3741 Loren Dr · Belvedere Park, GA 30032

$199,999

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 74 Days on market

Built 1956 0.37 ac lot $216/sqft · 19% below area Est $246k · 19% under

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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 +9.2/30.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic all-brick ranch situated on a level corner lot in Decatur's Turner Heights community. This single-level home features a functional layout with three bedrooms and a bright living space designed for comfortable everyday living. The eat-in kitchen offers ample space for dining, and the den provides additional flexibility for relaxing or entertaining. Enjoy the convenience of a carport, patio, and deck area, along with easy access to major highways, shopping, and dining. A solid opportunity for homeowners or investors seeking location and potential inside the perimeter.

Key facts

• Deck area
• All-brick ranch
• Carport

Tags

• ALL-BRICK RANCH
• LEVEL CORNER LOT
• EAT-IN KITCHEN
• CARPORT
• PATIO
• DECK AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (19.1% below list).
• Recommended offer: $162k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.8% in Belvedere 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 68/100 on livability (#153 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute 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.
• Market conditions: Rents rising (+1.3%/yr); 422 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/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 74 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $52k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $161,756 (19.1% 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 74 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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: 0.81% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 10.3

CMA / ARV

• ARV (median comp): $245,623
• List price: $199,999
• Delta: -18.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3556 Orchard Cir	0.55mi	2/1.0 (-1)	912 (-1%)	0mo	$150,000	$164	67
3589 Orchard Cir	0.62mi	3/1.0	936 (+1%)	5mo	$140,000	$150	65
1438 Joy Ln	0.59mi	3/1.0	936 (+1%)	10mo	$177,500	$190	62
3456 Maryvale Dr	0.70mi	3/1.0	936 (+1%)	9mo	$166,000	$177	58
1414 Meadowlark Dr	0.51mi	2/1.0 (-1)	936 (+1%)	15mo	$220,000	$235	56
3491 Maryvale Dr	0.62mi	3/1.0	936 (+1%)	18mo	$187,000	$200	54
3464 Jackson Dr	0.72mi	2/1.0 (-1)	912 (-1%)	23mo	$187,000	$205	40
1433 Meadowlark Dr	0.55mi	2/1.0 (-1)	1,050 (+14%)	14mo	$220,000	$210	35
3580 Orchard Cir	0.61mi	2/1.0 (-1)	816 (-12%)	15mo	$167,000	$205	34
1412 Richard Rd	0.62mi	2/1.0 (-1)	1,020 (+10%)	22mo	$212,000	$208	31
3474 Glen Rd	0.67mi	3/2.0	1,048 (+13%)	17mo	$290,000	$277	28

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: -23.5%
• Equity multiple: 0.21×
• Total profit: $-44,460
• Equity at exit: $29,821

10-year hold

• IRR: -23.6%
• Equity multiple: -0.09×
• Total profit: $-61,215
• Equity at exit: $17,292

Cash invested: $56,000 (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: 422
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$294 /mo · $3,528/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-148

