4191 Hanes Dr · Candler-McAfee, GA 30035

$135,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 66 Days on market

Built 1953 9,583 sqft lot $134/sqft · 43% below area Est $236k · 43% 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 +19.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.3/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IS FIRM! CASH ONLY, FULL RENOVATION OPPORTUNITY! 3 Bedroom/2 bath home in Decatur! This home will need everything from top to bottom but LOOK AT THE RENOVATED COMPS!!! Unbelievable opportunity with HIGH ARV. Amazing location right off of 278 and I-285. ALL DUE DILIGENCE MUST BE COMPLETED BEFORE SUBMITTING AN OFFER. OFFERS WITH DUE DILIGENCE WILL NOT BE CONSIDERED. HOME SOLD AS IS, WHERE IS WITH NO DISCLOSURES. Home has free and clear title and will close with Sherman and Phalen attorney. Attorney can close as fast at 48 hours after binded contract. Do not wait and miss this amazing opportunity!

Key facts

• 9,583 sq ft lot
• 4 parking spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.2% in Candler-McAfee — 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: area grade C — 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.
• Market conditions: Rents flat; 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $933 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask is 35% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1953 — 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. 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: 1.21% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 6.9

CMA / ARV

• ARV (median comp): $236,232
• List price: $135,000
• Delta: -42.85%
• 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
4195 Hanes Dr	0.01mi	2/1.0	1,008 (0%)	1mo	$139,900	$139	98
4125 Lindsey Dr	0.25mi	3/1.0 (+1)	1,008 (0%)	6mo	$162,000	$161	78
1802 Elaine Dr	0.42mi	2/1.0	1,008 (0%)	10mo	$115,000	$114	72
1969 Oak Valley Rd	0.19mi	3/1.0 (+1)	950 (-6%)	6mo	$130,000	$137	72
4206 Sherwood Ave	0.11mi	3/1.0 (+1)	950 (-6%)	11mo	$158,000	$166	71
4252 Lamar St	0.51mi	2/1.0	972 (-4%)	3mo	$171,500	$176	67
1876 Selwyn Dr	0.21mi	3/1.0 (+1)	950 (-6%)	11mo	$138,500	$146	66
4439 Highland Rd	0.55mi	3/1.0 (+1)	1,008 (0%)	4mo	$77,000	$76	66
1975 Oak Valley Rd	0.18mi	3/1.0 (+1)	1,120 (+11%)	8mo	$155,460	$139	61
3932 Lindsey Dr	0.42mi	3/1.5 (+1)	1,058 (+5%)	5mo	$160,500	$152	61
4083 Thetford Ct	0.34mi	3/1.5 (+1)	1,125 (+12%)	7mo	$170,000	$151	52
4029 Moffat Ct	0.63mi	3/1.0 (+1)	1,110 (+10%)	2mo	$175,000	$158	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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-14,810
• Equity at exit: $20,129

10-year hold

• IRR: -5.7%
• Equity multiple: 0.67×
• Total profit: $-12,472
• Equity at exit: $11,672

Cash invested: $37,800 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 187
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$708
• Tax from tax record: −$366 /mo · $4,388/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $163

Break-even live

Break-even rent $1,430

Max offer price $135,000

Occupancy floor 85%

Sensitivity live

Price	-10% $239	-5% $201	+0% $163	+5% $124	+10% $86
Rent	-10% $33	-5% $98	+0% $163	+5% $227	+10% $292
Rate	-1.0pp $231	-0.5pp $197	base $163	+0.5pp $128	+1.0pp $92

