Atlanta, GA	3.0	2.0	1360	$2,300	$1.69	12d	1	0.63mi
1770 Richmond Cir SE Unit 1000E Atlanta, GA	2.0	2.0	1200	$1,365	$1.14	24d	1	0.63mi
1770 Richmond Cir SE Unit 500F Atlanta, GA	2.0	2.0	1200	$1,750	$1.46	24d	1	0.63mi
2145 Macon Dr SW Atlanta, GA	3.0	1.0	1059	$1,450	$1.37	24d	1	0.64mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	24d	1	0.64mi
245 Amal Dr SW #3004 Atlanta, GA	2.0	2.0	1402	$1,800	$1.28	21d	1	0.67mi
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,349	$1.42	21d	1	0.72mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	24d	1	0.72mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	15d	1	0.72mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	24d	1	0.75mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	14d	1	0.80mi
117 Thayer Ave SE Atlanta, GA	3.0	1.0	1241	$1,666	$1.34	13d	1	0.80mi
2197 Polar Rock Pl SW Atlanta, GA	3.0	2.5	1000	$2,700	$2.70	20d	1	0.83mi
2332 Baywood Dr SE Atlanta, GA	3.0	2.0	1100	$1,400	$1.27	17d	1	0.88mi
2019 Pryor Rd SW Atlanta, GA	2.0	2.5	1449	$2,600	$1.79	24d	1	0.89mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,728	$1.87	2d	6	0.89mi
2268 Polar Rock Pl SW Atlanta, GA	3.0	1.0	925	$1,575	$1.70	24d	1	0.95mi
402 McDonough Blvd SE Atlanta, GA	3.0	3.5	1270	$2,350	$1.85	24d	1	0.96mi
141 McDonough Blvd SE Atlanta, GA	3.0	2.0	1242	$2,250	$1.81	24d	1	0.98mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	24d	7	1.02mi
1777 Bond Dr SW Atlanta, GA	4.0	1.5	1043	$1,999	$1.92	24d	1	1.03mi
825 Hank Aaron Dr SW Atlanta, GA	2.0	2.0	861	$1,470	$1.71	24d	1	1.08mi
136 Hillsdale Dr SE Atlanta, GA	3.0	2.0	1075	$1,995	$1.86	24d	1	1.09mi
125 Milton Ave SE Atlanta, GA	2.0	1.0–2.0	965	$2,494	$2.58	1d	29	1.21mi
2000 Rambling Ln Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,514	$1.40	1d	8	1.29mi
1394 Cozy Cir SE Atlanta, GA	3.0	3.0	1500	$2,850	$1.90	13d	1	1.32mi
490 Lynnhaven Dr SW Atlanta, GA	3.0	2.0	1289	$2,395	$1.86	4d	1	1.35mi
672 Cassanova St SE Unit B Atlanta, GA	2.0	1.5	1245	$2,300	$1.85	17d	1	1.37mi
1267 Zucchini Cir SE Atlanta, GA	3.0	3.0	1500	$3,800	$2.53	24d	1	1.38mi
1267 Zucchini Cir SE Atlanta, GA	3.0	3.0	1500	$3,300	$2.20	7d	1	1.38mi
585 McWilliams Rd SE #104 Atlanta, GA	2.0	3.0	1500	$2,078	$1.39	19d	1	1.40mi

Listing history 8 events

1. 2026-05-14
   status Under Contract 1019-char remark

   Show marketing remark (1019 chars)

   Prime Atlanta Opportunity. Charming Move-in Ready starter home, rental or Airbnb with NO HOA in a perfect location near South Bend and Boulevard Crossing Parks, Southeast Trail BeltLine. Lakewood Amphitheater, Downtown Atlanta and minutes from I-85, I-20 and Hartsfield Jackson Airport, making commutes and travel a breeze. This 3 bedroom, 1.5 bathroom ranch home features an open concept floor plan, easy maintenance Luxury Vinyl Plank flooring throughout, easy access laundry room and a deck of the kitchen, great for enjoying your morning coffee or unwinding after a long day. The large, level backyard is a blank canvas ready to be transformed into your personal outdoor oasis, garden, or entertainment space. The unfinished basement can be used for storage or it can be finished for additional living space. This location puts you in the heart of the action. You're never far from the best of Atlanta!. Schedule your showing today and plant your roots (or your next investment) in this sought-after Atlanta pocket!

