1932 Janet Ln · Candler-McAfee, GA 30035

$110,000

3 bd · 1.5 ba · 1,983 sqft · SingleFamily public records · 82 Days on market

Built 1963 0.42 ac lot $55/sqft · 61% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors this could be your opportunity!! This home is full of potential with designing out a brand-new home, has a solid foundation with level front and back yard. Home is sold as-is. Condition of the home is a previous fire damage.

Key facts

• 0.42 acre lot
• Built 1963
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 4.2% in Candler-McAfee — 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: area grade B — 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 flat; 180 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 34% of the median local income ($67k/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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $110k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.32%
• DSCR: 2.17
• GRM: 4.8

CMA / ARV

• ARV (median comp): $284,399
• List price: $110,000
• Delta: -61.32%
• 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
1888 Janet Ln	0.11mi	4/2.5 (+1)	2,015 (+2%)	5mo	$175,000	$87	79
1968 Copperfield Cir	0.34mi	4/2.0 (+1)	2,072 (+4%)	2mo	$219,000	$106	68
1939 Copperfield Cir	0.29mi	4/2.5 (+1)	1,974 (-0%)	15mo	$237,000	$120	64
2085 Treehaven Ct	0.43mi	3/2.5	1,846 (-7%)	3mo	$330,000	$179	62
4148 Emerald North Dr	0.67mi	4/2.5 (+1)	1,975 (-0%)	9mo	$301,400	$153	52
4201 Northstrand Dr	0.66mi	4/2.5 (+1)	1,973 (-0%)	14mo	$270,000	$137	48
3975 Northstrand Dr	0.72mi	4/2.5 (+1)	1,864 (-6%)	2mo	$289,500	$155	46
4183 Northstrand Dr	0.63mi	3/2.5	1,778 (-10%)	11mo	$245,000	$138	40
3930 Wedgefield Cir	0.63mi	4/2.5 (+1)	1,762 (-11%)	12mo	$229,000	$130	33
2109 Newgate Dr	0.58mi	3/2.5	1,701 (-14%)	17mo	$175,000	$103	31
2089 Bluffton Way	0.60mi	4/2.0 (+1)	1,732 (-13%)	16mo	$296,800	$171	31
2263 Leslie Brook Dr	0.52mi	4/3.0 (+1)	1,719 (-13%)	16mo	$250,000	$145	29

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.69×
• Total profit: $21,299
• Equity at exit: $16,401

10-year hold

• IRR: 24.5%
• Equity multiple: 2.90×
• Total profit: $58,608
• Equity at exit: $9,511

Cash invested: $30,800 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 180
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$577
• Tax from tax record: −$196 /mo · $2,352/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $676

Break-even live

Break-even rent $1,036

Max offer price $110,000

Occupancy floor 59%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3025 Arthurs Ct Unit 3025 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.33mi
3021 Arthurs Ct Unit 3021 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.33mi
3015 Arthurs Ct Unit 3015 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.33mi
3019 Arthurs Ct Unit 3019 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.33mi
3023 Arthurs Ct Unit 3023 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.33mi
3017 Arthurs Ct Unit 3017 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.33mi
2007 Bodwin Pl Unit 2007 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.37mi
2011 Bodwin Pl Unit 2011 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.37mi
1998 Arthurs Court Dr Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.38mi
1998 Arthurs Court Dr Unit 1998 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.38mi
1914 Bodwin Pl Unit 1914A Decatur, GA	2.0	2.0	1298	$1,450	$1.12	43d	1	0.39mi
1910 Bodwin Pl Unit 1910C Decatur, GA	2.0	2.0	1298	$1,450	$1.12	43d	1	0.42mi
4655 Glenwood Rd Decatur, GA	2.0–3.0	2.0	1318	$1,600	$1.21	19d	31	0.43mi
4066 Marble Arch Ct Decatur, GA	3.0	2.0	1344	$1,800	$1.34	43d	1	0.44mi
1905 Bodwin Pl Unit 1905 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.46mi
1985 Glenwood Downs Dr Decatur, GA	3.0	2.5	1460	$1,700	$1.16	20d	1	0.47mi
1995 Glenwood Downs Dr Decatur, GA	3.0	2.0	1564	$1,750	$1.12	5d	1	0.47mi
4111 Northstrand Dr Decatur, GA	3.0	3.0	2173	$2,031	$0.93	12d	1	0.55mi
2109 Newgate Dr Decatur, GA	3.0	2.5	1701	$1,850	$1.09	43d	1	0.59mi
3920 Wedgefield Cir Decatur, GA	4.0	3.0	2325	$2,500	$1.08	24d	1	0.63mi
4565 Covington Hwy Decatur, GA	2.0–3.0	1.5	1200	$1,439	$1.20	3d	8	0.63mi
4085 Canby Ln Decatur, GA	4.0	2.0	1400	$1,650	$1.18	43d	1	0.64mi
4033 Emerald North Cir Decatur, GA	4.0	2.5	2000	$2,061	$1.03	16d	1	0.75mi
4336 Glenhaven Dr Decatur, GA	4.0	3.0	2100	$2,500	$1.19	43d	1	0.81mi
3854 Austin Park Ln Decatur, GA	3.0	2.5	1464	$1,800	$1.23	43d	1	0.82mi
1590 Agape Way Decatur, GA	1.0–3.0	1.0–2.0	1022	$1,400	$1.37	43d	1	0.84mi
2248 Emerald Springs Dr Decatur, GA	3.0	2.0	1918	$1,870	$0.97	43d	1	0.86mi
4203 Wesley Hall Ln Decatur, GA	4.0	3.0	2457	$2,461	$1.00	5d	1	0.87mi
3141 Journal Ct Decatur, GA	3.0	2.5	1386	$1,895	$1.37	12d	1	0.89mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,705	$1.51	1d	12	0.91mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	43d	1	0.95mi
3184 Delancy St Decatur, GA	3.0	2.5	1515	$1,800	$1.19	43d	1	0.98mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	24d	1	0.98mi
1683 Vernon Blvd Decatur, GA	3.0	2.5	1515	$1,840	$1.21	18d	1	1.00mi
2351 Emerald Falls Dr Decatur, GA	3.0	2.0	2400	$1,696	$0.71	43d	1	1.02mi
1563 Pine Glen Cir Decatur, GA	3.0	2.0	1608	$1,695	$1.05	5d	1	1.04mi
3711 Daisy Dr Decatur, GA	3.0	1.5	1240	$1,700	$1.37	43d	1	1.04mi
4116 Snapfinger Way Decatur, GA	4.0	2.0	1334	$1,719	$1.29	43d	1	1.07mi
1502 Vernon Blvd Decatur, GA	3.0	3.0	1515	$2,050	$1.35	24d	1	1.12mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	43d	1	1.13mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $110,000 Under Contract 82 DOM
2. 2026-06-09
   days on market $110,000 Active 80 DOM
3. 2026-06-08
   days on market $110,000 Active 79 DOM
4. 2026-06-07
   days on market $110,000 Active 78 DOM
5. 2026-06-04
   days on market $110,000 Active 75 DOM
6. 2026-06-03
   days on market $110,000 Active 74 DOM
7. 2026-06-02
   days on market $110,000 Active 73 DOM
8. 2026-06-01
   days on market $110,000 Active 72 DOM
9. 2026-05-31
   days on market $110,000 Active 71 DOM
10. 2026-04-11
    price $110,000 235-char remark

