1808 Arkose Dr SE · Gresham Park, GA 30316

$217,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 254 Days on market

Built 2013 0.26 ac lot $139/sqft · 37% below area Est $344k · 37% under

---

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 +13.0/30.0
• 1% rule +4.9/10.0
• DSCR +3.9/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

Key facts

• 0.26 acre lot
• Garage
• Built 2013

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $-11 ($-132/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (1.2% below list).
• Recommended offer: $191k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.6% in Gresham 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 66/100 on livability (#183 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; 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: Oakcliff Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 660 students, 94% 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 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 24% district-wide (-14 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 (+2.3%/yr); 470 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $7k 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 254 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago; this cycle's ask has dropped $60k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% 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 $190,960 (12.0% 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 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 D-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: 0.99% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 8.4

CMA / ARV

• ARV (median comp): $343,501
• List price: $217,000
• Delta: -36.83%
• 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
2552 Boulder Rd SE	0.21mi	4/3.0 (+1)	1,680 (+8%)	5mo	$315,000	$188	65
2608 Rockcliff Rd SE	0.28mi	3/3.0	1,700 (+9%)	4mo	$265,000	$156	64
2377 Charleston Pointe SE	0.58mi	3/3.0	1,604 (+3%)	4mo	$304,999	$190	61
2646 Rockcliff Rd SE	0.34mi	3/3.0	1,709 (+10%)	6mo	$350,000	$205	59
2591 Boulder Hill Ct SE	0.56mi	4/2.5 (+1)	1,640 (+5%)	0mo	$331,000	$202	58
2693 Larkspur Dr SE	0.66mi	3/2.0	1,654 (+6%)	1mo	$321,000	$194	58
2765 Rollingwood Ln SE	0.53mi	3/1.5	1,453 (-7%)	5mo	$157,000	$108	58
2378 Charleston Pointe SE	0.59mi	3/3.0	1,604 (+3%)	8mo	$249,000	$155	57
2658 Rollingwood Ln SE	0.43mi	3/2.0	1,391 (-11%)	7mo	$254,000	$183	56
1939 Yellow Finch Trl SE	0.57mi	3/2.5	1,738 (+11%)	6mo	$467,000	$269	48
1891 Sahara Dr SE	0.67mi	4/3.0 (+1)	1,450 (-7%)	5mo	$329,000	$227	44
2373 Bouldercliff Way SE	0.45mi	4/3.0 (+1)	1,350 (-14%)	7mo	$299,900	$222	42

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-37,140
• Equity at exit: $32,355

10-year hold

• IRR: -10.8%
• Equity multiple: 0.37×
• Total profit: $-38,410
• Equity at exit: $18,762

Cash invested: $60,760 (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 30316

• Rents YoY: 2.3%
• Active inventory: 470
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,138
• Tax from tax record: −$476 /mo · $5,709/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-11

Break-even live

Break-even rent $2,157

Max offer price $215,060

Occupancy floor 96%

Sensitivity live

Price	-10% $112	-5% $50	+0% $-11	+5% $-72	+10% $-134
Rent	-10% $-180	-5% $-96	+0% $-11	+5% $74	+10% $158
Rate	-1.0pp $98	-0.5pp $44	base $-11	+0.5pp $-67	+1.0pp $-124

