2249 Brannen Rd SE · Gresham Park, GA 30316

$188,000

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 243 Days on market

Built 1955 8,712 sqft lot $175/sqft · 32% below area Est $277k · 32% under

---

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 +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.6/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make this home your own with some Seller paid closing costs. This one level home is totally renovated and is Move-In-Ready. White shaker kitchen cabinets; updated bathroom, and new flooring throughout. Enjoy your privacy on a large corner lot with the front and back yard fenced in. Close to Major interstates, Downtown Atlanta, and Major attractions.

Key facts

• One level home
• Large corner lot
• New flooring

Tags

• ONE LEVEL HOME
• WHITE SHAKER KITCHEN CABINETS
• UPDATED BATHROOM
• NEW FLOORING
• LARGE CORNER LOT
• FRONT AND BACK YARD FENCED IN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.6% in Gresham 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 66/100 on livability (#183 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: schools D-, 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 (+2.3%/yr); 461 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); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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 243 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $188k implies a 445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $165,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 7.8

CMA / ARV

• ARV (median comp): $277,185
• List price: $188,000
• Delta: -32.18%
• 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
2028 Cook Rd	0.29mi	2/1.0 (-1)	1,012 (-6%)	6mo	$168,000	$166	67
2090 Cherry Ln	0.65mi	3/1.0	1,085 (+1%)	5mo	$140,000	$129	64
1738 Flintwood Dr SE	0.46mi	3/1.5	1,163 (+8%)	2mo	$283,000	$243	62
1936 Boulderview Dr SE	0.72mi	3/2.0	1,100 (+2%)	1mo	$298,900	$272	58
2180 Rexford Dr	0.63mi	2/1.0 (-1)	1,066 (-1%)	9mo	$85,000	$80	57
2575 Flagstone Dr SE	0.46mi	3/3.0	1,119 (+4%)	10mo	$240,000	$214	56
2653 Flagstone Dr SE	0.56mi	3/2.5	1,145 (+6%)	9mo	$275,000	$240	50
2352 Scotty Cir	0.69mi	3/1.0	1,010 (-6%)	10mo	$173,000	$171	49
2134 Tilson Rd	0.60mi	3/2.0	1,200 (+12%)	2mo	$268,500	$224	47
2327 Scotty Cir	0.68mi	2/2.0 (-1)	1,010 (-6%)	7mo	$210,000	$208	44
1905 Sahara Dr SE	0.71mi	3/1.5	1,204 (+12%)	8mo	$225,000	$187	38
1973 Boulderview Dr	0.65mi	2/1.0 (-1)	1,230 (+14%)	8mo	$135,000	$110	34

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-21,822
• Equity at exit: $28,031

10-year hold

• IRR: -3.3%
• Equity multiple: 0.79×
• Total profit: $-11,280
• Equity at exit: $16,255

Cash invested: $52,640 (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 30316

• Rents YoY: 2.3%
• Active inventory: 461
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$986
• Tax from tax record: −$372 /mo · $4,470/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $155

