1779 Gretna Green Way · Belvedere Park, GA 30035

$185,000

3 bd · 2.0 ba · 1,875 sqft · SingleFamily public records · 16 Days on market

Built 1966 0.32 ac lot $99/sqft · 20% below area Est $231k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• 1% rule +5.2/10.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this Decatur property with strong potential for those ready to bring their vision to life. This home offers a functional layout with three bedrooms and two bathrooms, providing a solid foundation for renovation or customization. The interior features a defined living area that connects to the kitchen and dining space, creating a layout that can be reimagined to suit a variety of design styles. The property includes a private yard and patio area, offering additional space to enhance outdoor living. With the right updates, this home presents a chance to maximize value and transform it into a standout residence. Conveniently located with access to major roadways, shopping, and dining, this is a compelling option for those looking to invest in a growing area.

Key facts

• 0.32 acre lot
• Built 1966
• Listed 16 days

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Central air conditioning; Water source: Other; Electric: Other; Sewer: Other; Utilities: Other
• Home design: One-level home; Brick on all four sides; Resale condition; Composition roof; Slab foundation
• Construction: Brick 4 sides construction; Composition roof; Built on a slab foundation
• Exterior features: Patio; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Eat-in kitchen; Kitchen opens to family room
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Luxury vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo; Two main-level bathrooms
• Heating & cooling: Central air; Other heating
• Interior features: Open concept dining area; View from the kitchen to the family room; No shared/common walls; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $47 ($564/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: 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: 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); 62% 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 $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 16 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

• ARV (median comp): $231,390
• List price: $185,000
• Delta: -20.05%
• 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
3976 Inca Ct	0.57mi	3/2.0	1,960 (+4%)	3mo	$200,000	$102	63
1784 Danrich Dr	0.37mi	3/2.0	1,670 (-11%)	11mo	$210,000	$126	56
4032 E Hilda Cir	0.62mi	3/1.5	1,896 (+1%)	16mo	$239,900	$127	54
1596 Hampshire Pl	0.63mi	3/2.0	1,800 (-4%)	18mo	$264,000	$147	49
1888 Janet Ln	0.66mi	4/2.5 (+1)	2,015 (+8%)	5mo	$175,000	$87	46
1580 Hampshire Pl	0.63mi	4/3.0 (+1)	1,950 (+4%)	13mo	$270,000	$138	44
3993 Brookcrest Cir	0.73mi	3/2.0	1,618 (-14%)	1mo	$265,000	$164	42
3985 Lindsey Dr	0.61mi	4/2.5 (+1)	1,632 (-13%)	2mo	$295,000	$181	41
4002 E Hilda Cir	0.68mi	3/2.0	2,099 (+12%)	8mo	$290,000	$138	41
1816 Ledo Ave	0.51mi	4/2.0 (+1)	1,610 (-14%)	15mo	$319,000	$198	35
4002 Lindsey Dr	0.66mi	4/2.5 (+1)	1,624 (-13%)	12mo	$312,000	$192	30
1415 Chedworth	0.70mi	4/2.0 (+1)	2,106 (+12%)	14mo	$207,500	$99	30

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-30,815
• Equity at exit: $27,584

10-year hold

• IRR: -14.3%
• Equity multiple: 0.27×
• Total profit: $-38,015
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$970
• Tax from tax record: −$396 /mo · $4,747/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $47