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1757 Flintwood Dr SE Atlanta, GA	3.0	2.0	1150	$1,750	$1.52	45d	1	0.31mi
2434 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1400	$2,499	$1.78	45d	1	0.36mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	26d	1	0.37mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	45d	1	0.42mi
2435 Bouldercliff Way SE Unit B Atlanta, GA	2.0	1.0	1236	$1,600	$1.29	45d	1	0.49mi
2435 Bouldercliff Way SE Atlanta, GA	3.0	2.0	1236	$1,950	$1.58	45d	1	0.49mi
1878 South Hampton Ln SE Atlanta, GA	3.0	2.5	1890	$2,616	$1.38	26d	1	0.55mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	4d	23	0.59mi
2378 Charleston Pointe SE Atlanta, GA	3.0	3.0	1604	$2,100	$1.31	24d	1	0.62mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	45d	1	0.69mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	45d	1	0.73mi
2297 Charleston Pointe SE Atlanta, GA	3.0	2.0	1604	$2,200	$1.37	45d	1	0.73mi
1438 E Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	967	$1,707	$1.76	0d	18	0.75mi
2842 Zane Grey Dr SE Atlanta, GA	3.0	2.0	2225	$2,065	$0.93	4d	1	0.88mi
2892 Horse Shoe Dr SE Atlanta, GA	4.0	2.0	1342	$1,654	$1.23	24d	1	0.90mi
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	45d	1	0.91mi
2176 Lilac Ln Decatur, GA	3.0	2.0	1800	$1,395	$0.78	26d	1	0.92mi
2913 Horse Shoe Dr SE Atlanta, GA	3.0	1.0	1263	$1,595	$1.26	26d	1	0.93mi
1345 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1465	$2,500	$1.71	26d	1	0.95mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	45d	1	0.96mi
1337 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1460	$2,390	$1.64	7d	1	0.96mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	45d	1	0.97mi
1843 Wee Kirk Rd SE Atlanta, GA	3.0	1.5	1154	$1,751	$1.52	1d	1	0.97mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	45d	1	0.99mi
2931 Cloverleaf Dr SE Atlanta, GA	4.0	2.0	1371	$1,985	$1.45	7d	1	1.01mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	24d	1	1.03mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	45d	1	1.03mi
2739 Sherlock Dr Decatur, GA	4.0	2.0	1763	$1,886	$1.07	45d	1	1.04mi
2123 Second Ave Decatur, GA	4.0	2.0	1302	$2,075	$1.59	20d	1	1.06mi
1932 Camellia Dr Decatur, GA	4.0	3.0	2200	$1,800	$0.82	24d	1	1.06mi
2181 Juanita St Decatur, GA	4.0	3.0	1595	$3,500	$2.19	26d	1	1.07mi
2884 Reveille Cir SE Atlanta, GA	3.0	2.0	1437	$2,050	$1.43	45d	1	1.08mi
2000 Bouldercrest Rd Atlanta, GA	1.0–2.0	1.0–2.0	925	$1,520	$1.64	45d	3	1.09mi
2000 Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,658	$1.58	1d	18	1.09mi
2959 Sugarcreek Ln SE Atlanta, GA	4.0	2.5	1478	$1,940	$1.31	7d	1	1.10mi
1930 Flat Shoals Rd SE Atlanta, GA	1.0–2.0	1.0–1.5	1045	$1,479	$1.42	1d	19	1.10mi
2019 Knight Ct Atlanta, GA	4.0	2.0	1590	$1,900	$1.19	7d	1	1.11mi
2562 Hazel Dr SE Atlanta, GA	3.0	2.5	1922	$1,610	$0.84	14d	1	1.11mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	45d	1	1.15mi
1464 Gates Cir SE Atlanta, GA	3.0	3.0	1833	$2,295	$1.25	45d	1	1.16mi

Listing history 50 events

1. 2026-06-21
   days on market $217,000 Active 254 DOM
2. 2026-06-18
   days on market $217,000 Active 251 DOM
3. 2026-06-17
   days on market $217,000 Active 250 DOM
4. 2026-06-16
   days on market $217,000 Active 249 DOM
5. 2026-06-15
   days on market $217,000 Active 248 DOM
6. 2026-06-13
   pricedays on market $217,000 Active 246 DOM
7. 2026-06-09
   days on market $224,000 Active 242 DOM
8. 2026-06-08
   days on market $224,000 Active 241 DOM
9. 2026-06-07
   days on market $224,000 Active 240 DOM
10. 2026-06-04
    days on market $224,000 Active 237 DOM
11. 2026-06-03
    days on market $224,000 Active 236 DOM
12. 2026-06-02
    days on market $224,000 Active 235 DOM
13. 2026-06-01
    days on market $224,000 Active 234 DOM
14. 2026-05-31
    days on market $224,000 Active 233 DOM
15. 2026-05-15
    price $224,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