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4869 Covington Hwy Unit 1 Decatur, GA	1.0	1.0	1000	$1,800	$1.80	21d	1	0.17mi
2161 Bedevere Cir Unit 2161A Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	0.48mi
4066 Marble Arch Ct Decatur, GA	3.0	2.0	1344	$1,800	$1.34	44d	1	0.48mi
3000 Bedevere Cir Unit 3000F Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	0.49mi
1802 Lee St Decatur, GA	3.0	1.0	912	$1,350	$1.48	44d	1	0.49mi
3010 Bedevere Cir Unit 3010A Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	0.51mi
1771 Ledo Ave Decatur, GA	2.0	1.0	912	$1,295	$1.42	44d	1	0.53mi
3014 Bedevere Cir Unit 3014D Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	0.53mi
4433 Highland Rd Decatur, GA	3.0	1.0	864	$1,450	$1.68	44d	1	0.53mi
3021 Arthurs Ct Unit 3021 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.57mi
3015 Arthurs Ct Unit 3015 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.57mi
3017 Arthurs Ct Unit 3017 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.57mi
3023 Arthurs Ct Unit 3023 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.57mi
3025 Arthurs Ct Unit 3025 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.57mi
3019 Arthurs Ct Unit 3019 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.57mi
2163 Bodwin Pl Unit 2163D Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	0.61mi
2011 Bodwin Pl Unit 2011 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.61mi
2007 Bodwin Pl Unit 2007 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.61mi
2165 Bodwin Pl Unit 2165E Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	0.61mi
1998 Arthurs Court Dr Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.62mi
1998 Arthurs Court Dr Unit 1998 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.62mi
1914 Bodwin Pl Unit 1914A Decatur, GA	2.0	2.0	1298	$1,450	$1.12	44d	1	0.63mi
2002 Arthurs Court Dr Unit 2002D Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	0.63mi
1910 Bodwin Pl Unit 1910C Decatur, GA	2.0	2.0	1298	$1,450	$1.12	44d	1	0.66mi
4655 Glenwood Rd Decatur, GA	2.0–3.0	2.0	1318	$1,250	$0.95	20d	31	0.67mi
1908 Bodwin Pl Unit 1908F Decatur, GA	2.0	2.0	1144	$1,400	$1.22	44d	1	0.67mi
1985 Glenwood Downs Dr Decatur, GA	3.0	2.5	1460	$1,700	$1.16	21d	1	0.68mi
1905 Bodwin Pl Unit 1905 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.70mi
4565 Covington Hwy Decatur, GA	2.0–3.0	1.5	1200	$1,250	$1.04	4d	8	0.75mi
4236 Glenhaven Dr Decatur, GA	3.0	2.0	1120	$1,770	$1.58	0d	1	0.75mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,600	$1.43	25d	1	0.89mi
2347 Greenway Dr Decatur, GA	3.0	2.0	1200	$1,975	$1.65	25d	1	0.94mi
4010 Emerald Lake Dr Decatur, GA	2.0	2.0	1177	$1,500	$1.27	44d	1	1.02mi
1590 Agape Way Decatur, GA	1.0–3.0	1.0–2.0	1022	$1,270	$1.24	44d	1	1.02mi
3854 Austin Park Ln Decatur, GA	3.0	2.5	1464	$1,800	$1.23	44d	1	1.05mi
3141 Journal Ct Decatur, GA	3.0	2.5	1386	$1,895	$1.37	13d	1	1.08mi
4612 Grand Central Pkwy Decatur, GA	2.0	2.5	1328	$2,100	$1.58	25d	1	1.08mi
2023 Austin Park Cir Decatur, GA	1.0	1.0	1464	$595	$0.41	44d	1	1.13mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,498	$1.33	2d	12	1.15mi
4711 Bishop Ming Blvd Stone Mountain, GA	1.0–2.0	1.0	800	$1,587	$1.98	44d	1	1.24mi

Listing history 24 events

1. 2026-06-21
   days on market $135,000 Active 66 DOM
2. 2026-06-18
   pricedays on market $135,000 Active 63 DOM
3. 2026-06-03
   days on market $98,900 Active 62 DOM
4. 2026-06-02
   days on market $98,900 Active 61 DOM
5. 2026-06-01
   days on market $98,900 Active 60 DOM
6. 2026-06-01
   price $98,900 Active 59 DOM
7. 2026-05-31
   days on market $99,900 Active 59 DOM
8. 2026-03-28
   listed $99,900 New 607-char remark

