3919 Bressler Cir · Candler-McAfee, GA 30035

$198,000

3 bd · 2.5 ba · 1,751 sqft · SingleFamily public records · 29 Days on market

Built 1969 9,583 sqft lot Est $271k · 27% under

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Why this score? — see what drove the C+ 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• 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

Great opportunity to add value in established Decatur neighborhood! This 3-bedroom, 2.5-bath home offers solid bones and a functional layout, ready for your updates and vision. The property needs repairs and cosmetic improvements, but the price reflects the condition — perfect for investors, flippers, or buyers looking to build equity. Features include a spacious living area, generous bedroom sizes, and a large backyard with plenty of potential for outdoor living or future improvements. Located in the 30035 area of Decatur, you’re minutes from I-20, shopping, dining, parks, and just a short drive to downtown Atlanta. The neighborhood has seen ongoing renovation activity, making

Key facts

• Large backyard
• Minutes from i-20
• Resale potential

Tags

• LARGE BACKYARD
• OUTDOOR LIVING
• MINUTES FROM I-20
• SHOPPING DINING PARKS
• RESALE POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (0.3% below list).
• Recommended offer: $195k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 C — 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: Snapfinger Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 501 students, 100% FRL); Columbia High School (math 5% / reading 12%, grade F, #376 of 424 statewide, top 89%, 898 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 6% 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 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 35% 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 $1k of loan paydown is wiped out by about $6k 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 29 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $74k; list at $198k implies a 169% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,030 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $271,405
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3975 Northstrand Dr	0.13mi	4/2.5 (+1)	1,864 (+6%)	2mo	$289,500	$155	76
3892 Northstrand Dr	0.10mi	4/2.5 (+1)	1,949 (+11%)	2mo	$351,500	$180	70
2046 Copperfield Cir	0.34mi	4/2.0 (+1)	1,683 (-4%)	7mo	$220,000	$131	65
3876 Emerald North Dr	0.14mi	4/2.0 (+1)	1,577 (-10%)	8mo	$295,000	$187	63
2205 Chestnut Hill Cir	0.60mi	3/2.0	1,696 (-3%)	6mo	$221,598	$131	60
2347 Greenway Dr	0.69mi	3/3.0	1,771 (+1%)	6mo	$165,000	$93	59
2327 Greenway Dr	0.69mi	4/2.0 (+1)	1,684 (-4%)	2mo	$160,000	$95	53
2256 Greenway Dr	0.65mi	4/3.0 (+1)	1,664 (-5%)	8mo	$315,000	$189	48
3985 Lindsey Dr	0.74mi	4/2.5 (+1)	1,632 (-7%)	2mo	$295,000	$181	47
4105 Emerald Lake Dr	0.65mi	3/2.0	1,544 (-12%)	4mo	$240,000	$155	45
3991 Lindsey Dr	0.72mi	3/3.0	1,550 (-12%)	2mo	$305,000	$197	44
1946 Glenwood Downs Dr	0.54mi	4/3.0 (+1)	1,526 (-13%)	8mo	$217,000	$142	40

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-13,687
• Equity at exit: $29,522

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $620
• Equity at exit: $17,119

Cash invested: $55,440 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $355

Break-even live

Break-even rent $1,525

Max offer price $198,000

Occupancy floor 77%

Sensitivity live

Price	-10% $467	-5% $411	+0% $355	+5% $299	+10% $243
Rent	-10% $199	-5% $277	+0% $355	+5% $433	+10% $511
Rate	-1.0pp $455	-0.5pp $405	base $355	+0.5pp $304	+1.0pp $252