2. 2026-05-14
   status Pending

   Show marketing remark (1019 chars)

   Prime Atlanta Opportunity. Charming Move-in Ready starter home, rental or Airbnb with NO HOA in a perfect location near South Bend and Boulevard Crossing Parks, Southeast Trail BeltLine. Lakewood Amphitheater, Downtown Atlanta and minutes from I-85, I-20 and Hartsfield Jackson Airport, making commutes and travel a breeze. This 3 bedroom, 1.5 bathroom ranch home features an open concept floor plan, easy maintenance Luxury Vinyl Plank flooring throughout, easy access laundry room and a deck of the kitchen, great for enjoying your morning coffee or unwinding after a long day. The large, level backyard is a blank canvas ready to be transformed into your personal outdoor oasis, garden, or entertainment space. The unfinished basement can be used for storage or it can be finished for additional living space. This location puts you in the heart of the action. You're never far from the best of Atlanta!. Schedule your showing today and plant your roots (or your next investment) in this sought-after Atlanta pocket!

3. 2026-04-17
   listed $165,000 New 1019-char remark

   Show marketing remark (1019 chars)

   Prime Atlanta Opportunity. Charming Move-in Ready starter home, rental or Airbnb with NO HOA in a perfect location near South Bend and Boulevard Crossing Parks, Southeast Trail BeltLine. Lakewood Amphitheater, Downtown Atlanta and minutes from I-85, I-20 and Hartsfield Jackson Airport, making commutes and travel a breeze. This 3 bedroom, 1.5 bathroom ranch home features an open concept floor plan, easy maintenance Luxury Vinyl Plank flooring throughout, easy access laundry room and a deck of the kitchen, great for enjoying your morning coffee or unwinding after a long day. The large, level backyard is a blank canvas ready to be transformed into your personal outdoor oasis, garden, or entertainment space. The unfinished basement can be used for storage or it can be finished for additional living space. This location puts you in the heart of the action. You're never far from the best of Atlanta!. Schedule your showing today and plant your roots (or your next investment) in this sought-after Atlanta pocket!

4. 2026-04-17
   listed $165,000 Active

   Show marketing remark (1019 chars)

   Prime Atlanta Opportunity. Charming Move-in Ready starter home, rental or Airbnb with NO HOA in a perfect location near South Bend and Boulevard Crossing Parks, Southeast Trail BeltLine. Lakewood Amphitheater, Downtown Atlanta and minutes from I-85, I-20 and Hartsfield Jackson Airport, making commutes and travel a breeze. This 3 bedroom, 1.5 bathroom ranch home features an open concept floor plan, easy maintenance Luxury Vinyl Plank flooring throughout, easy access laundry room and a deck of the kitchen, great for enjoying your morning coffee or unwinding after a long day. The large, level backyard is a blank canvas ready to be transformed into your personal outdoor oasis, garden, or entertainment space. The unfinished basement can be used for storage or it can be finished for additional living space. This location puts you in the heart of the action. You're never far from the best of Atlanta!. Schedule your showing today and plant your roots (or your next investment) in this sought-after Atlanta pocket!

5. 2019-09-04
   historical
6. 2019-07-15
   listed $128,000 New
7. 1984-11-15
   soldstatus $43,000
8. 1983-11-21
   soldstatus $25,000

ⓘ 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: $2,990 · $249/mo
• Projected year-2 tax: $2,990 · $249/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 8/10 Severe FEMA zone X (unshaded) · 78% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,222
• − Mortgage interest: −$9,243
• − Property taxes: −$2,990
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$4,800
• Taxable income: $983
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $3,245/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: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 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

• Census place: Atlanta, GA
• County: Fulton County · 1,094,430 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

+560.0% since first listed

8 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-14 Pending — FMLS
• 2026-04-17 Listed $165,000 FMLS
• 2026-04-17 Listed $165,000 GAMLS
• 2019-09-04 Listing Removed — GAMLS
• 2019-07-15 Listed $128,000 GAMLS
• 1984-11-15 Sold (Public Records) $43,000 Public Records
• 1983-11-21 Sold (Public Records) $25,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,990 · +5.6% YoY. Source: county tax records.