2125 River Rd · Gresham Park, GA 30294

$120,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 65 Days on market

Built 1948 1.18 ac lot Est $181k · 34% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

Key facts

• 1.18 acre lot
• 2 parking spots
• Built 1948

Property features AI

Exterior

• Parking: Two parking spaces; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electricity (110 volts); Natural gas available; Phone service available
• Home design: Single-story (one level); Frame construction; Composition roof; Resale property
• Construction: Frame construction; Composition roof; Crawl space foundation
• Exterior features: Front porch; Back yard with chain link fence

Interior

• Kitchen: White cabinets; Electric range; Range hood; Refrigerator
• Bedrooms: Two main-level bedrooms; Primary bedroom on the main level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 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: Cedar Grove Elementary School (math 15% / reading 24%, grade F, #873 of 1,228 statewide, top 71%, 565 students, 100% FRL); Cedar Grove Middle School (math 2% / reading 17%, grade F, #433 of 470 statewide, top 93%, 777 students, 100% FRL); Cedar Grove High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,123 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 254 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $830 of loan paydown is wiped out by about $4k 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 + 4.6% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $120k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $181,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2125 River Rd	0.00mi	2/1.0	1,200 (0%)	1mo	$92,500	$77	99
2126 River Rd	0.04mi	3/1.5 (+1)	1,207 (+1%)	10mo	$205,000	$170	82
2103 River Rd	0.04mi	3/2.0 (+1)	1,352 (+13%)	7mo	$149,000	$110	62
3055 Orbit Cir	0.37mi	3/2.0 (+1)	1,310 (+9%)	2mo	$215,000	$164	57
3515 Weathered Wood Dr	0.54mi	3/2.0 (+1)	1,288 (+7%)	11mo	$195,000	$151	45

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.37×
• Total profit: $12,534
• Equity at exit: $17,892

10-year hold

• IRR: 19.9%
• Equity multiple: 2.82×
• Total profit: $61,000
• Equity at exit: $10,375

Cash invested: $33,600 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 254
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$629
• Tax from tax record: −$306 /mo · $3,670/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $455

Break-even live

Break-even rent $1,247

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $522	-5% $489	+0% $455	+5% $421	+10% $387
Rent	-10% $311	-5% $383	+0% $455	+5% $527	+10% $599
Rate	-1.0pp $515	-0.5pp $485	base $455	+0.5pp $423	+1.0pp $392

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1952 Boulder Hills Dr Ellenwood, GA	3.0	2.0	1410	$1,875	$1.33	45d	1	0.32mi
4007 Moore Creek Dr Conley, GA	2.0	2.0	1200	$1,850	$1.54	20d	1	0.98mi
26 Bouldercrest Ln Atlanta, GA	1.0–2.0	1.0	816	$1,228	$1.50	0d	9	1.02mi
3691 Connor Dr Ellenwood, GA	3.0	3.0	1400	$1,900	$1.36	45d	1	1.26mi
3679 Bouldercrest Rd Ellenwood, GA	3.0	3.5	1500	$1,900	$1.27	45d	1	1.26mi
4158 Connor Dr Unit 1 Ellenwood, GA	1.0	1.0	800	$1,200	$1.50	45d	1	1.31mi
4168 Connor Dr Unit B Ellenwood, GA	1.0	1.0	975	$1,175	$1.21	45d	1	1.33mi
4265 Loveless Pl Ellenwood, GA	3.0	2.0	1426	$1,715	$1.20	23d	1	1.39mi

Listing history 25 events

1. 2026-05-01
   status Under Contract 404-char remark

   Show marketing remark (404 chars)

   THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

2. 2026-05-01
   status Pending

   Show marketing remark (404 chars)

   THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

3. 2026-04-27
   status Price Change 404-char remark

   Show marketing remark (404 chars)

   THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

4. 2026-04-27
   price $120,000 404-char remark

   Show marketing remark (404 chars)

   THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

5. 2026-04-27
   status Active

   Show marketing remark (404 chars)

   THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

6. 2026-04-27
   price $120,000

   Show marketing remark (404 chars)

   THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

7. 2026-04-22
   status Under Contract 404-char remark

   Show marketing remark (404 chars)

   THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

8. 2026-04-16
   status Pending Offer Approval 404-char remark

   Show marketing remark (404 chars)

   THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

9. 2026-04-01
   price $125,000 404-char remark

   Show marketing remark (404 chars)

   THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

10. 2026-04-01
    price $125,000

    Show marketing remark (404 chars)

    THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

11. 2026-03-25
    status Back On Market 404-char remark

    Show marketing remark (404 chars)

    THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

12. 2026-03-25
    status Active

    Show marketing remark (404 chars)

    THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

13. 2026-03-23
    status Pending Offer Approval 404-char remark

    Show marketing remark (404 chars)

    THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

14. 2026-03-08
    price $134,900 404-char remark

    Show marketing remark (404 chars)

    THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

15. 2026-03-08
    price $134,900

    Show marketing remark (404 chars)

    THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

16. 2026-02-09
    listed $139,900 Active
17. 2026-02-07
    listed $139,900 New 404-char remark

    Show marketing remark (404 chars)

    THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

18. 2026-02-03
    historical $139,900 404-char remark

    Show marketing remark (404 chars)

    THE SELLER IS LOOKING FOR A QUICK CLOSING! Unbelievable new price for this 2 bedroom, possibly 3 bedroom home. Seller just refinished the hardwood floors, and painted interior; living room, separate dining room; laundry room; fantastic level lot-over an acre - backyard fenced; convenient to interstate and schools; please include pre-qual/pof funds; must see interior - no blind offers or assignments

19. 2026-02-01
    historical $139,900
20. 2015-09-01
    historical
21. 2015-05-15
    listed $47,000 New
22. 2014-12-22
    historical
23. 2014-09-30
    price $52,000
24. 2014-07-30
    listed $60,000 New
25. 1997-12-22
    soldstatus $58,500

ⓘ 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: $3,670 · $306/mo
• Projected year-2 tax: $3,670 · $306/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 6 d/yr ≥105°F today · 16 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: $21,869
• − Mortgage interest: −$6,722
• − Property taxes: −$3,670
• − Insurance: −$600
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$3,491
• Taxable income: $3,887
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $4,522/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

• County: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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 (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% French/Haitian/Cajun 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+105.1% since first listed

25 events — show timeline

• 2026-05-01 Pending — GAMLS
• 2026-05-01 Pending — FMLS
• 2026-04-27 Relisted — GAMLS
• 2026-04-27 Price Changed $120,000 GAMLS
• 2026-04-27 Relisted — FMLS
• 2026-04-27 Price Changed $120,000 FMLS
• 2026-04-22 Pending — GAMLS
• 2026-04-16 Pending — GAMLS
• 2026-04-01 Price Changed $125,000 GAMLS
• 2026-04-01 Price Changed $125,000 FMLS
• 2026-03-25 Relisted — GAMLS
• 2026-03-25 Relisted — FMLS
• 2026-03-23 Pending — GAMLS
• 2026-03-08 Price Changed $134,900 GAMLS
• 2026-03-08 Price Changed $134,900 FMLS
• 2026-02-09 Listed $139,900 FMLS
• 2026-02-07 Listed $139,900 GAMLS
• 2026-02-03 Coming Soon $139,900 GAMLS
• 2026-02-01 Coming Soon $139,900 FMLS
• 2015-09-01 Listing Removed — GAMLS
• 2015-05-15 Listed $47,000 GAMLS
• 2014-12-22 Listing Removed — GAMLS
• 2014-09-30 Price Changed $52,000 GAMLS
• 2014-07-30 Listed $60,000 GAMLS
• 1997-12-22 Sold (Public Records) $58,500 Public Records

Property tax history

+10.5%/yr

Latest (2025): $3,670 · +10.6% YoY. Source: county tax records.