2014 Shawn Wayne Cir SE · Candler-McAfee, GA 30316

$213,000

3 bd · 2.5 ba · 1,280 sqft · Townhouse public records · 5 Days on market

Built 2003 1,742 sqft lot Est $229k · 7% under $67/mo HOA · 3% of rent

---

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).

• Cash flow +15.7/30.0
• ARV discount +10.7/15.0
• 1% rule +5.2/10.0
• DSCR +4.8/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2014 Shawn Wayne Court, Decatur, GA! This spacious 3-bedroom, 2.5-bath townhome offers an open-concept floor plan designed for comfortable living and easy entertaining. The main level features a bright and inviting living area that flows seamlessly into the dining space and kitchen, creating the perfect setting for gatherings with family and friends. Upstairs, you'll find three generously sized bedrooms, including a primary suite with a private bath. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor seeking a great addition to your portfolio, this property checks all the boxes. No rental cap provides excellent flexibility and income potential. Conveniently located just minutes from Walmart, Downtown Decatur, Emory University, DeKalb Farmers Market, and I-20 East, you'll enjoy easy access to shopping, dining, employment centers, and major commuter routes.

Key facts

• Bright living area
• Private bath
• No rental cap

Tags

• OPEN-CONCEPT FLOOR PLAN
• BRIGHT LIVING AREA
• PRIVATE BATH
• NO RENTAL CAP
• MINUTES FROM WALMART
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Property is a single-unit in the community
• HOA & community: Homeowners association with an $800 annual fee; Association covers grounds maintenance and pest control

Exterior

• Parking: Assigned parking for two vehicles
• Utilities: Public water; Public sewer; 220 volt electric service
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Aluminum siding; Shingle roof
• Exterior features: Back yard fencing

Interior

• Kitchen: Breakfast bar; Dishwasher; Disposal
• Bedrooms: Three bedrooms on the upper level
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: One decorative fireplace; No common walls (detached); Other interior features
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $213k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $213k).
• Cap rate 6.8% 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 D — 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.
• Zoned schools: Barack H. Obama Elementary Magnet School of Technology (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 949 students, 100% FRL); Mcnair Middle School (math 5% / reading 8%, grade F, #457 of 470 statewide, top 98%, 857 students, 100% FRL); Mcnair High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 768 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 472 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $213,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.02% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $229,120
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2014 Shawn Wayne Cir	0.00mi	3/2.5	1,280 (0%)	16mo	$212,000	$166	87
2009 Shawn Wayne Cir SE	0.03mi	3/2.5	1,382 (+8%)	18mo	$229,000	$166	70
1969 Shawn Wayne Cir SE	0.06mi	2/2.5 (-1)	1,200 (-6%)	19mo	$220,000	$183	66
1971 Shawn Wayne	0.07mi	2/2.5 (-1)	1,200 (-6%)	20mo	$215,000	$179	64

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-29,953
• Equity at exit: $31,759

10-year hold

• IRR: -6.4%
• Equity multiple: 0.60×
• Total profit: $-23,879
• Equity at exit: $18,416

Cash invested: $59,640 (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: 472
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$1,117
• Tax from tax record: −$359 /mo · $4,304/yr
• Insurance: −$89
• HOA: −$67
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $93

Break-even live

Break-even rent $2,065

Max offer price $213,000

Occupancy floor 91%

Sensitivity live

Price	-10% $213	-5% $153	+0% $93	+5% $32	+10% $-28
Rent	-10% $-80	-5% $6	+0% $93	+5% $179	+10% $265
Rate	-1.0pp $200	-0.5pp $147	base $93	+0.5pp $37	+1.0pp $-19

