2300 Leicester Way · Gresham Park, GA 30316

$167,400

2 bd · 2.5 ba · 1,548 sqft · Townhouse public records · 9 Days on market

Built 2004 871 sqft lot Est $285k · 41% 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 +22.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +7.2/10.0
• 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

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• Garage
• Built 2004
• Listed 9 days

Property features AI

Exterior

• Parking: Garage (1 covered garage space, total 1 parking space)
• Utilities: Sewer: Unknown
• Home design: Residential townhouse; Above-grade finished living area reported (1,548)
• Construction: Vinyl siding construction; Slab foundation
• Exterior features: Vinyl siding

Interior

• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Has heating (see remarks for details)
• Interior features: Heating present (details in remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $167k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Cap rate 8.3% 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 at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,400

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $284,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2282 Leicester Way SE	0.03mi	2/2.5	1,548 (0%)	6mo	$285,000	$184	94
2561 Castellan Dr	0.14mi	3/2.5 (+1)	1,576 (+2%)	4mo	$318,000	$202	82
2263 Leicester Way SE	0.06mi	3/2.5 (+1)	1,636 (+6%)	2mo	$260,000	$159	80
2363 Castle Keep Way	0.26mi	3/2.5 (+1)	1,566 (+1%)	3mo	$275,000	$176	79
1794 N Umberland Way SE	0.18mi	3/2.5 (+1)	1,592 (+3%)	4mo	$270,000	$170	79
2417 Castle Keep Way SE	0.20mi	3/2.5 (+1)	1,524 (-2%)	7mo	$307,000	$201	77
1813 N Umberland Way SE	0.14mi	2/2.5	1,548 (0%)	20mo	$272,000	$176	77
2424 Castle Keep Way	0.19mi	2/2.5	1,534 (-1%)	16mo	$310,000	$202	77
2544 Castellan Dr	0.20mi	3/2.5 (+1)	1,566 (+1%)	9mo	$321,500	$205	76
2359 Castle Keep Way	0.26mi	2/2.5	1,617 (+4%)	11mo	$275,000	$170	71
2549 Castellan Dr	0.21mi	3/2.5 (+1)	1,524 (-2%)	15mo	$340,000	$223	70
2009 Shawn Wayne Cir SE	0.12mi	3/2.5 (+1)	1,382 (-11%)	18mo	$229,000	$166	56

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-10,749
• Equity at exit: $24,960

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $8,314
• Equity at exit: $14,474

Cash invested: $46,872 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$878
• Tax from tax record: −$443 /mo · $5,321/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $277

Break-even live

Break-even rent $1,761

Max offer price $167,400

Occupancy floor 82%

Sensitivity live

Price	-10% $371	-5% $324	+0% $277	+5% $229	+10% $182
Rent	-10% $110	-5% $193	+0% $277	+5% $360	+10% $443
Rate	-1.0pp $361	-0.5pp $319	base $277	+0.5pp $233	+1.0pp $189

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: $41,850
• Closing costs: $5,022
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1878 South Hampton Ln SE Atlanta, GA	3.0	2.5	1890	$2,616	$1.38	25d	1	0.06mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	25d	1	0.21mi
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	44d	1	0.41mi
2176 Lilac Ln Decatur, GA	3.0	2.0	1800	$1,395	$0.78	25d	1	0.43mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$1,699	$1.67	2d	23	0.46mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	44d	1	0.46mi
2378 Charleston Pointe SE Atlanta, GA	3.0	3.0	1604	$2,100	$1.31	22d	1	0.55mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	44d	1	0.55mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	22d	1	0.55mi
2434 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1400	$2,499	$1.78	44d	1	0.56mi
2435 Bouldercliff Way SE Atlanta, GA	3.0	2.0	1236	$1,950	$1.58	44d	1	0.59mi
2435 Bouldercliff Way SE Unit B Atlanta, GA	2.0	1.0	1236	$1,600	$1.29	44d	1	0.59mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	44d	1	0.60mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	44d	1	0.64mi
2043 Juanita St Decatur, GA	3.0	2.0	1500	$3,000	$2.00	44d	1	0.69mi
2297 Charleston Pointe SE Atlanta, GA	3.0	2.0	1604	$2,200	$1.37	44d	1	0.69mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	44d	1	0.73mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	25d	1	0.77mi
1757 Flintwood Dr SE Atlanta, GA	3.0	2.0	1150	$1,750	$1.52	44d	1	0.81mi
1930 Flat Shoals Rd SE Atlanta, GA	1.0–2.0	1.0–1.5	1045	$1,479	$1.42	6d	17	0.84mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	25d	1	0.86mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	44d	1	0.92mi
1438 E Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	967	$1,454	$1.50	0d	18	0.98mi
773 Fayetteville Rd SE Atlanta, GA	3.0	2.0	1085	$2,100	$1.94	44d	1	0.98mi
2006 McAfee Pl Decatur, GA	3.0	2.0	1128	$2,295	$2.03	25d	1	1.01mi
1761 Terry Mill Rd SE Atlanta, GA	3.0	1.5	1296	$1,900	$1.47	17d	1	1.06mi
1345 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1465	$2,500	$1.71	25d	1	1.10mi
1881 2nd Ave Decatur, GA	3.0	1.0–2.5	1010	$3,007	$2.98	3d	60	1.11mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	44d	1	1.11mi
1337 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1460	$2,390	$1.64	5d	1	1.11mi
2842 Zane Grey Dr SE Atlanta, GA	3.0	2.0	2225	$2,065	$0.93	2d	1	1.23mi
2386 Cresta Dr Decatur, GA	3.0	2.5	1107	$2,000	$1.81	44d	1	1.25mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	2d	1	1.26mi
2201 Glenwood Ave SE Atlanta, GA	2.0	1.0–2.0	819	$2,699	$3.30	21d	5	1.27mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	16d	1	1.27mi
2562 Hazel Dr SE Atlanta, GA	3.0	2.5	1922	$1,610	$0.84	13d	1	1.34mi
460 E Lake Blvd SE Atlanta, GA	1.0–2.0	1.0–2.0	1104	$1,699	$1.54	3d	6	1.36mi
2913 Horse Shoe Dr SE Atlanta, GA	3.0	1.0	1263	$1,595	$1.26	25d	1	1.36mi
2191 Greystone Way Decatur, GA	3.0	1.0	1053	$1,800	$1.71	44d	1	1.37mi
2461 Fontaine Cir Decatur, GA	3.0	2.0	1193	$1,795	$1.50	25d	1	1.37mi

Listing history 7 events

1. 2026-06-18
   days on market $167,400 Active 9 DOM
2. 2026-06-17
   days on market $167,400 Active 8 DOM
3. 2026-06-16
   days on market $167,400 Active 7 DOM
4. 2026-06-15
   days on market $167,400 Active 6 DOM
5. 2026-06-13
   days on market $167,400 Active 4 DOM
6. 2026-06-10
   remarks 246-char remark
7. 2026-06-10
   listed $167,400 Active 1 DOM

ⓘ 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: $5,321 · $443/mo
• Projected year-2 tax: $5,321 · $443/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 6/10 Major 7 d/yr ≥104°F today · 19 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: $25,330
• − Mortgage interest: −$9,377
• − Property taxes: −$5,321
• − Insurance: −$837
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$4,870
• Taxable income: $873
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $3,109/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: 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

+82.0% since first listed

3 events — show timeline

• 2026-06-08 Listed $167,400 CGMLS
• 2019-01-31 Sold (Public Records) $187,000 Public Records
• 2013-09-24 Sold (Public Records) $92,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $5,321 · -3.2% YoY. Source: county tax records.