    Show marketing remark (235 chars)

    Investors this could be your opportunity!! This home is full of potential with designing out a brand-new home, has a solid foundation with level front and back yard. Home is sold as-is. Condition of the home is a previous fire damage.

11. 2026-03-26
    status Back On Market 235-char remark

    Show marketing remark (235 chars)

    Investors this could be your opportunity!! This home is full of potential with designing out a brand-new home, has a solid foundation with level front and back yard. Home is sold as-is. Condition of the home is a previous fire damage.

12. 2026-03-19
    status Under Contract 235-char remark

    Show marketing remark (235 chars)

    Investors this could be your opportunity!! This home is full of potential with designing out a brand-new home, has a solid foundation with level front and back yard. Home is sold as-is. Condition of the home is a previous fire damage.

13. 2026-03-13
    listed $140,000 New 235-char remark

    Show marketing remark (235 chars)

    Investors this could be your opportunity!! This home is full of potential with designing out a brand-new home, has a solid foundation with level front and back yard. Home is sold as-is. Condition of the home is a previous fire damage.

14. 2022-12-16
    soldstatus $55,500
15. 2022-07-19
    soldstatus $55,500 Sold 136-char remark

    Show marketing remark (136 chars)

    Property sold "As Is" Price reflects removal of any and all debris required Current condition of property is due to house fire

16. 2022-07-05
    status Under Contract 136-char remark

    Show marketing remark (136 chars)

    Property sold "As Is" Price reflects removal of any and all debris required Current condition of property is due to house fire

17. 2022-07-01
    listed $50,000 New 136-char remark

    Show marketing remark (136 chars)

    Property sold "As Is" Price reflects removal of any and all debris required Current condition of property is due to house fire

18. 1983-07-06
    soldstatus $52,900
19. 1983-07-06
    soldstatus $52,900

ⓘ 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: $2,352 · $196/mo
• Projected year-2 tax: $2,352 · $196/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 3/10 Moderate
• 🌡 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 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,698
• − Mortgage interest: −$6,162
• − Property taxes: −$2,352
• − Insurance: −$550
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$3,200
• Taxable income: $6,802
• Est. tax owed @ 24.0%: −$1,633
• After-tax cash flow: $6,474/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): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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 (91%)
• Race & ethnicity: Black 91% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+107.9% since first listed

10 events — show timeline

• 2026-04-11 Price Changed $110,000 GAMLS
• 2026-03-26 Relisted — GAMLS
• 2026-03-19 Pending — GAMLS
• 2026-03-13 Listed $140,000 GAMLS
• 2022-12-16 Sold (Public Records) $55,500 Public Records
• 2022-07-19 Sold (MLS) $55,500 GAMLS
• 2022-07-05 Pending — GAMLS
• 2022-07-01 Listed $50,000 GAMLS
• 1983-07-06 Sold (Public Records) $52,900 Public Records
• 1983-07-06 Sold (Public Records) $52,900 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,352 · -38.2% YoY. Source: county tax records.