1270 Weston Dr · Belvedere Park, GA 30032

$285,000

3 bd · 2.0 ba · 1,992 sqft · SingleFamily public records · 102 Days on market

Built 1962 0.43 ac lot $143/sqft · 8% below area Est $349k · 18% 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 +7.6/30.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.8/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4beds/3 baths on . 23 acre corner lot with creek at bottom of lot. Kitchen remodeled 2012 and screened in porch added. Dedicated laundry room. Needs deep cleaning, painting and bathroom updates, as well as new furnace. AC new. Exterior paint new. Front pillars new. Roof in good condition.

Key facts

• Screened in porch
• Remodeled kitchen
• Creek

Tags

• CORNER LOT
• CREEK
• REMODELED KITCHEN
• SCREENED IN PORCH
• DEDICATED LAUNDRY ROOM
• NEW AC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (32.1% below list).
• Recommended offer: $194k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in Belvedere Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $9k 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 102 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $138k; list at $285k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $193,561 (32.1% 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 102 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 12.3

CMA / ARV

• ARV (median comp): $349,175
• List price: $285,000
• Delta: -18.38%
• 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
3530 Turner Heights Dr	0.32mi	3/2.0	1,959 (-2%)	3mo	$222,500	$114	79
1376 Cornwall Rd	0.27mi	4/2.0 (+1)	1,925 (-3%)	6mo	$293,000	$152	72
3571 Turner Heights Dr	0.23mi	4/2.0 (+1)	2,175 (+9%)	3mo	$358,000	$165	66
3480 Beech Dr	0.27mi	3/2.0	1,761 (-12%)	14mo	$235,000	$133	56
1119 Oakwood Manor Ct	0.56mi	4/3.0 (+1)	2,036 (+2%)	6mo	$281,500	$138	56
1259 Crescentwood Ln	0.62mi	3/2.5	2,216 (+11%)	4mo	$400,000	$181	47
1324 Crescentwood Ln	0.51mi	4/4.0 (+1)	2,216 (+11%)	4mo	$440,000	$199	41
3730 Oakwood Mnr	0.52mi	3/2.5	1,780 (-11%)	18mo	$291,700	$164	41
1254 Renee Dr	0.73mi	3/2.0	1,822 (-8%)	14mo	$265,000	$145	41
1318 Glen Forest Way	0.23mi	4/3.0 (+1)	1,694 (-15%)	19mo	$320,000	$189	39
3302 Bobbie Ln	0.67mi	4/2.5 (+1)	1,728 (-13%)	4mo	$375,000	$217	37
1313 Crescentwood Ln	0.52mi	3/2.5	2,260 (+14%)	18mo	$479,000	$212	36

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: -28.8%
• Equity multiple: 0.05×
• Total profit: $-75,548
• Equity at exit: $42,494

10-year hold

• IRR: -36.4%
• Equity multiple: -0.40×
• Total profit: $-112,095
• Equity at exit: $24,642

Cash invested: $79,800 (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 30032

• Rents YoY: 1.3%
• Active inventory: 422
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$261 /mo · $3,128/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-411