Break-even live

Break-even rent $1,805

Max offer price $173,803

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1423 Dennis Dr Decatur, GA	3.0	1.0	1062	$1,200	$1.13	18d	1	0.24mi
3961 Covington Hwy Decatur, GA	2.0–3.0	1.0–1.5	1000	$1,560	$1.56	2d	8	0.38mi
3907 Redwing Cir Decatur, GA	1.0–2.0	1.0–2.0	836	$1,149	$1.37	44d	18	0.42mi
3829 Redan Rd Decatur, GA	2.0	1.0–2.0	576	$1,249	$2.17	2d	1	0.63mi
1590 Agape Way Decatur, GA	1.0–3.0	1.0–2.0	1022	$1,400	$1.37	44d	1	0.74mi
1055 Holcombe Rd Decatur, GA	2.0–3.0	1.5	1157	$1,459	$1.26	3d	6	0.80mi
3960 Redan Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	1339	$3,194	$2.39	1d	19	0.84mi
3893 Kensington Rd Decatur, GA	2.0	2.0	930	$1,299	$1.40	44d	1	0.85mi
3579 Tulip Dr Decatur, GA	3.0	2.0	1075	$1,550	$1.44	24d	1	0.96mi
1387 Midview Dr Decatur, GA	3.0	1.0	1026	$1,750	$1.71	44d	1	0.98mi
3692 Larkspur Ter Decatur, GA	3.0	2.0	1100	$1,700	$1.55	44d	1	0.98mi
3841 Kensington Rd Decatur, GA	2.0–3.0	2.0	1220	$1,800	$1.48	2d	14	1.02mi
1368 Alverado Way Decatur, GA	2.0	1.0	1088	$1,523	$1.40	44d	1	1.02mi
3503 Misty Valley Rd Decatur, GA	3.0	1.5	984	$1,495	$1.52	24d	1	1.03mi
1221 S Indian Creek Dr Stone Mountain, GA	1.0–2.0	1.0–2.0	905	$1,790	$1.98	24d	15	1.05mi
4565 Covington Hwy Decatur, GA	2.0–3.0	1.5	1200	$1,439	$1.20	3d	8	1.08mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	44d	6	1.15mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	2d	9	1.15mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,705	$1.51	2d	12	1.16mi
1771 Ledo Ave Decatur, GA	2.0	1.0	912	$1,295	$1.42	44d	1	1.24mi
1150 Maple Walk Cir Decatur, GA	2.0	2.0	1050	$1,299	$1.24	24d	3	1.27mi
1802 Lee St Decatur, GA	3.0	1.0	912	$1,350	$1.48	44d	1	1.27mi
4100 Glenwood Rd Decatur, GA	1.0–2.0	1.0–1.5	925	$1,450	$1.57	5d	17	1.27mi
3465 Kensington Rd Decatur, GA	1.0–2.0	1.0–1.5	850	$1,650	$1.94	18d	1	1.27mi
4151 Memorial Dr Decatur, GA	1.0–3.0	1.0–2.0	816	$1,892	$2.32	2d	145	1.37mi
3900 Memorial Dr Decatur, GA	1.0–2.0	1.0–1.5	1050	$1,275	$1.21	13d	4	1.47mi

Listing history 27 events

1. 2026-06-13
   statusdays on market $199,999 Pending 74 DOM
2. 2026-06-09
   days on market $199,999 Active 71 DOM
3. 2026-06-08
   days on market $199,999 Active 70 DOM
4. 2026-06-07
   days on market $199,999 Active 69 DOM
5. 2026-06-04
   days on market $199,999 Active 66 DOM
6. 2026-06-03
   days on market $199,999 Active 65 DOM
7. 2026-06-02
   days on market $199,999 Active 64 DOM
8. 2026-06-01
   days on market $199,999 Active 63 DOM
9. 2026-05-31
   days on market $199,999 Active 62 DOM
10. 2026-05-11
    price $209,000 580-char remark

    Show marketing remark (586 chars)

    Classic all-brick ranch situated on a level corner lot in Decatur’s Turner Heights community. This single-level home features a functional layout with three bedrooms and a bright living space designed for comfortable everyday living. The eat-in kitchen offers ample space for dining, and the den provides additional flexibility for relaxing or entertaining. Enjoy the convenience of a carport, patio, and deck area, along with easy access to major highways, shopping, and dining. A solid opportunity for homeowners or investors seeking location and potential inside the perimeter.

11. 2026-05-11
    price $209,000 586-char remark

    Show marketing remark (586 chars)

    Classic all-brick ranch situated on a level corner lot in Decatur’s Turner Heights community. This single-level home features a functional layout with three bedrooms and a bright living space designed for comfortable everyday living. The eat-in kitchen offers ample space for dining, and the den provides additional flexibility for relaxing or entertaining. Enjoy the convenience of a carport, patio, and deck area, along with easy access to major highways, shopping, and dining. A solid opportunity for homeowners or investors seeking location and potential inside the perimeter.

12. 2026-04-28
    price $224,950 586-char remark

    Show marketing remark (580 chars)

    Classic all-brick ranch situated on a level corner lot in Decatur's Turner Heights community. This single-level home features a functional layout with three bedrooms and a bright living space designed for comfortable everyday living. The eat-in kitchen offers ample space for dining, and the den provides additional flexibility for relaxing or entertaining. Enjoy the convenience of a carport, patio, and deck area, along with easy access to major highways, shopping, and dining. A solid opportunity for homeowners or investors seeking location and potential inside the perimeter.