16. 2026-05-15
    price $224,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

17. 2026-04-17
    price $231,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

18. 2026-04-17
    price $231,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

19. 2026-03-27
    price $238,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

20. 2026-03-27
    price $238,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

21. 2026-03-06
    price $243,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

22. 2026-03-06
    price $243,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

23. 2026-01-30
    price $250,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

24. 2026-01-30
    price $250,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

25. 2026-01-09
    price $258,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

26. 2026-01-09
    price $258,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

27. 2025-12-05
    price $269,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

28. 2025-12-05
    price $269,000 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

29. 2025-10-10
    listed $277,000 New 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

30. 2025-10-10
    listed $277,000 Active 471-char remark

    Show marketing remark (471 chars)

    Charming 3-Bedroom Ranch with Modern Touches! This beautifully maintained single-story home features 3 bedrooms, 2 full bathrooms, and a convenient 1-car garage. The kitchen boasts granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. With a functional layout and comfortable flow throughout, this home offers easy one-level living in a welcoming setting. A must-see for anyone seeking comfort and value! Schedule a showing today!

31. 2025-10-09
    historical
32. 2025-10-09
    historical
33. 2025-10-03
    status Price Change
34. 2025-10-03
    status Active
35. 2025-10-03
    price $277,000
36. 2025-10-03
    price $277,000
37. 2025-10-02
    historical On Hold
38. 2025-09-19
    price $289,000
39. 2025-09-19
    price $289,000
40. 2025-09-05
    price $301,000
41. 2025-09-05
    price $301,000
42. 2025-08-26
    price $314,000
43. 2025-08-21
    price $314,000
44. 2025-08-15
    price $322,000
45. 2025-08-15
    price $322,000
46. 2025-08-08
    price $330,000
47. 2025-08-08
    price $330,000
48. 2025-07-31
    price $338,000
49. 2025-07-31
    price $338,000
50. 2025-07-25
    price $347,000

ⓘ 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: $5,709 · $476/mo
• Projected year-2 tax: $5,709 · $476/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 · 18 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: $25,719
• − Mortgage interest: −$12,155
• − Property taxes: −$5,709
• − Insurance: −$1,085
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$6,313
• Taxable loss: −$3,658
• Est. tax savings @ 24.0%: +$878
• After-tax cash flow: $746/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 — Gresham Park

• Score: 66/100
• State rank: #183
• US rank: #11376

Category grades

Amenities F Commute F Cost of living A Crime B+ Employment B+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gresham Park, GA
• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