   Show marketing remark (607 chars)

   PRICE IS FIRM! CASH ONLY, FULL RENOVATION OPPORTUNITY! 3 Bedroom/2 bath home in Decatur! This home will need everything from top to bottom but LOOK AT THE RENOVATED COMPS!!! Unbelievable opportunity with HIGH ARV. Amazing location right off of 278 and I-285. ALL DUE DILIGENCE MUST BE COMPLETED BEFORE SUBMITTING AN OFFER. OFFERS WITH DUE DILIGENCE WILL NOT BE CONSIDERED. HOME SOLD AS IS, WHERE IS WITH NO DISCLOSURES. Home has free and clear title and will close with Sherman and Phalen attorney. Attorney can close as fast at 48 hours after binded contract. Do not wait and miss this amazing opportunity!

9. 2026-03-28
   listed $99,900 Active 607-char remark

   Show marketing remark (607 chars)

   PRICE IS FIRM! CASH ONLY, FULL RENOVATION OPPORTUNITY! 3 Bedroom/2 bath home in Decatur! This home will need everything from top to bottom but LOOK AT THE RENOVATED COMPS!!! Unbelievable opportunity with HIGH ARV. Amazing location right off of 278 and I-285. ALL DUE DILIGENCE MUST BE COMPLETED BEFORE SUBMITTING AN OFFER. OFFERS WITH DUE DILIGENCE WILL NOT BE CONSIDERED. HOME SOLD AS IS, WHERE IS WITH NO DISCLOSURES. Home has free and clear title and will close with Sherman and Phalen attorney. Attorney can close as fast at 48 hours after binded contract. Do not wait and miss this amazing opportunity!

10. 2018-06-28
    soldstatus $120,000
11. 2018-06-26
    soldstatus $120,000 Sold
12. 2018-06-26
    soldstatus $120,000 Sold
13. 2018-06-25
    status Under Contract
14. 2018-06-22
    historical Contingent - Other
15. 2018-06-22
    status Back on Market
16. 2018-05-31
    status Pending
17. 2018-05-31
    status Under Contract
18. 2018-05-18
    status Active
19. 2018-05-17
    status Back on Market
20. 2018-04-25
    status Under Contract
21. 2018-04-25
    status Pending
22. 2018-04-13
    listed $119,900 Active
23. 2018-04-13
    listed $119,900 New
24. 1984-02-09
    soldstatus $33,500

ⓘ 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: $4,388 · $366/mo
• Projected year-2 tax: $4,388 · $366/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,631
• − Mortgage interest: −$7,562
• − Property taxes: −$4,388
• − Insurance: −$675
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$3,927
• Taxable loss: −$62
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,965/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

• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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 (91%)
• Race & ethnicity: Black 91% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+198.2% since first listed

17 events — show timeline

• 2026-03-28 Listed $99,900 FMLS
• 2026-03-28 Listed $99,900 GAMLS
• 2018-06-28 Sold (Public Records) $120,000 Public Records
• 2018-06-26 Sold (MLS) $120,000 GAMLS
• 2018-06-26 Sold (MLS) $120,000 FMLS
• 2018-06-25 Pending — GAMLS
• 2018-06-22 Contingent — FMLS
• 2018-06-22 Relisted — GAMLS
• 2018-05-31 Pending — FMLS
• 2018-05-31 Pending — GAMLS
• 2018-05-18 Relisted — FMLS
• 2018-05-17 Relisted — GAMLS
• 2018-04-25 Pending — GAMLS
• 2018-04-25 Pending — FMLS
• 2018-04-13 Listed $119,900 GAMLS
• 2018-04-13 Listed $119,900 FMLS
• 1984-02-09 Sold (Public Records) $33,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,388 · -0.5% YoY. Source: county tax records.