2033 Oak Park Ln · Candler-McAfee, GA 30032

$105,000

3 bd · 2.5 ba · 1,572 sqft · Condo public records · 84 Days on market

Built 1974 $350/mo HOA · 20% of rent

---

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 +23.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3BR/2.5BA home with ~1,500 sq ft at 2033 Oak Park Lane. Features include a modern kitchen with quartz counters, open living with LVP flooring, and a downstairs half bath. Upstairs offers three spacious bedrooms and two full baths. Enjoy the private fenced backyard plus convenient access to shopping, dining, and commuter routes.

Key facts

• Quartz counters
• Open living
• Lvp flooring

Tags

• MODERN KITCHEN
• QUARTZ COUNTERS
• OPEN LIVING
• LVP FLOORING
• PRIVATE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 rising (+1.3%/yr); 422 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 33% 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 $726 of loan paydown is wiped out by about $3k 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 84 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 6y ago; this cycle's ask is 6076% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $105k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 20% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1974 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-7,145
• Equity at exit: $15,656

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-292
• Equity at exit: $9,078

Cash invested: $29,400 (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: 422
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$551
• Tax from tax record: −$225 /mo · $2,701/yr
• Insurance: −$44
• HOA: −$350
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $195

Break-even live

Break-even rent $1,480

Max offer price $105,000

Occupancy floor 84%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3409 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,990	$1.37	43d	1	0.22mi
3229 McAfee Rd Decatur, GA	3.0	1.0	1300	$1,600	$1.23	43d	1	0.22mi
3415 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,895	$1.30	20d	1	0.23mi
3443 Hyland Dr Decatur, GA	3.0	2.0	1284	$2,000	$1.56	43d	1	0.30mi
3405 Elgin Dr Decatur, GA	3.0	2.0	1198	$1,700	$1.42	43d	1	0.41mi
1953 Laurel Ln Decatur, GA	3.0	1.0	1202	$945	$0.79	20d	1	0.44mi
1873 Shamrock Dr Decatur, GA	4.0	1.5	1492	$1,075	$0.72	5d	1	0.44mi
1855 Shamrock Dr Decatur, GA	3.0	2.0	1310	$1,771	$1.35	5d	1	0.48mi
1932 Rosewood Rd Decatur, GA	4.0	2.5	1294	$1,120	$0.87	24d	1	0.49mi
1932 Rosewood Rd Decatur, GA	4.0	2.5	1215	$1,485	$1.22	12d	1	0.49mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,490	$1.23	12d	1	0.54mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,200	$0.99	17d	1	0.54mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1425	$1,000	$0.70	24d	1	0.54mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,100	$0.91	4d	1	0.54mi
1972 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,790	$1.48	43d	1	0.54mi
4100 Glenwood Rd Decatur, GA	1.0–2.0	1.0–1.5	925	$1,450	$1.57	5d	17	0.57mi
3525 Oregon Trl Decatur, GA	3.0	2.0	1296	$1,825	$1.41	12d	1	0.62mi
3184 Gay Dr Decatur, GA	4.0	2.0	2000	$2,100	$1.05	24d	1	0.64mi
1752 Lynn Ln Decatur, GA	3.0	2.0	1390	$1,950	$1.40	43d	1	0.70mi
2336 Columbia Woods Ct Decatur, GA	4.0	2.0	1950	$1,970	$1.01	43d	1	0.74mi
1637 Columbia Dr Decatur, GA	4.0	2.0	1896	$1,795	$0.95	43d	1	0.78mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	43d	1	0.80mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	43d	6	0.85mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	1d	9	0.85mi
3365 Columbia Trce Decatur, GA	3.0	2.0	1252	$1,450	$1.16	5d	1	0.90mi
3381 Columbia Trce Decatur, GA	3.0	2.0	1252	$1,450	$1.16	5d	1	0.91mi
3579 Tulip Dr Decatur, GA	3.0	2.0	1075	$1,550	$1.44	24d	1	0.92mi
3395 Columbia Trce Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	0.92mi
3405 Cobbs Ferry Dr Unit 3405 Decatur, GA	3.0	2.0	1331	$1,550	$1.16	43d	1	0.93mi
2975 Edna Ln Decatur, GA	3.0	2.0	1180	$2,000	$1.69	5d	1	0.95mi
3445 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	0.96mi
3432 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	5d	1	0.98mi
3485 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	0.99mi
3692 Larkspur Ter Decatur, GA	3.0	2.0	1100	$1,700	$1.55	43d	1	1.04mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,705	$1.51	1d	12	1.06mi
3560 Sweetgum Ln Decatur, GA	4.0	3.0	1848	$1,766	$0.96	5d	1	1.09mi
3854 Austin Park Ln Decatur, GA	3.0	2.5	1464	$1,800	$1.23	43d	1	1.09mi
3711 Daisy Dr Decatur, GA	3.0	1.5	1240	$1,700	$1.37	43d	1	1.09mi
1693 San Gabriel Ave Decatur, GA	3.0	2.0	1265	$1,995	$1.58	4d	1	1.20mi
3010 Santa Monica Dr Decatur, GA	4.0	2.0	1392	$2,095	$1.51	43d	1	1.20mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-05-31
   days on market $105,000 Active 84 DOM
2. 2026-05-15
   listed $1,700
3. 2026-05-05
   status Back On Market 338-char remark

