2203 Second Ave · Candler-McAfee, GA 30032

$259,900

4 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 5 Days on market

Built 1952 0.25 ac lot $168/sqft · 28% below area Est $363k · 28% under ↓ 20% since listing

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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 +15.0/15.0
• Cash flow +12.4/30.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to a beautiful, updated brick ranch nestled near downtown Decatur, Oakhurst, East Lake Golf Club and downtown Atlanta with easy access to I-20 and I-285. This 3BR / 2BA offers refreshed features, a new primary bath with a double vanity, a versatile upstairs bonus room and a fenced back yard. Move-in ready and ideally located, this home boasts the perfect blend of comfort and convenience. Schedule your showing today!

Key facts

• Double vanity
• New primary bath
• Fenced back yard

Tags

• UPDATED BRICK RANCH
• NEW PRIMARY BATH
• DOUBLE VANITY
• VERSATILE UPSTAIRS BONUS ROOM
• FENCED BACK YARD
• EASY ACCESS TO I-20

Property features AI

Finance

• HOA & community: Community includes sidewalks and proximity to amenities

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; 220-volt electric service; Cable, electricity and natural gas available
• Home design: One-and-a-half story home
• Construction: Brick on all four sides construction; Composition/shingle roof; Block foundation; Resale property
• Exterior features: Back yard fencing; Asphalt road frontage on a county road; Near public transportation, schools, shopping, trails/greenway and sidewalks

Interior

• Kitchen: White cabinets; Open-concept dining area
• Bedrooms: Three main-level bedrooms; Master bedroom on main level
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with double vanity and tub/shower combo
• Heating & cooling: Central air conditioning; Forced-air heating with natural gas
• Interior features: Other interior features; No shared/common walls; Microwave
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-44 ($-533/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (11.9% below list).
• Recommended offer: $229k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 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.
• 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 Middle School (math 5% / reading 8%, grade F, #457 of 470 statewide, top 98%, 857 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 5% at this address vs 24% district-wide (-18 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 rising (+1.3%/yr); 431 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y 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 $220k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $228,908 (11.9% 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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (median comp): $362,964
• List price: $259,900
• Delta: -6.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2063 Juanita St	0.28mi	3/1.5 (-1)	1,501 (-3%)	1mo	$165,000	$110	74
1977 Camellia Dr	0.18mi	3/2.0 (-1)	1,485 (-4%)	5mo	$310,000	$209	72
2177 Mark Trl	0.38mi	3/2.0 (-1)	1,500 (-3%)	2mo	$358,500	$239	67
2107 Second Ave	0.23mi	4/2.0	1,350 (-13%)	1mo	$330,000	$244	63
2006 Juanita St	0.27mi	3/2.0 (-1)	1,428 (-8%)	4mo	$220,000	$154	62
2270 Cresta Dr	0.65mi	4/2.0	1,528 (-1%)	4mo	$235,900	$154	60
2139 Trailwood Rd	0.32mi	4/2.0	1,357 (-12%)	2mo	$231,000	$170	59
1978 Terry Mill Rd SE	0.51mi	3/2.0 (-1)	1,425 (-8%)	1mo	$385,000	$270	53
2226 Alpha Dr	0.61mi	3/2.0 (-1)	1,626 (+5%)	3mo	$395,000	$243	51
1847 Camellia Dr	0.41mi	3/2.0 (-1)	1,380 (-11%)	4mo	$325,000	$236	51
2308 Mark Trl	0.49mi	3/2.0 (-1)	1,722 (+11%)	3mo	$369,000	$214	46
1944 Delphine Dr	0.62mi	3/2.0 (-1)	1,680 (+8%)	4mo	$481,000	$286	45

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-48,633
• Equity at exit: $38,752

10-year hold

• IRR: -16.1%
• Equity multiple: 0.17×
• Total profit: $-60,634
• Equity at exit: $22,471

Cash invested: $72,772 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$382 /mo · $4,578/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-44

Break-even live

Break-even rent $2,345

Max offer price $252,061

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $29	+0% $-44	+5% $-118	+10% $-191
Rent	-10% $-225	-5% $-135	+0% $-44	+5% $46	+10% $136
Rate	-1.0pp $87	-0.5pp $22	base $-44	+0.5pp $-112	+1.0pp $-180