Break-even live

Break-even rent $1,819

Max offer price $188,000

Occupancy floor 87%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	2d	23	0.35mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	43d	1	0.51mi
1757 Flintwood Dr SE Atlanta, GA	3.0	2.0	1150	$1,750	$1.52	43d	1	0.51mi
2434 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1400	$2,499	$1.78	43d	1	0.55mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	43d	1	0.59mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	43d	1	0.64mi
2435 Bouldercliff Way SE Unit B Atlanta, GA	2.0	1.0	1236	$1,600	$1.29	43d	1	0.66mi
2435 Bouldercliff Way SE Atlanta, GA	3.0	2.0	1236	$1,950	$1.58	43d	1	0.66mi
2335 Scotty Cir Decatur, GA	3.0	1.0	1010	$1,495	$1.48	43d	1	0.66mi
200 Vineyard Walk Atlanta, GA	2.0	1.0	884	$1,294	$1.46	2d	6	0.67mi
2078 Parker Ranch Rd SE Atlanta, GA	3.0	1.0	1014	$1,650	$1.63	24d	1	0.69mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	43d	1	0.75mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	43d	1	0.81mi
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	43d	1	0.81mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	43d	1	0.88mi
1670 Cecilia Dr SE Atlanta, GA	3.0	2.0	1032	$2,350	$2.28	43d	1	0.88mi
2911 Gresham Rd SE Atlanta, GA	3.0	1.0	960	$1,700	$1.77	43d	1	0.88mi
2892 Horse Shoe Dr SE Atlanta, GA	4.0	2.0	1342	$1,654	$1.23	22d	1	0.90mi
2123 Second Ave Decatur, GA	4.0	2.0	1302	$2,075	$1.59	19d	1	0.93mi
2913 Horse Shoe Dr SE Atlanta, GA	3.0	1.0	1263	$1,595	$1.26	24d	1	0.94mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	43d	1	0.97mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	22d	1	0.97mi
1438 E Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	967	$1,707	$1.76	1d	19	0.97mi
2884 Reveille Cir SE Atlanta, GA	3.0	2.0	1437	$2,050	$1.43	43d	1	1.00mi
2931 Cloverleaf Dr SE Atlanta, GA	4.0	2.0	1371	$1,985	$1.45	5d	1	1.01mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	43d	1	1.04mi
2043 Juanita St Decatur, GA	3.0	2.0	1500	$3,000	$2.00	43d	1	1.04mi
1989 Wee Kirk Rd SE Atlanta, GA	3.0	1.0	925	$1,800	$1.95	24d	1	1.04mi
1843 Wee Kirk Rd SE Atlanta, GA	3.0	1.5	1154	$1,811	$1.57	5d	1	1.05mi
1345 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1465	$2,500	$1.71	24d	1	1.16mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	24d	1	1.17mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	15d	1	1.17mi
1337 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1460	$2,390	$1.64	5d	1	1.17mi
1930 Flat Shoals Rd SE Atlanta, GA	1.0–2.0	1.0–1.5	1045	$1,479	$1.42	5d	17	1.17mi
1624 Eastland Rd SE Atlanta, GA	2.0	1.0	875	$1,300	$1.49	22d	1	1.21mi
3054 Will Rogers Pl SE Atlanta, GA	3.0	2.0	1050	$2,600	$2.48	43d	1	1.26mi
2000 Bouldercrest Rd Atlanta, GA	1.0–2.0	1.0–2.0	925	$1,520	$1.64	43d	3	1.26mi
2000 Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,658	$1.58	1d	16	1.26mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	24d	1	1.27mi
2959 Sugarcreek Ln SE Atlanta, GA	4.0	2.5	1478	$1,940	$1.31	5d	1	1.28mi

Listing history 38 events

1. 2026-06-18
   days on market $188,000 Active 243 DOM
2. 2026-06-17
   days on market $188,000 Active 242 DOM
3. 2026-06-16
   days on market $188,000 Active 241 DOM
4. 2026-06-15
   days on market $188,000 Active 240 DOM
5. 2026-06-13
   days on market $188,000 Active 238 DOM
6. 2026-06-09
   days on market $188,000 Active 234 DOM
7. 2026-06-08
   days on market $188,000 Active 233 DOM
8. 2026-06-07
   days on market $188,000 Active 232 DOM
9. 2026-06-04
   days on market $188,000 Active 229 DOM
10. 2026-06-03
    pricedays on market $188,000 Active 228 DOM
11. 2026-06-02
    days on market $199,900 Active 227 DOM
12. 2026-06-01
    days on market $199,900 Active 226 DOM
13. 2026-05-31
    days on market $199,900 Active 225 DOM
14. 2026-04-20
    status Active 354-char remark

    Show marketing remark (354 chars)

    Make this home your own with some Seller paid closing costs. This one level home is totally renovated and is Move-In-Ready. White shaker kitchen cabinets; updated bathroom, and new flooring throughout. Enjoy your privacy on a large corner lot with the front and back yard fenced in. Close to Major interstates, Downtown Atlanta, and Major attractions.

