1511 Rupert Rd · Belvedere Park, GA 30032

$164,900

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 86 Days on market

Built 1988 6,969 sqft lot $149/sqft · 36% below area Est $259k · 36% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1.5-bath ranch in established Belvedere Park! This home features a functional single-level layout with a spacious living area, functional kitchen, dedicated dining space, and a fenced in backyard Conveniently located near shopping, dining, and major highways for easy access to downtown Decatur and Atlanta. Great opportunity!

Key facts

• Functional kitchen
• Spacious living area
• Fenced in backyard

Tags

• SINGLE-LEVEL LAYOUT
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• DEDICATED DINING SPACE
• FENCED IN BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.7% in Belvedere 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 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); 431 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 32% 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 $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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 8.1

CMA / ARV

• ARV (median comp): $259,188
• List price: $164,900
• Delta: -32.52%
• 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
2930 Belvedere Ln	0.31mi	3/2.0	1,131 (+2%)	3mo	$317,900	$281	77
3012 Monterey Dr	0.49mi	3/2.0	1,092 (-1%)	3mo	$275,000	$252	71
2996 Laguna Dr	0.45mi	3/2.0	1,140 (+3%)	1mo	$290,000	$254	71
2991 Catalina Dr	0.43mi	3/1.5	1,164 (+5%)	5mo	$245,000	$210	66
2545 Saint Patrick St SE	0.63mi	3/1.0	1,080 (-2%)	1mo	$235,000	$218	64
2712 Joyce Ave	0.68mi	3/2.0	1,095 (-1%)	2mo	$300,000	$274	63
2913 Santa Monica Dr	0.40mi	3/2.0	1,209 (+10%)	5mo	$321,038	$266	59
1767 Thomas St	0.63mi	3/1.0	1,042 (-6%)	2mo	$167,500	$161	57
3024 Catalina Dr	0.51mi	3/1.0	1,008 (-9%)	6mo	$172,000	$171	55
1785 San Gabriel Ave	0.70mi	3/1.0	1,065 (-4%)	5mo	$185,000	$174	55
2822 Joyce Ave	0.64mi	3/1.0	1,000 (-9%)	1mo	$185,000	$185	52
3094 Santa Monica Dr	0.73mi	3/1.5	1,213 (+10%)	3mo	$185,000	$153	47

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-22,963
• Equity at exit: $24,587

10-year hold

• IRR: -8.4%
• Equity multiple: 0.51×
• Total profit: $-22,398
• 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: 431
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$865
• Tax from tax record: −$308 /mo · $3,691/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $101

Break-even live

Break-even rent $1,571

Max offer price $164,900

Occupancy floor 89%

Sensitivity live

Price	-10% $195	-5% $148	+0% $101	+5% $55	+10% $8
Rent	-10% $-33	-5% $34	+0% $101	+5% $169	+10% $236
Rate	-1.0pp $185	-0.5pp $143	base $101	+0.5pp $59	+1.0pp $15