+462.8% since first listed

79 events — show timeline

• 2026-05-15 Price Changed $224,000 FMLS
• 2026-05-15 Price Changed $224,000 GAMLS
• 2026-04-17 Price Changed $231,000 GAMLS
• 2026-04-17 Price Changed $231,000 FMLS
• 2026-03-27 Price Changed $238,000 FMLS
• 2026-03-27 Price Changed $238,000 GAMLS
• 2026-03-06 Price Changed $243,000 GAMLS
• 2026-03-06 Price Changed $243,000 FMLS
• 2026-01-30 Price Changed $250,000 FMLS
• 2026-01-30 Price Changed $250,000 GAMLS
• 2026-01-09 Price Changed $258,000 FMLS
• 2026-01-09 Price Changed $258,000 GAMLS
• 2025-12-05 Price Changed $269,000 FMLS
• 2025-12-05 Price Changed $269,000 GAMLS
• 2025-10-10 Listed $277,000 FMLS
• 2025-10-10 Listed $277,000 GAMLS
• 2025-10-09 Listing Removed — FMLS
• 2025-10-09 Listing Removed — GAMLS
• 2025-10-03 Relisted — GAMLS
• 2025-10-03 Relisted — FMLS
• 2025-10-03 Price Changed $277,000 GAMLS
• 2025-10-03 Price Changed $277,000 FMLS
• 2025-10-02 Delisted — GAMLS
• 2025-09-19 Price Changed $289,000 GAMLS
• 2025-09-19 Price Changed $289,000 FMLS
• 2025-09-05 Price Changed $301,000 GAMLS
• 2025-09-05 Price Changed $301,000 FMLS
• 2025-08-26 Price Changed $314,000 GAMLS
• 2025-08-21 Price Changed $314,000 FMLS
• 2025-08-15 Price Changed $322,000 GAMLS
• 2025-08-15 Price Changed $322,000 FMLS
• 2025-08-08 Price Changed $330,000 FMLS
• 2025-08-08 Price Changed $330,000 GAMLS
• 2025-07-31 Price Changed $338,000 GAMLS
• 2025-07-31 Price Changed $338,000 FMLS
• 2025-07-25 Price Changed $347,000 GAMLS
• 2025-07-25 Price Changed $347,000 FMLS
• 2025-07-17 Price Changed $358,000 GAMLS
• 2025-07-17 Price Changed $358,000 FMLS
• 2025-07-10 Price Changed $369,000 FMLS
• 2025-07-10 Price Changed $369,000 GAMLS
• 2025-07-02 Price Changed $380,000 FMLS
• 2025-07-02 Price Changed $380,000 GAMLS
• 2025-06-26 Price Changed $392,000 GAMLS
• 2025-06-26 Price Changed $392,000 FMLS
• 2025-06-13 Price Changed $408,000 GAMLS
• 2025-06-13 Price Changed $408,000 FMLS
• 2025-05-29 Price Changed $430,000 GAMLS
• 2025-05-29 Price Changed $430,000 FMLS
• 2025-05-15 Listed $450,000 FMLS
• 2025-05-15 Listed $450,000 GAMLS
• 2024-04-11 Rental Removed $1,575 RENTLY
• 2024-04-10 Rental Removed $1,575 RENT.
• 2024-04-06 Price Changed $1,575 RENT.
• 2024-04-06 Price Changed $1,575 RENTLY
• 2024-04-02 Price Changed $1,625 RENTLY
• 2024-04-02 Price Changed $1,625 RENT.
• 2024-03-27 Price Changed $1,705 RENT.
• 2024-03-27 Price Changed $1,705 RENTLY
• 2024-03-26 Price Changed $1,645 RENT.
• 2024-03-26 Price Changed $1,645 RENTLY
• 2024-03-24 Listed for Rent $1,705 RENTLY
• 2024-03-23 Listed for Rent $1,705 RENT.
• 2023-09-08 Rental Removed $1,675 RENTLY
• 2023-09-03 Rental Removed $1,675 RENT.
• 2023-08-19 Price Changed $1,675 RENTLY
• 2023-08-18 Price Changed $1,675 RENT.
• 2023-08-17 Price Changed $1,695 RENTLY
• 2023-08-16 Price Changed $1,695 RENT.
• 2023-08-11 Price Changed $1,785 RENT.
• 2023-08-11 Price Changed $1,785 RENTLY
• 2023-08-09 Price Changed $1,985 RENTLY
• 2023-08-08 Price Changed $1,985 RENT.
• 2023-08-05 Listed for Rent $1,703 RENT.
• 2023-08-04 Listed for Rent $1,703 RENTLY
• 2021-06-16 Sold (Public Records) $19,567,768 Public Records
• 1996-09-03 Sold (Public Records) $67,162 Public Records
• 1994-07-07 Sold (Public Records) $59,900 Public Records
• 1985-04-17 Sold (Public Records) $39,800 Public Records

Property tax history

+6.8%/yr

Latest (2025): $5,709 · -3.9% YoY. Source: county tax records.