460 Oakdale Rd NE · Atlanta, GA 30307

$950,000

6 bd · 3.0 ba · 3,432 sqft · MultiFamily public records · 20 Days on market

Built 1885 0.25 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Built in 1885, this breathtaking Candler Park Vintage Farm House is one of a handful of Atlanta's oldest homes. Soaring 12' ceilings, original newel posts, stair railings, and refurbished period windows preserve the craftsmanship of a bygone era, while original and carefully rebuilt fireplaces anchor each principal room. The updated kitchen brings modern comfort without sacrificing historic soul. A rare quarter-acre lot puts you steps from McLendon Ave's beloved shops and restaurants, the 55-acre Candler Park with its golf course, tennis, pool, and trails, and the BeltLine Eastside Trail. Enjoy the neighborhood's legendary calendar: Fall Fest, the Music & Food Festival, outdoor movies, and year-round community events that make Candler Park unlike anywhere else in Atlanta. Top-rated Mary Lin Elementary anchors the school cluster. A main-level 1BD/1BA apartment offers rental income potential or seamlessly expands into the main living space. Rich with 144 years of Atlanta history and ready for your family's next chapter.

Key facts

• Candler park
• Original newel posts
• Updated kitchen

Tags

• ORIGINAL NEWEL POSTS
• REFURBISHED PERIOD WINDOWS
• UPDATED KITCHEN
• QUARTER-ACRE LOT
• MCLENDON AVE SHOPS
• CANDLER PARK

Property features AI

Finance

• HOA & community: Community includes sidewalks

Exterior

• Parking: Four parking spaces; Driveway and parking pad; Open parking available
• Utilities: Public water; Public sewer; Electric service: Other; Other utilities
• Home design: Two levels; Resale property
• Construction: Composition roof; Construction materials: Other; Foundation: Block and pillar/post/pier
• Exterior features: Front porch; Other exterior features; Other structures on site include garage(s) and a second residence

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Kitchen cabinets (other)
• Bedrooms: Two main-level bedrooms; Three upper-level bedrooms; Bedroom features: Other
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms total; Two main-level bathrooms; One upper-level full bathroom; Master bath with tub/shower combination
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; High-speed internet; Two masonry fireplaces; No shared/common walls; Crawl space basement
• Laundry & utility: Laundry closet; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/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 $756k (20.4% below list).
• Recommended offer: $756k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.1% in Atlanta — 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 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mary Lin Elementary School (math 69% / reading 68%, grade B+, #73 of 1,228 statewide, top 6%, 628 students, 5% FRL); David T Howard Middle School (math 58% / reading 63%, grade B+, #39 of 470 statewide, top 8%, 1,119 students, 19% FRL); Midtown High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,602 students, 19% FRL) — zoned schools average 14% FRL vs 71% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 52% at this address vs 32% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Atlanta Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.8%/yr); 174 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $7k of loan paydown is wiped out by about $28k 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 20 days — a 2% lower offer ($936k) is reasonable based on typical stale-listing flexibility.
• 2 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 $490k; list at $950k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• 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 $755,800 (20.4% below list)

Questions for the listing agent

1. Built in 1885 — 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. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-145,138
• Equity at exit: $141,648

10-year hold

• IRR: -9.0%
• Equity multiple: 0.47×
• Total profit: $-140,939
• Equity at exit: $82,139

Cash invested: $266,000 (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 30307

• Rents YoY: 1.8%
• Active inventory: 174
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $7,558 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$305 /mo · $3,665/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,587
• Net cashflow: $288

Break-even live

Break-even rent $7,194

Max offer price $950,000

Occupancy floor 91%

Sensitivity live

Price	-10% $825	-5% $557	+0% $288	+5% $19	+10% $-250
Rent	-10% $-309	-5% $-11	+0% $288	+5% $586	+10% $885
Rate	-1.0pp $766	-0.5pp $529	base $288	+0.5pp $42	+1.0pp $-209

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,557
Total (3 units)			$7,558

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Seminole Ave NE Atlanta, GA	6.0	3.5	3900	$17,000	$4.36	26d	1	0.54mi
1013 Euclid Ave NE Atlanta, GA	6.0	5.5	4182	$18,000	$4.30	4d	1	0.78mi
349 N Highland Ave NE Unit Mh Atlanta, GA	5.0	4.5	3500	$17,500	$5.00	1d	1	0.86mi
979 Springdale Rd NE Atlanta, GA	5.0	2.5	4110	$15,000	$3.65	3d	1	0.98mi
1275 The by Way NE Atlanta, GA	5.0	4.0	3973	$8,000	$2.01	12d	1	1.02mi
201 Clay St SE Unit 1019265P Atlanta, GA	4.0–8.0	3.5–6.0	4994	$13,938	$2.79	1d	2	1.47mi

Listing history 6 events

1. 2026-05-12
   status Under Contract 1037-char remark

   Show marketing remark (1037 chars)

   Built in 1885, this breathtaking Candler Park Vintage Farm House is one of a handful of Atlanta's oldest homes. Soaring 12' ceilings, original newel posts, stair railings, and refurbished period windows preserve the craftsmanship of a bygone era, while original and carefully rebuilt fireplaces anchor each principal room. The updated kitchen brings modern comfort without sacrificing historic soul. A rare quarter-acre lot puts you steps from McLendon Ave's beloved shops and restaurants, the 55-acre Candler Park with its golf course, tennis, pool, and trails, and the BeltLine Eastside Trail. Enjoy the neighborhood's legendary calendar: Fall Fest, the Music & Food Festival, outdoor movies, and year-round community events that make Candler Park unlike anywhere else in Atlanta. Top-rated Mary Lin Elementary anchors the school cluster. A main-level 1BD/1BA apartment offers rental income potential or seamlessly expands into the main living space. Rich with 144 years of Atlanta history and ready for your family's next chapter.

