2264 Mark Trl · Candler-McAfee, GA 30032

$164,900

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 19 Days on market

Built 1953 10,454 sqft lot Est $295k · 44% under

---

Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath ranch home located in Decatur, featuring a classic brick exterior and a functional layout. The interior offers comfortable living spaces with well-sized bedrooms and a practical floor plan. Step outside to enjoy the backyard, perfect for relaxing, gardening, or entertaining. This home presents a great opportunity for homeowners or investors alike.

Key facts

• Brick exterior
• Backyard
• Functional layout

Tags

• BRICK EXTERIOR
• FUNCTIONAL LAYOUT
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: Ronald E Mcnair Discover Learning Academy Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 568 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 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 24% district-wide (-19 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 (+1.3%/yr); 422 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($162k) 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 $36k; list at $165k implies a 361% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.24% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $295,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2283 Scotty Cir	0.11mi	3/2.0	1,298 (-2%)	2mo	$309,000	$238	86
2139 Trailwood Rd	0.17mi	4/2.0 (+1)	1,357 (+3%)	1mo	$231,000	$170	77
2255 Haverford Dr	0.49mi	3/2.0	1,310 (-1%)	1mo	$252,650	$193	71
1949 Capri Dr	0.55mi	3/1.5	1,307 (-1%)	0mo	$265,000	$203	70
2093 Wildrose	0.41mi	4/2.0 (+1)	1,306 (-1%)	1mo	$350,000	$268	69
2134 Tilson Rd	0.28mi	3/2.0	1,200 (-9%)	2mo	$268,500	$224	66
2177 Mark Trl	0.21mi	3/2.0	1,500 (+14%)	2mo	$358,500	$239	62
1933 Camellia Dr	0.67mi	3/2.0	1,302 (-1%)	2mo	$285,000	$219	61
2473 Tyler Way	0.70mi	3/2.0	1,345 (+2%)	1mo	$227,000	$169	59
672 Quillian Ave	0.68mi	3/2.0	1,289 (-2%)	2mo	$300,000	$233	59
2107 Second Ave	0.61mi	4/2.0 (+1)	1,350 (+2%)	1mo	$330,000	$244	57
2063 Juanita St	0.49mi	3/1.5	1,501 (+14%)	1mo	$165,000	$110	51

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $9,310
• Equity at exit: $24,587

10-year hold

• IRR: 13.3%
• Equity multiple: 1.98×
• Total profit: $45,348
• Equity at exit: $14,258

Cash invested: $46,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$865
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $619