Break-even live

Break-even rent $2,456

Max offer price $212,340

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3728 Loren Dr Decatur, GA	3.0	1.5	1340	$2,150	$1.60	44d	1	0.42mi
3824 London Dr Decatur, GA	3.0	2.5	1544	$1,531	$0.99	44d	1	0.56mi
1223 Crescentwood Ln Decatur, GA	3.0	2.5	2244	$2,500	$1.11	20d	1	0.59mi
1428 David Cir Unit A11 Decatur, GA	3.0	1.5	1362	$1,830	$1.34	44d	1	0.60mi
3427 Jackson Dr Decatur, GA	3.0	2.0	1400	$1,900	$1.36	19d	1	0.66mi
1055 Holcombe Rd Decatur, GA	2.0–3.0	1.5	1157	$1,459	$1.26	3d	6	0.67mi
3235 Beech Dr Decatur, GA	3.0	2.0	1264	$2,400	$1.90	44d	1	0.83mi
3560 Sweetgum Ln Decatur, GA	4.0	3.0	1848	$1,766	$0.96	5d	1	0.84mi
3841 Kensington Rd Decatur, GA	2.0–3.0	2.0	1220	$1,800	$1.48	2d	14	0.88mi
3213 Bobbie Ln Decatur, GA	3.0	2.5	1678	$2,050	$1.22	13d	1	0.89mi
3960 Redan Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	1339	$3,194	$2.39	1d	19	0.91mi
3485 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	0.91mi
1473 Hyatt Cir Decatur, GA	3.0	2.5	1386	$2,050	$1.48	44d	1	0.92mi
3432 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	5d	1	0.93mi
3096 Calcutta St Decatur, GA	3.0	2.5	1386	$1,895	$1.37	44d	1	0.93mi
3445 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	0.94mi
3106 Calcutta St Decatur, GA	3.0	2.5	1386	$1,895	$1.37	44d	1	0.95mi
3121 Journal Ct Decatur, GA	3.0	2.5	1386	$1,895	$1.37	20d	1	0.97mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1400	$2,040	$1.46	44d	1	0.98mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1426	$2,040	$1.43	19d	1	0.98mi
3900 Memorial Dr Decatur, GA	1.0–2.0	1.0–1.5	1050	$1,275	$1.21	13d	4	0.99mi
3405 Cobbs Ferry Dr Unit 3405 Decatur, GA	3.0	2.0	1331	$1,550	$1.16	44d	1	0.99mi
3395 Columbia Trce Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	1.00mi
1081 Brittania Rd Unit 1 Stone Mountain, GA	3.0	2.5	1866	$1,950	$1.05	44d	1	1.01mi
1081 Brittania Rd Stone Mountain, GA	3.0	3.0	1866	$1,950	$1.05	44d	1	1.01mi
1502 Vernon Blvd Decatur, GA	3.0	3.0	1515	$2,050	$1.35	24d	1	1.02mi
3381 Columbia Trce Decatur, GA	3.0	2.0	1252	$1,450	$1.16	5d	1	1.03mi
3365 Columbia Trce Decatur, GA	3.0	2.0	1252	$1,450	$1.16	5d	1	1.04mi
3964 Carlinswood Way Stone Mountain, GA	3.0	2.5	1681	$2,000	$1.19	44d	1	1.04mi
1683 Vernon Blvd Decatur, GA	3.0	2.5	1515	$1,840	$1.21	19d	1	1.08mi
3191 Bluebird Ln Decatur, GA	4.0	2.0	1300	$7,250	$5.58	24d	1	1.09mi
3184 Delancy St Decatur, GA	3.0	2.5	1515	$1,800	$1.19	44d	1	1.10mi
1023 Privy Ln Stone Mountain, GA	3.0	2.5	1701	$2,700	$1.59	5d	1	1.11mi
3141 Journal Ct Decatur, GA	3.0	2.5	1386	$1,895	$1.37	13d	1	1.16mi
1590 Agape Way Decatur, GA	1.0–3.0	1.0–2.0	1022	$1,400	$1.37	44d	1	1.21mi
3711 Daisy Dr Decatur, GA	3.0	1.5	1240	$1,700	$1.37	44d	1	1.24mi
1637 Columbia Dr Decatur, GA	4.0	2.0	1896	$1,795	$0.95	44d	1	1.29mi
3072 Lauren Parc Rd Decatur, GA	3.0	3.5	1743	$2,100	$1.20	44d	1	1.35mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	2d	9	1.40mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	44d	6	1.40mi

Listing history 16 events

1. 2026-06-18
   days on market $285,000 Active 102 DOM
2. 2026-06-17
   days on market $285,000 Active 101 DOM
3. 2026-06-16
   days on market $285,000 Active 100 DOM
4. 2026-06-15
   days on market $285,000 Active 99 DOM
5. 2026-06-13
   days on market $285,000 Active 97 DOM
6. 2026-06-09
   days on market $285,000 Active 93 DOM
7. 2026-06-08
   days on market $285,000 Active 92 DOM
8. 2026-06-07
   days on market $285,000 Active 91 DOM
9. 2026-06-04
   days on market $285,000 Active 88 DOM
10. 2026-06-03
    days on market $285,000 Active 87 DOM
11. 2026-06-02
    days on market $285,000 Active 86 DOM
12. 2026-06-01
    days on market $285,000 Active 85 DOM
13. 2026-05-31
    days on market $285,000 Active 84 DOM
14. 2026-03-08
    listed $285,000 Active 289-char remark

    Show marketing remark (289 chars)

    4beds/3 baths on . 23 acre corner lot with creek at bottom of lot. Kitchen remodeled 2012 and screened in porch added. Dedicated laundry room. Needs deep cleaning, painting and bathroom updates, as well as new furnace. AC new. Exterior paint new. Front pillars new. Roof in good condition.

15. 2002-01-02
    soldstatus $138,300
16. 2000-12-22
    soldstatus $127,500

ⓘ 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: $3,128 · $261/mo
• Projected year-2 tax: $3,128 · $261/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 7/10 Severe FEMA zone X (unshaded) · 96% 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 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: $23,227
• − Mortgage interest: −$15,964
• − Property taxes: −$3,128
• − Insurance: −$2,222
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$8,291
• Taxable loss: −$10,095
• Est. tax savings @ 24.0%: +$2,423
• After-tax cash flow: $-2,513/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

+123.5% since first listed

3 events — show timeline

• 2026-03-08 Listed $285,000 ForSaleByOwner.com
• 2002-01-02 Sold (Public Records) $138,300 Public Records
• 2000-12-22 Sold (Public Records) $127,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,128 · -6.2% YoY. Source: county tax records.