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
2939 Belvedere Ln Decatur, GA	3.0	1.5	1500	$1,595	$1.06	11d	1	0.31mi
2939 Belvedere Ln Decatur, GA	3.0	1.5	1500	$1,595	$1.06	13d	1	0.31mi
1596 Line Cir Apt 1 Decatur, GA	2.0	1.0	966	$995	$1.03	3d	1	0.33mi
1607 Line Cir Apt 2 Decatur, GA	2.0	1.0	850	$950	$1.12	18d	1	0.35mi
1610 Line St Decatur, GA	2.0	1.0	950	$1,350	$1.42	44d	1	0.37mi
1627 Line Cir Unit 4 Decatur, GA	2.0	1.0	1000	$1,295	$1.29	44d	1	0.39mi
1630 Line St Unit 1 Decatur, GA	2.0	1.0	900	$895	$0.99	16d	1	0.40mi
1598 San Gabriel Ave Decatur, GA	3.0	2.0	1451	$2,023	$1.39	25d	1	0.42mi
3106 Memorial Dr Atlanta, GA	3.0	1.0–2.0	802	$1,850	$2.31	18d	9	0.43mi
2771 White Oak Dr Decatur, GA	3.0	2.0	1032	$1,524	$1.48	6d	2	0.45mi
3106 Memorial Dr SE Unit N204 Atlanta, GA	2.0	1.0	915	$1,695	$1.85	44d	1	0.45mi
3106 Memorial Dr SE Unit G203 Atlanta, GA	3.0	2.0	1185	$1,850	$1.56	44d	1	0.45mi
2873 White Oak Dr Decatur, GA	2.0	1.5	816	$1,800	$2.21	44d	1	0.46mi
2706 White Oak Dr Decatur, GA	3.0	2.0	1274	$2,175	$1.71	21d	1	0.48mi
2706 White Oak Dr Decatur, GA	3.0	2.0	1274	$2,175	$1.71	0d	1	0.48mi
2721 White Oak Dr Decatur, GA	1.0–2.0	1.0–1.5	975	$1,190	$1.22	44d	3	0.51mi
2758 Amelia Ave Decatur, GA	2.0	1.0	850	$1,500	$1.76	13d	1	0.51mi
3024 Pasadena Dr Decatur, GA	3.0	2.0	1079	$1,958	$1.81	0d	1	0.52mi
1689 San Gabriel Ave Decatur, GA	3.0	1.0	989	$1,450	$1.47	44d	1	0.52mi
1693 San Gabriel Ave Decatur, GA	3.0	2.0	1265	$1,995	$1.58	5d	1	0.53mi
3010 Santa Monica Dr Decatur, GA	4.0	2.0	1392	$2,095	$1.51	44d	1	0.55mi
1622 Venice Dr SE Atlanta, GA	3.0	1.0	1080	$1,675	$1.55	44d	1	0.62mi
2674 Joyce Ave Decatur, GA	3.0	1.0	1014	$1,044	$1.03	21d	1	0.71mi
3529 Robins Landing Way Decatur, GA	1.0–3.0	1.0–2.0	982	$1,677	$1.71	44d	26	0.78mi
3529 Robins Landing Way Decatur, GA	1.0–4.0	1.0–2.0	1042	$1,443	$1.38	0d	36	0.78mi
2577 Eastwood Dr Decatur, GA	3.0	2.0	1075	$1,700	$1.58	19d	1	0.80mi
2577 Eastwood Dr Decatur, GA	3.0	2.0	1075	$1,700	$1.58	25d	1	0.80mi
3191 Bluebird Ln Decatur, GA	4.0	2.0	1300	$7,250	$5.58	25d	1	0.90mi
251 Candler Rd SE Atlanta, GA	2.0	1.0	850	$1,305	$1.54	18d	1	0.99mi
1711 Candler Rd Decatur, GA	2.0	1.0	936	$1,860	$1.99	44d	1	1.00mi
1972 Don Juan Ln Decatur, GA	3.0	1.5	1224	$1,799	$1.47	44d	1	1.11mi
1752 Lynn Ln Decatur, GA	3.0	2.0	1390	$1,950	$1.40	44d	1	1.13mi
1994 Don Juan Ln Decatur, GA	2.0	2.0	1200	$1,495	$1.25	0d	1	1.17mi
1994 Don Juan Ln Decatur, GA	2.0	2.0	1200	$1,495	$1.25	13d	1	1.17mi
2931 Glenwood Ave SE Atlanta, GA	2.0	1.0	865	$1,750	$2.02	44d	1	1.17mi
2912 Glenwood Ave SE Atlanta, GA	2.0	1.0	1063	$1,650	$1.55	0d	1	1.17mi
3235 Beech Dr Decatur, GA	3.0	2.0	1264	$2,400	$1.90	44d	1	1.18mi
732 S Candler St Decatur, GA	2.0	1.5	1080	$1,800	$1.67	25d	1	1.24mi
2039 Nettie Ct Unit RT Decatur, GA	3.0	1.0	974	$1,600	$1.64	25d	1	1.25mi
1368 Alverado Way Decatur, GA	2.0	1.0	1088	$1,523	$1.40	44d	1	1.26mi

Listing history 44 events

1. 2026-06-21
   pricestatusdays on market $164,900 Price Change 86 DOM
2. 2026-06-18
   days on market $174,900 Active 83 DOM
3. 2026-06-17
   days on market $174,900 Active 82 DOM
4. 2026-06-16
   days on market $174,900 Active 81 DOM
5. 2026-06-15
   days on market $174,900 Active 80 DOM
6. 2026-06-13
   days on market $174,900 Active 78 DOM
7. 2026-06-09
   days on market $174,900 Active 74 DOM
8. 2026-06-08
   days on market $174,900 Active 73 DOM
9. 2026-06-07
   days on market $174,900 Active 72 DOM
10. 2026-06-04
    days on market $174,900 Active 69 DOM
11. 2026-06-03
    days on market $174,900 Active 68 DOM
12. 2026-06-02
    days on market $174,900 Active 67 DOM
13. 2026-06-01
    days on market $174,900 Active 66 DOM
14. 2026-05-31
    statusdays on market $174,900 Active 65 DOM
15. 2026-05-15
    price $179,900 346-char remark

    Show marketing remark (346 chars)

    Charming 3-bedroom, 1.5-bath ranch in established Belvedere Park! This home features a functional single-level layout with a spacious living area, functional kitchen, dedicated dining space, and a fenced in backyard Conveniently located near shopping, dining, and major highways for easy access to downtown Decatur and Atlanta. Great opportunity!