Break-even live

Break-even rent $1,826

Max offer price $185,000

Occupancy floor 93%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1590 Agape Way Decatur, GA	1.0–3.0	1.0–2.0	1022	$1,400	$1.37	43d	1	0.11mi
3141 Journal Ct Decatur, GA	3.0	2.5	1386	$1,895	$1.37	12d	1	0.17mi
3184 Delancy St Decatur, GA	3.0	2.5	1515	$1,800	$1.19	43d	1	0.26mi
1683 Vernon Blvd Decatur, GA	3.0	2.5	1515	$1,840	$1.21	18d	1	0.28mi
4565 Covington Hwy Decatur, GA	2.0–3.0	1.5	1200	$1,439	$1.20	3d	8	0.38mi
3121 Journal Ct Decatur, GA	3.0	2.5	1386	$1,895	$1.37	19d	1	0.41mi
4655 Glenwood Rd Decatur, GA	2.0–3.0	2.0	1318	$1,600	$1.21	19d	31	0.42mi
3106 Calcutta St Decatur, GA	3.0	2.5	1386	$1,895	$1.37	43d	1	0.43mi
1502 Vernon Blvd Decatur, GA	3.0	3.0	1515	$2,050	$1.35	24d	1	0.43mi
3096 Calcutta St Decatur, GA	3.0	2.5	1386	$1,895	$1.37	43d	1	0.43mi
1473 Hyatt Cir Decatur, GA	3.0	2.5	1386	$2,050	$1.48	43d	1	0.45mi
1905 Bodwin Pl Unit 1905 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.52mi
1998 Arthurs Court Dr Unit 1998 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.53mi
1998 Arthurs Court Dr Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.53mi
2011 Bodwin Pl Unit 2011 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.58mi
2007 Bodwin Pl Unit 2007 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.58mi
1910 Bodwin Pl Unit 1910C Decatur, GA	2.0	2.0	1298	$1,450	$1.12	43d	1	0.58mi
1914 Bodwin Pl Unit 1914A Decatur, GA	2.0	2.0	1298	$1,450	$1.12	43d	1	0.59mi
3025 Arthurs Ct Unit 3025 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3017 Arthurs Ct Unit 3017 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3023 Arthurs Ct Unit 3023 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3021 Arthurs Ct Unit 3021 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3015 Arthurs Ct Unit 3015 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3019 Arthurs Ct Unit 3019 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3711 Daisy Dr Decatur, GA	3.0	1.5	1240	$1,700	$1.37	43d	1	0.62mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,705	$1.51	1d	12	0.68mi
1985 Glenwood Downs Dr Decatur, GA	3.0	2.5	1460	$1,700	$1.16	20d	1	0.75mi
1995 Glenwood Downs Dr Decatur, GA	3.0	2.0	1564	$1,750	$1.12	5d	1	0.77mi
3854 Austin Park Ln Decatur, GA	3.0	2.5	1464	$1,800	$1.23	43d	1	0.79mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	1d	9	0.86mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	43d	6	0.86mi
3728 Loren Dr Decatur, GA	3.0	1.5	1340	$2,150	$1.60	43d	1	0.89mi
4336 Glenhaven Dr Decatur, GA	4.0	3.0	2100	$2,500	$1.19	43d	1	0.91mi
1380 Colony Hill Ct Stone Mountain, GA	3.0	1.5	1350	$1,500	$1.11	10d	1	0.97mi
1380 Colony Hill Ct Stone Mountain, GA	4.0	4.5	1350	$1,690	$1.25	12d	1	0.97mi
3560 Sweetgum Ln Decatur, GA	4.0	3.0	1848	$1,766	$0.96	5d	1	0.99mi
1563 Pine Glen Cir Decatur, GA	3.0	2.0	1608	$1,695	$1.05	5d	1	1.00mi
2109 Newgate Dr Decatur, GA	3.0	2.5	1701	$1,850	$1.09	43d	1	1.05mi
3920 Wedgefield Cir Decatur, GA	4.0	3.0	2325	$2,500	$1.08	24d	1	1.06mi
4066 Marble Arch Ct Decatur, GA	3.0	2.0	1344	$1,800	$1.34	43d	1	1.09mi

Listing history 18 events

1. 2026-05-14
   status Under Contract 788-char remark

   Show marketing remark (788 chars)

   Opportunity awaits in this Decatur property with strong potential for those ready to bring their vision to life. This home offers a functional layout with three bedrooms and two bathrooms, providing a solid foundation for renovation or customization. The interior features a defined living area that connects to the kitchen and dining space, creating a layout that can be reimagined to suit a variety of design styles. The property includes a private yard and patio area, offering additional space to enhance outdoor living. With the right updates, this home presents a chance to maximize value and transform it into a standout residence. Conveniently located with access to major roadways, shopping, and dining, this is a compelling option for those looking to invest in a growing area.