13. 2026-04-28
    price $224,950 580-char remark

    Show marketing remark (580 chars)

    Classic all-brick ranch situated on a level corner lot in Decatur's Turner Heights community. This single-level home features a functional layout with three bedrooms and a bright living space designed for comfortable everyday living. The eat-in kitchen offers ample space for dining, and the den provides additional flexibility for relaxing or entertaining. Enjoy the convenience of a carport, patio, and deck area, along with easy access to major highways, shopping, and dining. A solid opportunity for homeowners or investors seeking location and potential inside the perimeter.

14. 2026-03-25
    listed $252,000 New 580-char remark

    Show marketing remark (586 chars)

    Classic all-brick ranch situated on a level corner lot in Decatur’s Turner Heights community. This single-level home features a functional layout with three bedrooms and a bright living space designed for comfortable everyday living. The eat-in kitchen offers ample space for dining, and the den provides additional flexibility for relaxing or entertaining. Enjoy the convenience of a carport, patio, and deck area, along with easy access to major highways, shopping, and dining. A solid opportunity for homeowners or investors seeking location and potential inside the perimeter.

15. 2026-03-25
    listed $252,000 Active 586-char remark

    Show marketing remark (586 chars)

    Classic all-brick ranch situated on a level corner lot in Decatur’s Turner Heights community. This single-level home features a functional layout with three bedrooms and a bright living space designed for comfortable everyday living. The eat-in kitchen offers ample space for dining, and the den provides additional flexibility for relaxing or entertaining. Enjoy the convenience of a carport, patio, and deck area, along with easy access to major highways, shopping, and dining. A solid opportunity for homeowners or investors seeking location and potential inside the perimeter.

16. 2026-02-02
    historical $1,788
17. 2026-01-28
    listed $1,788
18. 2024-11-17
    historical $1,525
19. 2024-11-04
    price $1,525
20. 2024-10-17
    listed $1,545
21. 2022-04-20
    soldstatus $900,857
22. 2009-09-28
    soldstatus $18,000
23. 2009-08-03
    listed $20,000
24. 2007-07-23
    soldstatus $150,000
25. 2007-06-29
    soldstatus $150,000
26. 2007-01-15
    listed $105,000
27. 1987-08-28
    soldstatus $56,000

ⓘ 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: $3,528 · $294/mo
• Projected year-2 tax: $3,528 · $294/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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,411
• − Mortgage interest: −$11,203
• − Property taxes: −$3,528
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$5,818
• Taxable loss: −$5,244
• Est. tax savings @ 24.0%: +$1,259
• After-tax cash flow: $-521/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 — Belvedere Park

• Score: 68/100
• State rank: #153
• US rank: #9886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belvedere Park, GA
• County: Dekalb County · 782,738 people
• City population: 42,812
• 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

+273.2% since first listed

18 events — show timeline

• 2026-05-11 Price Changed $209,000 GAMLS
• 2026-05-11 Price Changed $209,000 FMLS
• 2026-04-28 Price Changed $224,950 FMLS
• 2026-04-28 Price Changed $224,950 GAMLS
• 2026-03-25 Listed $252,000 FMLS
• 2026-03-25 Listed $252,000 GAMLS
• 2026-02-02 Rental Removed $1,788 RENTLY
• 2026-01-28 Listed for Rent $1,788 RENTLY
• 2024-11-17 Rental Removed $1,525 RENTALBEAST
• 2024-11-04 Price Changed $1,525 RENTALBEAST
• 2024-10-17 Listed for Rent $1,545 RENTALBEAST
• 2022-04-20 Sold (Public Records) $900,857 Public Records
• 2009-09-28 Sold (MLS) $18,000 FMLS
• 2009-08-03 Listed $20,000 FMLS
• 2007-07-23 Sold (Public Records) $150,000 Public Records
• 2007-06-29 Sold (MLS) $150,000 FMLS
• 2007-01-15 Listed $105,000 FMLS
• 1987-08-28 Sold (Public Records) $56,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,528 · +0.1% YoY. Source: county tax records.