   Show marketing remark (338 chars)

   Charming 3BR/2.5BA home with ~1,500 sq ft at 2033 Oak Park Lane. Features include a modern kitchen with quartz counters, open living with LVP flooring, and a downstairs half bath. Upstairs offers three spacious bedrooms and two full baths. Enjoy the private fenced backyard plus convenient access to shopping, dining, and commuter routes.

4. 2026-05-01
   historical $1,900
5. 2026-04-30
   historical 338-char remark

   Show marketing remark (338 chars)

   Charming 3BR/2.5BA home with ~1,500 sq ft at 2033 Oak Park Lane. Features include a modern kitchen with quartz counters, open living with LVP flooring, and a downstairs half bath. Upstairs offers three spacious bedrooms and two full baths. Enjoy the private fenced backyard plus convenient access to shopping, dining, and commuter routes.

6. 2026-04-01
   listed $1,900
7. 2026-03-31
   price $105,000 338-char remark

   Show marketing remark (338 chars)

   Charming 3BR/2.5BA home with ~1,500 sq ft at 2033 Oak Park Lane. Features include a modern kitchen with quartz counters, open living with LVP flooring, and a downstairs half bath. Upstairs offers three spacious bedrooms and two full baths. Enjoy the private fenced backyard plus convenient access to shopping, dining, and commuter routes.

8. 2026-01-01
   historical $1,900
9. 2025-12-31
   historical
10. 2025-11-30
    listed $1,900
11. 2025-11-29
    status Back On Market
12. 2025-10-31
    historical
13. 2025-10-14
    price $105,000
14. 2025-10-09
    price $110,000
15. 2025-10-05
    status Price Change
16. 2025-10-05
    price $115,000
17. 2025-09-30
    historical
18. 2025-09-18
    price $112,000
19. 2025-09-03
    price $115,000
20. 2025-07-31
    historical
21. 2025-07-05
    status Price Change
22. 2025-07-05
    price $120,000
23. 2025-06-30
    historical
24. 2025-06-28
    price $112,000
25. 2025-06-23
    price $114,000
26. 2025-06-01
    status Back On Market
27. 2025-05-31
    historical
28. 2025-05-19
    price $115,000
29. 2025-05-02
    price $120,000
30. 2025-05-01
    status Back On Market
31. 2025-04-30
    historical
32. 2025-04-01
    status Back On Market
33. 2025-03-31
    historical
34. 2025-03-13
    status Back On Market
35. 2025-02-28
    historical
36. 2025-02-23
    price $125,000
37. 2025-02-10
    price $130,000
38. 2025-01-31
    price $134,000
39. 2025-01-27
    price $135,000
40. 2025-01-19
    price $140,000
41. 2025-01-09
    price $145,000
42. 2024-11-29
    historical
43. 2024-10-24
    price $139,000
44. 2024-10-04
    price $149,000
45. 2024-09-30
    price $164,900
46. 2024-09-19
    listed $109,000 New 338-char remark

    Show marketing remark (338 chars)

    Charming 3BR/2.5BA home with ~1,500 sq ft at 2033 Oak Park Lane. Features include a modern kitchen with quartz counters, open living with LVP flooring, and a downstairs half bath. Upstairs offers three spacious bedrooms and two full baths. Enjoy the private fenced backyard plus convenient access to shopping, dining, and commuter routes.

47. 2024-09-19
    listed $119,000 New

    Show marketing remark (338 chars)

    Charming 3BR/2.5BA home with ~1,500 sq ft at 2033 Oak Park Lane. Features include a modern kitchen with quartz counters, open living with LVP flooring, and a downstairs half bath. Upstairs offers three spacious bedrooms and two full baths. Enjoy the private fenced backyard plus convenient access to shopping, dining, and commuter routes.