2. 2026-05-14
   status Pending 788-char remark

   Show marketing remark (788 chars)

   Opportunity awaits in this Decatur property with strong potential for those ready to bring their vision to life. This home offers a functional layout with three bedrooms and two bathrooms, providing a solid foundation for renovation or customization. The interior features a defined living area that connects to the kitchen and dining space, creating a layout that can be reimagined to suit a variety of design styles. The property includes a private yard and patio area, offering additional space to enhance outdoor living. With the right updates, this home presents a chance to maximize value and transform it into a standout residence. Conveniently located with access to major roadways, shopping, and dining, this is a compelling option for those looking to invest in a growing area.

3. 2026-05-05
   listed $185,000 New 788-char remark

   Show marketing remark (788 chars)

   Opportunity awaits in this Decatur property with strong potential for those ready to bring their vision to life. This home offers a functional layout with three bedrooms and two bathrooms, providing a solid foundation for renovation or customization. The interior features a defined living area that connects to the kitchen and dining space, creating a layout that can be reimagined to suit a variety of design styles. The property includes a private yard and patio area, offering additional space to enhance outdoor living. With the right updates, this home presents a chance to maximize value and transform it into a standout residence. Conveniently located with access to major roadways, shopping, and dining, this is a compelling option for those looking to invest in a growing area.

4. 2026-05-05
   listed $185,000 Active 788-char remark

   Show marketing remark (788 chars)

   Opportunity awaits in this Decatur property with strong potential for those ready to bring their vision to life. This home offers a functional layout with three bedrooms and two bathrooms, providing a solid foundation for renovation or customization. The interior features a defined living area that connects to the kitchen and dining space, creating a layout that can be reimagined to suit a variety of design styles. The property includes a private yard and patio area, offering additional space to enhance outdoor living. With the right updates, this home presents a chance to maximize value and transform it into a standout residence. Conveniently located with access to major roadways, shopping, and dining, this is a compelling option for those looking to invest in a growing area.

5. 2026-02-09
   historical $1,673
6. 2026-01-13
   price $1,673
7. 2025-12-20
   price $1,545
8. 2025-12-16
   price $1,595
9. 2025-12-05
   price $1,645
10. 2025-12-02
    listed $1,695
11. 2025-12-02
    historical $1,695
12. 2025-11-28
    price $1,695
13. 2025-11-22
    price $1,745
14. 2025-11-15
    price $1,795
15. 2025-11-02
    price $1,825
16. 2025-11-01
    listed $1,880
17. 2025-11-01
    historical $1,880
18. 2025-10-11
    listed $1,880

ⓘ 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: $4,747 · $396/mo
• Projected year-2 tax: $4,747 · $396/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $22,629
• − Mortgage interest: −$10,363
• − Property taxes: −$4,747
• − Insurance: −$925
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$5,382
• Taxable loss: −$2,408
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $1,141/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

• County: Dekalb County · 782,738 people
• City population: 42,812
• 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

+9740.4% since first listed

22 events — show timeline

• 2026-05-27 Pending — GAMLS
• 2026-05-27 Pending — FMLS
• 2026-05-20 Relisted — GAMLS
• 2026-05-20 Relisted — FMLS
• 2026-05-14 Pending — GAMLS
• 2026-05-14 Pending — FMLS
• 2026-05-05 Listed $185,000 FMLS
• 2026-05-05 Listed $185,000 GAMLS
• 2026-02-09 Rental Removed $1,673 RENTLY
• 2026-01-13 Price Changed $1,673 RENTLY
• 2025-12-20 Price Changed $1,545 RENTLY
• 2025-12-16 Price Changed $1,595 RENTLY
• 2025-12-05 Price Changed $1,645 RENTLY
• 2025-12-02 Listed for Rent $1,695 RENTLY
• 2025-12-02 Rental Removed $1,695 ZUMPER1
• 2025-11-28 Price Changed $1,695 ZUMPER1
• 2025-11-22 Price Changed $1,745 ZUMPER1
• 2025-11-15 Price Changed $1,795 ZUMPER1
• 2025-11-02 Price Changed $1,825 ZUMPER1
• 2025-11-01 Listed for Rent $1,880 ZUMPER1
• 2025-11-01 Rental Removed $1,880 RENTLY
• 2025-10-11 Listed for Rent $1,880 RENTLY

Property tax history

+7.5%/yr

Latest (2025): $4,747 · -1.4% YoY. Source: county tax records.