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3920 Wedgefield Cir Decatur, GA	4.0	3.0	2325	$2,500	$1.08	24d	1	0.13mi
2109 Newgate Dr Decatur, GA	3.0	2.5	1701	$1,850	$1.09	44d	1	0.17mi
2248 Emerald Springs Dr Decatur, GA	3.0	2.0	1918	$1,870	$0.97	44d	1	0.31mi
4033 Emerald North Cir Decatur, GA	4.0	2.5	2000	$2,061	$1.03	17d	1	0.32mi
4111 Northstrand Dr Decatur, GA	3.0	3.0	2173	$2,031	$0.93	13d	1	0.32mi
2351 Emerald Falls Dr Decatur, GA	3.0	2.0	2400	$1,696	$0.71	44d	1	0.33mi
1995 Glenwood Downs Dr Decatur, GA	3.0	2.0	1564	$1,750	$1.12	5d	1	0.41mi
1985 Glenwood Downs Dr Decatur, GA	3.0	2.5	1460	$1,700	$1.16	21d	1	0.43mi
4085 Canby Ln Decatur, GA	4.0	2.0	1400	$1,650	$1.18	44d	1	0.43mi
4066 Marble Arch Ct Decatur, GA	3.0	2.0	1344	$1,800	$1.34	44d	1	0.44mi
3015 Arthurs Ct Unit 3015 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.59mi
3019 Arthurs Ct Unit 3019 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.59mi
3025 Arthurs Ct Unit 3025 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.59mi
3017 Arthurs Ct Unit 3017 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.59mi
3023 Arthurs Ct Unit 3023 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.59mi
3021 Arthurs Ct Unit 3021 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.59mi
3854 Austin Park Ln Decatur, GA	3.0	2.5	1464	$1,800	$1.23	44d	1	0.59mi
1910 Bodwin Pl Unit 1910C Decatur, GA	2.0	2.0	1298	$1,450	$1.12	44d	1	0.60mi
1914 Bodwin Pl Unit 1914A Decatur, GA	2.0	2.0	1298	$1,450	$1.12	44d	1	0.60mi
2007 Bodwin Pl Unit 2007 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.62mi
2011 Bodwin Pl Unit 2011 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.62mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	44d	1	0.62mi
1905 Bodwin Pl Unit 1905 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.65mi
1998 Arthurs Court Dr Unit 1998 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.66mi
1998 Arthurs Court Dr Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.66mi
4116 Snapfinger Way Decatur, GA	4.0	2.0	1334	$1,719	$1.29	44d	1	0.72mi
4203 Wesley Hall Ln Decatur, GA	4.0	3.0	2457	$2,461	$1.00	5d	1	0.76mi
4655 Glenwood Rd Decatur, GA	2.0–3.0	2.0	1318	$1,600	$1.21	20d	31	0.77mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,705	$1.51	2d	12	0.80mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	44d	1	0.80mi
3525 Oregon Trl Decatur, GA	3.0	2.0	1296	$1,825	$1.41	13d	1	0.89mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	44d	6	0.97mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	2d	9	0.97mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	24d	1	1.01mi
3711 Daisy Dr Decatur, GA	3.0	1.5	1240	$1,700	$1.37	44d	1	1.03mi
3443 Hyland Dr Decatur, GA	3.0	2.0	1284	$2,000	$1.56	44d	1	1.13mi
3917 Leprechaun Ct Decatur, GA	4.0	2.0	2463	$2,280	$0.93	13d	1	1.13mi
3415 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,895	$1.30	21d	1	1.19mi
3409 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,990	$1.37	44d	1	1.21mi
2381 Charleston Ter Decatur, GA	3.0	2.5	2130	$2,125	$1.00	4d	1	1.26mi

Listing history 9 events

1. 2026-03-24
   status Pending
2. 2026-02-23
   listed $198,000 Active
3. 2026-01-30
   historical
4. 2026-01-30
   historical
5. 2025-12-06
   price $240,000
6. 2025-12-06
   price $240,000
7. 2025-06-21
   listed $250,000 New
8. 2025-06-21
   listed $250,000 Active
9. 1987-06-01
   soldstatus $73,600

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,822 · $152/mo
• Expected delta: +$815/yr (+$68/mo · 81.0%)

ⓘ 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 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: $23,692
• − Mortgage interest: −$11,091
• − Property taxes: −$1,006
• − Insurance: −$990
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$5,760
• Taxable income: $1,054
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $4,007/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

+169.0% since first listed

9 events — show timeline

• 2026-03-24 Pending — FMLS
• 2026-02-23 Listed $198,000 FMLS
• 2026-01-30 Listing Removed — FMLS
• 2026-01-30 Listing Removed — GAMLS
• 2025-12-06 Price Changed $240,000 FMLS
• 2025-12-06 Price Changed $240,000 GAMLS
• 2025-06-21 Listed $250,000 FMLS
• 2025-06-21 Listed $250,000 GAMLS
• 1987-06-01 Sold (Public Records) $73,600 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,006 · -77.5% YoY. Source: county tax records.