16. 2026-04-24
    price $189,900 346-char remark

    Show marketing remark (346 chars)

    Charming 3-bedroom, 1.5-bath ranch in established Belvedere Park! This home features a functional single-level layout with a spacious living area, functional kitchen, dedicated dining space, and a fenced in backyard Conveniently located near shopping, dining, and major highways for easy access to downtown Decatur and Atlanta. Great opportunity!

17. 2026-03-27
    listed $194,900 New 346-char remark

    Show marketing remark (346 chars)

    Charming 3-bedroom, 1.5-bath ranch in established Belvedere Park! This home features a functional single-level layout with a spacious living area, functional kitchen, dedicated dining space, and a fenced in backyard Conveniently located near shopping, dining, and major highways for easy access to downtown Decatur and Atlanta. Great opportunity!

18. 2022-02-24
    soldstatus $4,479,001
19. 2017-07-24
    soldstatus $1,097,900
20. 2015-02-26
    soldstatus $306,300
21. 2015-02-15
    historical
22. 2015-02-15
    historical
23. 2015-01-02
    listed $62,000 Active
24. 2014-12-30
    historical
25. 2014-10-29
    price $62,000
26. 2014-10-29
    price $62,000
27. 2014-10-22
    price $20,400
28. 2014-10-17
    price $65,500
29. 2014-10-17
    price $65,500
30. 2014-10-07
    price $69,000
31. 2014-10-06
    price $69,000
32. 2014-09-23
    price $72,500
33. 2014-09-22
    price $72,500
34. 2014-08-18
    listed $76,000 New
35. 2014-08-18
    listed $76,000 Active
36. 2012-10-01
    historical
37. 2012-09-28
    soldstatus $20,400 Sold
38. 2012-09-28
    soldstatus $20,400 Sold
39. 2012-07-31
    historical
40. 2012-07-31
    price $30,000
41. 2012-07-31
    status Pending Existing Lender Approval
42. 2012-06-11
    listed $30,000 Active
43. 2012-06-11
    listed $30,000 New
44. 1988-09-01
    soldstatus $15,000

ⓘ 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: $3,691 · $308/mo
• Projected year-2 tax: $3,691 · $308/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 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: $20,393
• − Mortgage interest: −$9,237
• − Property taxes: −$3,691
• − Insurance: −$824
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$4,797
• Taxable loss: −$1,420
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,558/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

+1099.3% since first listed

30 events — show timeline

• 2026-05-15 Price Changed $179,900 GAMLS
• 2026-04-24 Price Changed $189,900 GAMLS
• 2026-03-27 Listed $194,900 GAMLS
• 2022-02-24 Sold (Public Records) $4,479,001 Public Records
• 2017-07-24 Sold (Public Records) $1,097,900 Public Records
• 2015-02-26 Sold (Public Records) $306,300 Public Records
• 2015-02-15 Listing Removed — GAMLS
• 2015-02-15 Listing Removed — FMLS
• 2015-01-02 Listed $62,000 FMLS
• 2014-12-30 Listing Removed — FMLS
• 2014-10-29 Price Changed $62,000 GAMLS
• 2014-10-29 Price Changed $62,000 FMLS
• 2014-10-22 Price Changed $20,400 GAMLS
• 2014-10-17 Price Changed $65,500 GAMLS
• 2014-10-17 Price Changed $65,500 FMLS
• 2014-10-07 Price Changed $69,000 GAMLS
• 2014-10-06 Price Changed $69,000 FMLS
• 2014-09-23 Price Changed $72,500 GAMLS
• 2014-09-22 Price Changed $72,500 FMLS
• 2014-08-18 Listed $76,000 GAMLS
• 2014-08-18 Listed $76,000 FMLS
• 2012-10-01 Listing Removed — FMLS
• 2012-09-28 Sold (MLS) $20,400 GAMLS
• 2012-09-28 Sold (MLS) $20,400 FMLS
• 2012-07-31 Price Changed $30,000 GAMLS
• 2012-07-31 Listing Removed — GAMLS
• 2012-07-31 Pending — FMLS
• 2012-06-11 Listed $30,000 FMLS
• 2012-06-11 Listed $30,000 GAMLS
• 1988-09-01 Sold (Public Records) $15,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,691 · +5.6% YoY. Source: county tax records.