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2123 Second Ave Decatur, GA	4.0	2.0	1302	$2,075	$1.59	20d	1	0.17mi
2181 Juanita St Decatur, GA	4.0	3.0	1595	$3,500	$2.19	26d	1	0.18mi
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	45d	1	0.23mi
2043 Juanita St Decatur, GA	3.0	2.0	1500	$3,000	$2.00	45d	1	0.25mi
1932 Camellia Dr Decatur, GA	4.0	3.0	2200	$1,800	$0.82	23d	1	0.27mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	45d	1	0.31mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	45d	1	0.32mi
2176 Lilac Ln Decatur, GA	3.0	2.0	1800	$1,395	$0.78	26d	1	0.33mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	45d	1	0.37mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	23d	1	0.44mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	45d	1	0.44mi
1878 South Hampton Ln SE Atlanta, GA	3.0	2.5	1890	$2,616	$1.38	26d	1	0.44mi
2006 McAfee Pl Decatur, GA	3.0	2.0	1128	$2,295	$2.03	26d	1	0.56mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	3d	23	0.62mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	26d	1	0.66mi
1892 Terry Mill Rd SE Atlanta, GA	4.0	2.0	1925	$2,975	$1.55	45d	1	0.69mi
773 Fayetteville Rd SE Atlanta, GA	3.0	2.0	1085	$2,100	$1.94	45d	1	0.74mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	26d	1	0.75mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	26d	1	0.76mi
1881 2nd Ave Decatur, GA	3.0	1.0–2.5	1010	$3,761	$3.72	4d	60	0.77mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	45d	1	0.85mi
2386 Cresta Dr Decatur, GA	3.0	2.5	1107	$2,000	$1.81	45d	1	0.87mi
1761 Terry Mill Rd SE Atlanta, GA	3.0	1.5	1296	$1,900	$1.47	18d	1	0.89mi
2378 Charleston Pointe SE Atlanta, GA	3.0	3.0	1604	$2,100	$1.31	23d	1	0.90mi
2435 Bouldercliff Way SE Atlanta, GA	3.0	2.0	1236	$1,950	$1.58	45d	1	1.00mi
2434 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1400	$2,499	$1.78	45d	1	1.00mi
2297 Charleston Pointe SE Atlanta, GA	3.0	2.0	1604	$2,200	$1.37	45d	1	1.02mi
2191 Greystone Way Decatur, GA	3.0	1.0	1053	$1,800	$1.71	45d	1	1.04mi
2461 Fontaine Cir Decatur, GA	3.0	2.0	1193	$1,795	$1.50	26d	1	1.08mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	3d	1	1.09mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	17d	1	1.17mi
2447 Whites Mill Ln Decatur, GA	4.0	2.5	2050	$2,349	$1.15	45d	1	1.17mi
1930 Normal St Decatur, GA	4.0	2.0	1459	$1,850	$1.27	45d	1	1.20mi
2524 Habersham Dr Decatur, GA	3.0	1.0	1251	$1,395	$1.12	7d	1	1.22mi
2529 Habersham Dr Decatur, GA	4.0	2.0	1272	$7,895	$6.21	22d	1	1.23mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	45d	1	1.24mi
1757 Flintwood Dr SE Atlanta, GA	3.0	2.0	1150	$1,750	$1.52	45d	1	1.25mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	45d	1	1.28mi
2612 Dawn Dr Decatur, GA	4.0	3.0	1906	$1,850	$0.97	23d	1	1.31mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	45d	1	1.37mi

Listing history 29 events

1. 2026-06-21
   days on market $259,900 Active 5 DOM
2. 2026-06-18
   days on market $259,900 Active 2 DOM
3. 2026-06-17
   pricestatusdays on marketlisting id $259,900 Active 1 DOM
4. 2026-03-24
   price $340,000 658-char remark
5. 2026-03-18
   listed $370,000 Active 658-char remark
6. 2026-03-17
   historical $370,000 658-char remark
7. 2025-10-30
   historical
8. 2025-10-30
   historical
9. 2025-08-21
   price $315,000
10. 2025-08-21
    price $315,000
11. 2025-07-23
    price $330,000
12. 2025-07-18
    price $330,000
13. 2025-06-30
    price $340,000
14. 2025-06-30
    price $340,000
15. 2025-06-23
    price $360,000
16. 2025-06-12
    listed $370,000 Active
17. 2025-06-12
    listed $370,000 New
18. 2024-11-14
    soldstatus $220,000
19. 2024-11-07
    soldstatus $220,000 Sold
20. 2024-10-17
    status Under Contract
21. 2024-09-12
    price $250,000
22. 2024-08-23
    status Back On Market
23. 2024-08-05
    status Under Contract
24. 2024-05-31
    price $290,000
25. 2024-03-21
    historical
26. 2024-02-26
    price $335,000
27. 2023-09-27
    price $375,000
28. 2023-06-09
    listed $325,000 New
29. 2023-06-09
    listed $399,900 New

ⓘ 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: $4,578 · $382/mo
• Projected year-2 tax: $4,578 · $382/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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,469
• − Mortgage interest: −$14,558
• − Property taxes: −$4,578
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$7,561
• Taxable loss: −$4,923
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $649/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): 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

-20.0% since first listed

25 events — show timeline

• 2026-06-16 Listed $259,900 GAMLS
• 2026-06-16 Listed $259,900 FMLS
• 2025-10-30 Listing Removed — GAMLS
• 2025-10-30 Listing Removed — FMLS
• 2025-08-21 Price Changed $315,000 GAMLS
• 2025-08-21 Price Changed $315,000 FMLS
• 2025-07-23 Price Changed $330,000 GAMLS
• 2025-07-18 Price Changed $330,000 FMLS
• 2025-06-30 Price Changed $340,000 GAMLS
• 2025-06-30 Price Changed $340,000 FMLS
• 2025-06-23 Price Changed $360,000 FMLS
• 2025-06-12 Listed $370,000 GAMLS
• 2025-06-12 Listed $370,000 FMLS
• 2024-11-14 Sold (Public Records) $220,000 Public Records
• 2024-11-07 Sold (MLS) $220,000 GAMLS
• 2024-10-17 Pending — GAMLS
• 2024-09-12 Price Changed $250,000 GAMLS
• 2024-08-23 Relisted — GAMLS
• 2024-08-05 Pending — GAMLS
• 2024-05-31 Price Changed $290,000 GAMLS
• 2024-03-21 Listing Removed — GAMLS
• 2024-02-26 Price Changed $335,000 GAMLS
• 2023-09-27 Price Changed $375,000 GAMLS
• 2023-06-09 Listed $399,900 GAMLS
• 2023-06-09 Listed $325,000 GAMLS

Property tax history

+5.3%/yr

Latest (2025): $4,578 · +5.8% YoY. Source: county tax records.