2009 Oak Park Ln · Candler-McAfee, GA 30032

$130,000

3 bd · 2.5 ba · 1,572 sqft · Condo public records · 7 Days on market

Built 1974 $350/mo HOA · 20% of rent

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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 +23.3/30.0
• 1% rule +8.3/10.0
• 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

Beautifully renovated condo featuring new drywall, flooring, lighting, plumbing fixtures, a tiled step-in shower, vanities, cabinets, granite countertops, recessed lighting, and a new mantle with fireplace surround. This move-in-ready townhome offers 3 bedrooms, 2 full bathrooms, and an oversized half bath on the main level. It is an excellent option for a first-time buyer or anyone looking to downsize without the hassle of completing updates themselves. The spacious living area includes a cozy wood-burning fireplace and opens partially to the dining area and kitchen, creating a comfortable and functional layout. Durable LVP flooring runs throughout the high-traffic areas, offering both sty

Key facts

• Renovated condo
• Tiled step-in shower
• Granite countertops

Tags

• RENOVATED CONDO
• TILED STEP-IN SHOWER
• GRANITE COUNTERTOPS
• COZY WOOD-BURNING FIREPLACE
• FULLY FENCED PRIVATE PATIO
• ASSIGNED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• 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 25d 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 $899 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.
• Current owner paid $33k; list at $130k implies a 294% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $130,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.33% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 6.3

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,641
• Equity at exit: $19,383

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,329
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$682
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$54
• HOA: −$350
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $237

Break-even live

Break-even rent $1,427

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $311	-5% $274	+0% $237	+5% $200	+10% $163
Rent	-10% $101	-5% $169	+0% $237	+5% $305	+10% $373
Rate	-1.0pp $302	-0.5pp $270	base $237	+0.5pp $203	+1.0pp $169

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: $32,500
• Closing costs: $3,900
• 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	44d	1	0.22mi
3229 McAfee Rd Decatur, GA	3.0	1.0	1300	$1,600	$1.23	44d	1	0.22mi
3415 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,895	$1.30	21d	1	0.23mi
3443 Hyland Dr Decatur, GA	3.0	2.0	1284	$2,000	$1.56	44d	1	0.30mi
3405 Elgin Dr Decatur, GA	3.0	2.0	1198	$1,700	$1.42	44d	1	0.41mi
1953 Laurel Ln Decatur, GA	3.0	1.0	1202	$945	$0.79	21d	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	25d	1	0.49mi
1932 Rosewood Rd Decatur, GA	4.0	2.5	1215	$1,485	$1.22	13d	1	0.49mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,490	$1.23	13d	1	0.54mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,200	$0.99	18d	1	0.54mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1425	$1,000	$0.70	25d	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	44d	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	13d	1	0.62mi
3184 Gay Dr Decatur, GA	4.0	2.0	2000	$2,100	$1.05	25d	1	0.64mi
1752 Lynn Ln Decatur, GA	3.0	2.0	1390	$1,950	$1.40	44d	1	0.70mi
2336 Columbia Woods Ct Decatur, GA	4.0	2.0	1950	$1,970	$1.01	44d	1	0.74mi
1637 Columbia Dr Decatur, GA	4.0	2.0	1896	$1,795	$0.95	44d	1	0.78mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	44d	1	0.80mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	44d	6	0.85mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	2d	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	25d	1	0.92mi
3395 Columbia Trce Decatur, GA	3.0	2.0	1252	$1,450	$1.16	25d	1	0.92mi
3405 Cobbs Ferry Dr Unit 3405 Decatur, GA	3.0	2.0	1331	$1,550	$1.16	44d	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	25d	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	25d	1	0.99mi
3692 Larkspur Ter Decatur, GA	3.0	2.0	1100	$1,700	$1.55	44d	1	1.04mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,705	$1.51	2d	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	44d	1	1.09mi
3711 Daisy Dr Decatur, GA	3.0	1.5	1240	$1,700	$1.37	44d	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	44d	1	1.20mi

HOA detail condo

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

Listing history 29 events

1. 2026-06-13
   statusdays on market $130,000 Pending 7 DOM
2. 2026-06-09
   days on market $130,000 Active 6 DOM
3. 2026-06-08
   days on market $130,000 Active 5 DOM
4. 2026-06-07
   days on market $130,000 Active 4 DOM
5. 2026-06-04
   remarks 699-char remark
6. 2026-06-04
   pricedays on marketlisting id $130,000 Active 1 DOM
7. 2026-06-03
   days on market $135,000 Active 12 DOM
8. 2026-06-02
   days on market $135,000 Active 11 DOM
9. 2026-06-01
   days on market $135,000 Active 10 DOM
10. 2026-05-31
    days on market $135,000 Active 9 DOM
11. 2026-05-23
    listed $135,000 Active
12. 2025-12-31
    historical
13. 2025-10-09
    price $105,000
14. 2025-09-06
    listed $115,000 New
15. 2025-08-14
    historical
16. 2025-08-14
    historical
17. 2025-07-18
    price $90,000
18. 2025-07-18
    price $90,000
19. 2025-07-02
    price $105,000
20. 2025-07-02
    price $105,000
21. 2025-06-18
    listed $115,000 Active
22. 2025-06-18
    listed $115,000 New
23. 2016-06-14
    soldstatus $33,000
24. 2013-06-03
    soldstatus $19,000
25. 2005-01-19
    soldstatus $99,900
26. 2000-04-11
    soldstatus $60,000
27. 1998-04-16
    soldstatus $55,000
28. 1996-10-01
    soldstatus $40,000
29. 1996-06-28
    soldstatus $25,100

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$700/yr (+$58/mo · 140.9%)

ⓘ 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: −$7,282
• − Property taxes: −$496
• − Insurance: −$650
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − HOA: −$4,200
• − Depreciation: −$3,782
• Taxable income: $997
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $2,605/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

+437.8% since first listed

19 events — show timeline

• 2026-05-23 Listed $135,000 FSBO.com
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-09 Price Changed $105,000 GAMLS
• 2025-09-06 Listed $115,000 GAMLS
• 2025-08-14 Listing Removed — GAMLS
• 2025-08-14 Listing Removed — FMLS
• 2025-07-18 Price Changed $90,000 GAMLS
• 2025-07-18 Price Changed $90,000 FMLS
• 2025-07-02 Price Changed $105,000 GAMLS
• 2025-07-02 Price Changed $105,000 FMLS
• 2025-06-18 Listed $115,000 GAMLS
• 2025-06-18 Listed $115,000 FMLS
• 2016-06-14 Sold (Public Records) $33,000 Public Records
• 2013-06-03 Sold (Public Records) $19,000 Public Records
• 2005-01-19 Sold (Public Records) $99,900 Public Records
• 2000-04-11 Sold (Public Records) $60,000 Public Records
• 1998-04-16 Sold (Public Records) $55,000 Public Records
• 1996-10-01 Sold (Public Records) $40,000 Public Records
• 1996-06-28 Sold (Public Records) $25,100 Public Records

Property tax history

-7.3%/yr

Latest (2025): $496 · -67.6% YoY. Source: county tax records.