Break-even live

Break-even rent $1,257

Max offer price $164,900

Occupancy floor 65%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	43d	1	0.11mi
2335 Scotty Cir Decatur, GA	3.0	1.0	1010	$1,495	$1.48	43d	1	0.18mi
2181 Juanita St Decatur, GA	4.0	3.0	1595	$3,500	$2.19	24d	1	0.33mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	1d	23	0.52mi
2043 Juanita St Decatur, GA	3.0	2.0	1500	$3,000	$2.00	43d	1	0.55mi
2386 Cresta Dr Decatur, GA	3.0	2.5	1107	$2,000	$1.81	43d	1	0.59mi
2123 Second Ave Decatur, GA	4.0	2.0	1302	$2,075	$1.59	18d	1	0.59mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	43d	1	0.61mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	1d	1	0.64mi
2006 McAfee Pl Decatur, GA	3.0	2.0	1128	$2,295	$2.03	24d	1	0.65mi
2191 Greystone Way Decatur, GA	3.0	1.0	1053	$1,800	$1.71	43d	1	0.67mi
2461 Fontaine Cir Decatur, GA	3.0	2.0	1193	$1,795	$1.50	24d	1	0.67mi
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	43d	1	0.68mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	15d	1	0.73mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	43d	1	0.73mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	43d	1	0.77mi
2176 Lilac Ln Decatur, GA	3.0	2.0	1800	$1,395	$0.78	24d	1	0.78mi
2524 Habersham Dr Decatur, GA	3.0	1.0	1251	$1,395	$1.12	5d	1	0.83mi
2529 Habersham Dr Decatur, GA	4.0	2.0	1272	$7,895	$6.21	20d	1	0.84mi
2553 Habersham Dr Decatur, GA	2.0	4.5	1272	$1,520	$1.19	12d	1	0.89mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	22d	1	0.89mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	43d	1	0.89mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	24d	1	0.91mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	43d	1	0.94mi
2246 Whites Mill Rd Decatur, GA	3.0	1.5	1448	$1,600	$1.10	18d	1	0.98mi
2210 Whites Mill Rd Decatur, GA	3.0	1.0	1194	$1,750	$1.47	43d	1	1.01mi
531 Allendale Dr Decatur, GA	3.0	2.0	888	$2,100	$2.36	43d	1	1.02mi
1930 Normal St Decatur, GA	4.0	2.0	1459	$1,850	$1.27	43d	1	1.03mi
2349 Ousley Ct Decatur, GA	4.0	2.0	1014	$2,400	$2.37	43d	1	1.05mi
200 Vineyard Walk Atlanta, GA	2.0	1.0	884	$1,294	$1.46	1d	6	1.07mi
2739 Sherlock Dr Decatur, GA	4.0	2.0	1763	$1,886	$1.07	43d	1	1.08mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	43d	1	1.12mi
1881 2nd Ave Decatur, GA	3.0	1.0–2.5	1010	$3,761	$3.72	2d	60	1.12mi
2078 Parker Ranch Rd SE Atlanta, GA	3.0	1.0	1014	$1,650	$1.63	24d	1	1.14mi
773 Fayetteville Rd SE Atlanta, GA	3.0	2.0	1085	$2,100	$1.94	43d	1	1.16mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	24d	1	1.21mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	24d	1	1.21mi
1872 Cannon St Decatur, GA	4.0	3.0	1518	$2,695	$1.78	5d	1	1.21mi
2912 Glenwood Ave SE Atlanta, GA	2.0	1.0	1063	$1,695	$1.59	22d	1	1.24mi
2378 Charleston Pointe SE Atlanta, GA	3.0	3.0	1604	$2,100	$1.31	22d	1	1.25mi

Listing history 5 events

1. 2026-01-22
   status Under Contract 376-char remark

   Show marketing remark (376 chars)

   Charming 3-bedroom, 1-bath ranch home located in Decatur, featuring a classic brick exterior and a functional layout. The interior offers comfortable living spaces with well-sized bedrooms and a practical floor plan. Step outside to enjoy the backyard, perfect for relaxing, gardening, or entertaining. This home presents a great opportunity for homeowners or investors alike.

2. 2026-01-22
   status Pending

   Show marketing remark (376 chars)

   Charming 3-bedroom, 1-bath ranch home located in Decatur, featuring a classic brick exterior and a functional layout. The interior offers comfortable living spaces with well-sized bedrooms and a practical floor plan. Step outside to enjoy the backyard, perfect for relaxing, gardening, or entertaining. This home presents a great opportunity for homeowners or investors alike.

3. 2025-12-31
   listed $164,900 New 376-char remark

   Show marketing remark (376 chars)

   Charming 3-bedroom, 1-bath ranch home located in Decatur, featuring a classic brick exterior and a functional layout. The interior offers comfortable living spaces with well-sized bedrooms and a practical floor plan. Step outside to enjoy the backyard, perfect for relaxing, gardening, or entertaining. This home presents a great opportunity for homeowners or investors alike.

4. 2025-12-31
   listed $164,900 Active

   Show marketing remark (376 chars)

   Charming 3-bedroom, 1-bath ranch home located in Decatur, featuring a classic brick exterior and a functional layout. The interior offers comfortable living spaces with well-sized bedrooms and a practical floor plan. Step outside to enjoy the backyard, perfect for relaxing, gardening, or entertaining. This home presents a great opportunity for homeowners or investors alike.

5. 1981-06-02
   soldstatus $35,800

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$803/yr (+$67/mo · 112.5%)

ⓘ 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 ≥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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,490
• − Mortgage interest: −$9,237
• − Property taxes: −$714
• − Insurance: −$824
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$4,797
• Taxable income: $4,999
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $6,232/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

• Census place: Candler-McAfee, 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

+360.6% since first listed

5 events — show timeline

• 2026-01-22 Pending — GAMLS
• 2026-01-22 Pending — FMLS
• 2025-12-31 Listed $164,900 FMLS
• 2025-12-31 Listed $164,900 GAMLS
• 1981-06-02 Sold (Public Records) $35,800 Public Records

Property tax history

+1.5%/yr

Latest (2025): $714 · -4.4% YoY. Source: county tax records.