2. 2026-05-12
   status Pending

   Show marketing remark (1037 chars)

   Built in 1885, this breathtaking Candler Park Vintage Farm House is one of a handful of Atlanta's oldest homes. Soaring 12' ceilings, original newel posts, stair railings, and refurbished period windows preserve the craftsmanship of a bygone era, while original and carefully rebuilt fireplaces anchor each principal room. The updated kitchen brings modern comfort without sacrificing historic soul. A rare quarter-acre lot puts you steps from McLendon Ave's beloved shops and restaurants, the 55-acre Candler Park with its golf course, tennis, pool, and trails, and the BeltLine Eastside Trail. Enjoy the neighborhood's legendary calendar: Fall Fest, the Music & Food Festival, outdoor movies, and year-round community events that make Candler Park unlike anywhere else in Atlanta. Top-rated Mary Lin Elementary anchors the school cluster. A main-level 1BD/1BA apartment offers rental income potential or seamlessly expands into the main living space. Rich with 144 years of Atlanta history and ready for your family's next chapter.

3. 2026-04-22
   listed $950,000 New 1037-char remark

   Show marketing remark (1037 chars)

   Built in 1885, this breathtaking Candler Park Vintage Farm House is one of a handful of Atlanta's oldest homes. Soaring 12' ceilings, original newel posts, stair railings, and refurbished period windows preserve the craftsmanship of a bygone era, while original and carefully rebuilt fireplaces anchor each principal room. The updated kitchen brings modern comfort without sacrificing historic soul. A rare quarter-acre lot puts you steps from McLendon Ave's beloved shops and restaurants, the 55-acre Candler Park with its golf course, tennis, pool, and trails, and the BeltLine Eastside Trail. Enjoy the neighborhood's legendary calendar: Fall Fest, the Music & Food Festival, outdoor movies, and year-round community events that make Candler Park unlike anywhere else in Atlanta. Top-rated Mary Lin Elementary anchors the school cluster. A main-level 1BD/1BA apartment offers rental income potential or seamlessly expands into the main living space. Rich with 144 years of Atlanta history and ready for your family's next chapter.

4. 2026-04-22
   listed $950,000 Active

   Show marketing remark (1037 chars)

   Built in 1885, this breathtaking Candler Park Vintage Farm House is one of a handful of Atlanta's oldest homes. Soaring 12' ceilings, original newel posts, stair railings, and refurbished period windows preserve the craftsmanship of a bygone era, while original and carefully rebuilt fireplaces anchor each principal room. The updated kitchen brings modern comfort without sacrificing historic soul. A rare quarter-acre lot puts you steps from McLendon Ave's beloved shops and restaurants, the 55-acre Candler Park with its golf course, tennis, pool, and trails, and the BeltLine Eastside Trail. Enjoy the neighborhood's legendary calendar: Fall Fest, the Music & Food Festival, outdoor movies, and year-round community events that make Candler Park unlike anywhere else in Atlanta. Top-rated Mary Lin Elementary anchors the school cluster. A main-level 1BD/1BA apartment offers rental income potential or seamlessly expands into the main living space. Rich with 144 years of Atlanta history and ready for your family's next chapter.

5. 2002-04-23
   soldstatus $490,000
6. 1997-03-31
   soldstatus $178,000

ⓘ 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: $3,665 · $305/mo
• Projected year-2 tax: $8,740 · $728/mo
• Expected delta: +$5,075/yr (+$423/mo · 138.5%)

ⓘ 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 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: $90,696
• − Mortgage interest: −$53,215
• − Property taxes: −$3,665
• − Insurance: −$4,750
• − Repairs & maintenance: −$7,256
• − Management: −$7,256
• − Depreciation: −$27,636
• Taxable loss: −$13,081
• Est. tax savings @ 24.0%: +$3,139
• After-tax cash flow: $6,592/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: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Dekalb County · 782,738 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,709
• Household income: $140,677
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 919.0

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 White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 10% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Chinese 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: ▼ -702.06%
• Current HPI: 252.7207
• Rent YoY: ▲ 1.79%
• 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

+433.7% since first listed

6 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-05-12 Pending — FMLS
• 2026-04-22 Listed $950,000 FMLS
• 2026-04-22 Listed $950,000 GAMLS
• 2002-04-23 Sold (Public Records) $490,000 Public Records
• 1997-03-31 Sold (Public Records) $178,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $3,665 · +2137.0% YoY. Source: county tax records.