48. 2024-09-19
    listed $149,000 New

    Show marketing remark (338 chars)

    Charming 3BR/2.5BA home with ~1,500 sq ft at 2033 Oak Park Lane. Features include a modern kitchen with quartz counters, open living with LVP flooring, and a downstairs half bath. Upstairs offers three spacious bedrooms and two full baths. Enjoy the private fenced backyard plus convenient access to shopping, dining, and commuter routes.

49. 2024-09-19
    listed $169,900 New

    Show marketing remark (338 chars)

    Charming 3BR/2.5BA home with ~1,500 sq ft at 2033 Oak Park Lane. Features include a modern kitchen with quartz counters, open living with LVP flooring, and a downstairs half bath. Upstairs offers three spacious bedrooms and two full baths. Enjoy the private fenced backyard plus convenient access to shopping, dining, and commuter routes.

50. 2020-11-09
    soldstatus $55,000

ⓘ 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: $2,701 · $225/mo
• Projected year-2 tax: $2,701 · $225/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 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: $20,723
• − Mortgage interest: −$5,882
• − Property taxes: −$2,701
• − Insurance: −$525
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − HOA: −$4,200
• − Depreciation: −$3,055
• Taxable income: $1,045
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $2,087/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

• Census place: Candler-McAfee, GA
• County: Dekalb County · 782,738 people
• 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

-99.5% since first listed

58 events — show timeline

• 2026-05-15 Listed for Rent $1,700 GAMLS
• 2026-05-05 Relisted — GAMLS
• 2026-05-01 Rental Removed $1,900 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-01 Listed for Rent $1,900 GAMLS
• 2026-03-31 Price Changed $105,000 GAMLS
• 2026-01-01 Rental Removed $1,900 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-11-30 Listed for Rent $1,900 GAMLS
• 2025-11-29 Relisted — GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-14 Price Changed $105,000 GAMLS
• 2025-10-09 Price Changed $110,000 GAMLS
• 2025-10-05 Relisted — GAMLS
• 2025-10-05 Price Changed $115,000 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-18 Price Changed $112,000 GAMLS
• 2025-09-03 Price Changed $115,000 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-05 Relisted — GAMLS
• 2025-07-05 Price Changed $120,000 GAMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-06-28 Price Changed $112,000 GAMLS
• 2025-06-23 Price Changed $114,000 GAMLS
• 2025-06-01 Relisted — GAMLS
• 2025-05-31 Listing Removed — GAMLS
• 2025-05-19 Price Changed $115,000 GAMLS
• 2025-05-02 Price Changed $120,000 GAMLS
• 2025-05-01 Relisted — GAMLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-04-01 Relisted — GAMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-03-13 Relisted — GAMLS
• 2025-02-28 Listing Removed — GAMLS
• 2025-02-23 Price Changed $125,000 GAMLS
• 2025-02-10 Price Changed $130,000 GAMLS
• 2025-01-31 Price Changed $134,000 GAMLS
• 2025-01-27 Price Changed $135,000 GAMLS
• 2025-01-19 Price Changed $140,000 GAMLS
• 2025-01-09 Price Changed $145,000 GAMLS
• 2024-11-29 Listing Removed — GAMLS
• 2024-10-24 Price Changed $139,000 GAMLS
• 2024-10-04 Price Changed $149,000 GAMLS
• 2024-09-30 Price Changed $164,900 GAMLS
• 2024-09-19 Listed $169,900 GAMLS
• 2024-09-19 Listed $149,000 GAMLS
• 2024-09-19 Listed $119,000 GAMLS
• 2024-09-19 Listed $109,000 GAMLS
• 2020-11-09 Sold (Public Records) $55,000 Public Records
• 2020-11-05 Sold (MLS) $55,000 GAMLS
• 2020-11-05 Sold (MLS) $55,000 FMLS
• 2020-08-28 Pending — GAMLS
• 2020-08-28 Pending — FMLS
• 2020-08-17 Relisted — GAMLS
• 2020-08-17 Relisted — FMLS
• 2015-08-19 Sold (Public Records) $66,500 Public Records
• 2014-12-31 Sold (Public Records) $65,000 Public Records
• 2014-12-08 Sold (Public Records) $350,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,701 · -5.5% YoY. Source: county tax records.