15. 2026-04-06
    historical 354-char remark

    Show marketing remark (354 chars)

    Make this home your own with some Seller paid closing costs. This one level home is totally renovated and is Move-In-Ready. White shaker kitchen cabinets; updated bathroom, and new flooring throughout. Enjoy your privacy on a large corner lot with the front and back yard fenced in. Close to Major interstates, Downtown Atlanta, and Major attractions.

16. 2025-10-04
    listed $199,900 Active 354-char remark

    Show marketing remark (354 chars)

    Make this home your own with some Seller paid closing costs. This one level home is totally renovated and is Move-In-Ready. White shaker kitchen cabinets; updated bathroom, and new flooring throughout. Enjoy your privacy on a large corner lot with the front and back yard fenced in. Close to Major interstates, Downtown Atlanta, and Major attractions.

17. 2025-10-01
    historical
18. 2025-10-01
    historical
19. 2025-08-18
    status Back On Market
20. 2025-08-18
    status Active
21. 2025-08-17
    status Pending
22. 2025-08-12
    status Under Contract
23. 2025-08-12
    historical Active Under Contract
24. 2025-08-03
    price $235,000
25. 2025-08-03
    price $235,000
26. 2025-07-23
    listed $245,000 Active
27. 2025-07-23
    listed $245,000 New
28. 2024-07-31
    historical
29. 2024-07-31
    historical
30. 2024-03-31
    listed $270,000 Active
31. 2024-03-31
    listed $270,000 New
32. 2024-03-30
    historical
33. 2024-03-30
    historical
34. 2023-10-24
    price $270,000
35. 2023-09-13
    price $270,000
36. 2023-07-17
    listed $275,000 Active
37. 2023-07-17
    listed $275,000 New
38. 1995-03-07
    soldstatus $34,500

ⓘ 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: $4,470 · $372/mo
• Projected year-2 tax: $4,470 · $372/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 3/10 Moderate
• 🌡 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,179
• − Mortgage interest: −$10,531
• − Property taxes: −$4,470
• − Insurance: −$940
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$5,469
• Taxable loss: −$1,099
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $2,125/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 — Gresham Park

• Score: 66/100
• State rank: #183
• US rank: #11376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gresham Park, GA
• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

+479.4% since first listed

25 events — show timeline

• 2026-04-20 Relisted — FMLS
• 2026-04-06 Listing Removed — FMLS
• 2025-10-04 Listed $199,900 FMLS
• 2025-10-01 Listing Removed — GAMLS
• 2025-10-01 Listing Removed — FMLS
• 2025-08-18 Relisted — GAMLS
• 2025-08-18 Relisted — FMLS
• 2025-08-17 Pending — FMLS
• 2025-08-12 Pending — GAMLS
• 2025-08-12 Contingent — FMLS
• 2025-08-03 Price Changed $235,000 GAMLS
• 2025-08-03 Price Changed $235,000 FMLS
• 2025-07-23 Listed $245,000 GAMLS
• 2025-07-23 Listed $245,000 FMLS
• 2024-07-31 Listing Removed — GAMLS
• 2024-07-31 Listing Removed — FMLS
• 2024-03-31 Listed $270,000 GAMLS
• 2024-03-31 Listed $270,000 FMLS
• 2024-03-30 Listing Removed — GAMLS
• 2024-03-30 Listing Removed — FMLS
• 2023-10-24 Price Changed $270,000 GAMLS
• 2023-09-13 Price Changed $270,000 FMLS
• 2023-07-17 Listed $275,000 GAMLS
• 2023-07-17 Listed $275,000 FMLS
• 1995-03-07 Sold (Public Records) $34,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,470 · +24.3% YoY. Source: county tax records.