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	46d	1	0.33mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	0d	1	0.35mi
2176 Lilac Ln Decatur, GA	3.0	2.0	1800	$1,395	$0.78	26d	1	0.39mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	46d	1	0.41mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	4d	23	0.43mi
2123 Second Ave Decatur, GA	4.0	2.0	1302	$2,075	$1.59	21d	1	0.45mi
2181 Juanita St Decatur, GA	4.0	3.0	1595	$3,500	$2.19	26d	1	0.46mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	46d	1	0.47mi
2335 Scotty Cir Decatur, GA	3.0	1.0	1010	$1,495	$1.48	46d	1	0.47mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	24d	1	0.52mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	46d	1	0.52mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	46d	1	0.55mi
2043 Juanita St Decatur, GA	3.0	2.0	1500	$3,000	$2.00	46d	1	0.57mi
2378 Charleston Pointe SE Atlanta, GA	3.0	3.0	1604	$2,100	$1.31	24d	1	0.67mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	46d	1	0.69mi
2434 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1400	$2,499	$1.78	46d	1	0.70mi
2435 Bouldercliff Way SE Atlanta, GA	3.0	2.0	1236	$1,950	$1.58	46d	1	0.72mi
2435 Bouldercliff Way SE Unit B Atlanta, GA	2.0	1.0	1236	$1,600	$1.29	46d	1	0.72mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	26d	1	0.78mi
2297 Charleston Pointe SE Atlanta, GA	3.0	2.0	1604	$2,200	$1.37	46d	1	0.80mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	26d	1	0.85mi
2006 McAfee Pl Decatur, GA	3.0	2.0	1128	$2,295	$2.03	26d	1	0.89mi
1670 Cecilia Dr SE Atlanta, GA	3.0	2.0	1032	$2,350	$2.28	46d	1	0.89mi
1930 Flat Shoals Rd SE Atlanta, GA	1.0–2.0	1.0–1.5	1045	$1,479	$1.42	1d	19	0.90mi
1757 Flintwood Dr SE Atlanta, GA	3.0	2.0	1150	$1,750	$1.52	46d	1	0.93mi
773 Fayetteville Rd SE Atlanta, GA	3.0	2.0	1085	$2,100	$1.94	46d	1	0.93mi
2751 Flagstone Dr SE Atlanta, GA	3.0	2.0	1419	$1,100	$0.78	0d	1	0.98mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	46d	1	1.03mi
1881 2nd Ave Decatur, GA	3.0	1.0–2.5	1010	$3,761	$3.72	4d	60	1.03mi
1761 Terry Mill Rd SE Atlanta, GA	3.0	1.5	1296	$1,900	$1.47	19d	1	1.03mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	46d	1	1.04mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	46d	1	1.09mi
2078 Parker Ranch Rd SE Atlanta, GA	3.0	1.0	1014	$1,650	$1.63	26d	1	1.10mi
1438 E Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	967	$1,707	$1.76	0d	18	1.11mi
2386 Cresta Dr Decatur, GA	3.0	2.5	1107	$2,000	$1.81	46d	1	1.12mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	4d	1	1.16mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	17d	1	1.19mi
2739 Sherlock Dr Decatur, GA	4.0	2.0	1763	$1,886	$1.07	46d	1	1.20mi
2201 Glenwood Ave SE Atlanta, GA	2.0	1.0–2.0	819	$2,699	$3.30	23d	5	1.21mi
1345 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1465	$2,500	$1.71	26d	1	1.23mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 4 events

1. 2026-06-22
   days on market $213,000 Active 5 DOM
2. 2026-06-21
   days on market $213,000 Active 4 DOM
3. 2026-06-17
   remarks 699-char remark

   Show marketing remark (928 chars)

   Welcome to 2014 Shawn Wayne Court, Decatur, GA! This spacious 3-bedroom, 2.5-bath townhome offers an open-concept floor plan designed for comfortable living and easy entertaining. The main level features a bright and inviting living area that flows seamlessly into the dining space and kitchen, creating the perfect setting for gatherings with family and friends. Upstairs, you'll find three generously sized bedrooms, including a primary suite with a private bath. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor seeking a great addition to your portfolio, this property checks all the boxes. No rental cap provides excellent flexibility and income potential. Conveniently located just minutes from Walmart, Downtown Decatur, Emory University, DeKalb Farmers Market, and I-20 East, you'll enjoy easy access to shopping, dining, employment centers, and major commuter routes.

4. 2026-06-17
   listed $213,000 Active 1 DOM

   Show marketing remark (928 chars)

   Welcome to 2014 Shawn Wayne Court, Decatur, GA! This spacious 3-bedroom, 2.5-bath townhome offers an open-concept floor plan designed for comfortable living and easy entertaining. The main level features a bright and inviting living area that flows seamlessly into the dining space and kitchen, creating the perfect setting for gatherings with family and friends. Upstairs, you'll find three generously sized bedrooms, including a primary suite with a private bath. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor seeking a great addition to your portfolio, this property checks all the boxes. No rental cap provides excellent flexibility and income potential. Conveniently located just minutes from Walmart, Downtown Decatur, Emory University, DeKalb Farmers Market, and I-20 East, you'll enjoy easy access to shopping, dining, employment centers, and major commuter routes.

ⓘ 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: $4,304 · $359/mo
• Projected year-2 tax: $4,304 · $359/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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $26,187
• − Mortgage interest: −$11,931
• − Property taxes: −$4,304
• − Insurance: −$1,065
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − HOA: −$804
• − Depreciation: −$6,196
• Taxable loss: −$2,304
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $1,663/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): 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

+301.9% since first listed

23 events — show timeline

• 2026-06-17 Listed $213,000 GAMLS
• 2026-06-17 Listed $213,000 FMLS
• 2025-03-07 Sold (Public Records) $212,000 Public Records
• 2025-02-25 Sold (MLS) $212,000 FMLS
• 2025-02-25 Sold (MLS) $212,000 GAMLS
• 2025-01-27 Pending — GAMLS
• 2025-01-27 Pending — FMLS
• 2025-01-15 Listed $214,000 FMLS
• 2025-01-15 Listed $214,000 GAMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-12-05 Price Changed $214,900 GAMLS
• 2024-12-05 Price Changed $214,900 FMLS
• 2024-11-12 Listed $225,000 FMLS
• 2024-10-30 Price Changed $225,000 GAMLS
• 2024-10-10 Price Changed $235,000 GAMLS
• 2024-09-19 Listed $249,900 GAMLS
• 2021-03-26 Sold (Public Records) $135,000 Public Records
• 2021-03-23 Sold (MLS) $135,000 GAMLS
• 2021-02-12 Pending — GAMLS
• 2021-02-08 Listed $123,500 GAMLS
• 2007-06-22 Sold (Public Records) $113,300 Public Records
• 2003-12-09 Sold (Public Records) $53,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,304 · +0.9% YoY. Source: county tax records.