1958 Shawn Wayne Cir SE · Atlanta, GA 30316

$169,000

3 bd · 2.0 ba · 1,302 sqft · Townhouse public records · 7 Days on market

Built 2003 1,742 sqft lot Est $233k · 27% under

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Why this score? — see what drove the B- 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.8/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1958 Shawn Wayne Circle SE, an affordable end-unit townhome in a convenient Southeast Atlanta location. This 3-bedroom, 2-bath home offers a functional two-story layout with spacious living area, eat-in kitchen, private rear patio, fenced backyard space, and off-street parking. The home is ideal for an owner-occupant looking for a budget-friendly property or an investor seeking a rental opportunity with strong upside. Conveniently located near I-20, East Atlanta, Decatur, shopping, dining, schools, and major commuter routes. Low monthly HOA. Property is being sold as-is. Buyer to verify all property details, schools, HOA, and condition.

Key facts

• Spacious living area
• Two-story layout
• Eat-in kitchen

Tags

• TWO-STORY LAYOUT
• SPACIOUS LIVING AREA
• EAT-IN KITCHEN
• PRIVATE REAR PATIO
• FENCED BACKYARD SPACE
• OFF-STREET PARKING

Property features AI

Finance

• HOA & community: Homeowners association; HOA covers maintenance of structure and grounds, private roads, and trash

Exterior

• Parking: Off-street parking; More than one space per unit
• Utilities: Public water; Public sewer; Cable available; Electricity available; High speed internet available; Natural gas available; Phone available; Sewer connected; Water available
• Home design: Residential townhouse (garden/patio home); Resale property
• Construction: Built in 2003; Brick and vinyl siding exterior; Composition roof
• Exterior features: Patio; Porch; Level lot; Sidewalks; Street lights

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms and 1 half bathroom (total 3 bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two-level layout; Family room
• Laundry & utility: Washer; Dryer; Laundry on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 9.1% vs local median 3.1% in Atlanta — 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 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-.
• 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: Ronald E Mcnair Discover Learning Academy Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 568 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 5% at this address vs 24% district-wide (-18 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); 461 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $169,000

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. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $233,058
• 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	0.03mi	3/2.5	1,280 (-2%)	16mo	$212,000	$166	81
2009 Shawn Wayne Cir SE	0.04mi	3/2.5	1,382 (+6%)	18mo	$229,000	$166	71
1969 Shawn Wayne Cir SE	0.04mi	2/2.5 (-1)	1,200 (-8%)	19mo	$220,000	$183	62
1971 Shawn Wayne	0.04mi	2/2.5 (-1)	1,200 (-8%)	20mo	$215,000	$179	61

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,828
• Equity at exit: $25,198

10-year hold

• IRR: 6.8%
• Equity multiple: 1.49×
• Total profit: $23,347
• Equity at exit: $14,612

Cash invested: $47,320 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$886
• Tax from tax record: −$362 /mo · $4,343/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $391

Break-even live

Break-even rent $1,669

Max offer price $169,000

Occupancy floor 77%

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: $42,250
• Closing costs: $5,070
• 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	44d	1	0.27mi
2176 Lilac Ln Decatur, GA	3.0	2.0	1800	$1,395	$0.78	24d	1	0.33mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	44d	1	0.35mi
2123 Second Ave Decatur, GA	4.0	2.0	1302	$2,075	$1.59	19d	1	0.38mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	24d	1	0.39mi
2181 Juanita St Decatur, GA	4.0	3.0	1595	$3,500	$2.19	24d	1	0.42mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	44d	1	0.46mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	22d	1	0.46mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	44d	1	0.47mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	2d	23	0.48mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	44d	1	0.49mi
2335 Scotty Cir Decatur, GA	3.0	1.0	1010	$1,495	$1.48	44d	1	0.49mi
200 Vineyard Walk Atlanta, GA	2.0	1.0	884	$1,294	$1.46	2d	6	0.50mi
2043 Juanita St Decatur, GA	3.0	2.0	1500	$3,000	$2.00	44d	1	0.51mi
2378 Charleston Pointe SE Atlanta, GA	3.0	3.0	1604	$2,100	$1.31	22d	1	0.68mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	24d	1	0.73mi
2434 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1400	$2,499	$1.78	44d	1	0.74mi
2435 Bouldercliff Way SE Unit B Atlanta, GA	2.0	1.0	1236	$1,600	$1.29	44d	1	0.75mi
2435 Bouldercliff Way SE Atlanta, GA	3.0	2.0	1236	$1,950	$1.58	44d	1	0.75mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	44d	1	0.75mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	24d	1	0.79mi
2297 Charleston Pointe SE Atlanta, GA	3.0	2.0	1604	$2,200	$1.37	44d	1	0.81mi
2006 McAfee Pl Decatur, GA	3.0	2.0	1128	$2,295	$2.03	24d	1	0.83mi
773 Fayetteville Rd SE Atlanta, GA	3.0	2.0	1085	$2,100	$1.94	44d	1	0.87mi
1930 Flat Shoals Rd SE Atlanta, GA	1.0–2.0	1.0–1.5	1045	$1,479	$1.42	5d	17	0.87mi
1670 Cecilia Dr SE Atlanta, GA	3.0	2.0	1032	$2,350	$2.28	44d	1	0.91mi
1881 2nd Ave Decatur, GA	3.0	1.0–2.5	1010	$3,761	$3.72	2d	60	0.96mi
1761 Terry Mill Rd SE Atlanta, GA	3.0	1.5	1296	$1,900	$1.47	17d	1	0.97mi
1757 Flintwood Dr SE Atlanta, GA	3.0	2.0	1150	$1,750	$1.52	44d	1	0.99mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	44d	1	1.09mi
2386 Cresta Dr Decatur, GA	3.0	2.5	1107	$2,000	$1.81	44d	1	1.10mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	44d	1	1.10mi
2201 Glenwood Ave SE Atlanta, GA	2.0	1.0–2.0	819	$2,699	$3.30	21d	5	1.14mi
1438 E Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	967	$1,707	$1.76	2d	19	1.14mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	44d	1	1.14mi
2078 Parker Ranch Rd SE Atlanta, GA	3.0	1.0	1014	$1,650	$1.63	24d	1	1.16mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	2d	1	1.17mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	15d	1	1.21mi
460 E Lake Blvd SE Atlanta, GA	1.0–2.0	1.0–2.0	1104	$1,699	$1.54	2d	6	1.23mi
2191 Greystone Way Decatur, GA	3.0	1.0	1053	$1,800	$1.71	44d	1	1.23mi

Listing history 6 events

1. 2026-06-09
   days on market $169,000 Active 7 DOM
2. 2026-06-08
   days on market $169,000 Active 6 DOM
3. 2026-06-07
   pricestatusdays on market $169,000 Active 5 DOM
4. 2026-06-04
   days on market $174,900 New 2 DOM
5. 2026-06-03
   remarks 655-char remark
6. 2026-06-03
   listed $174,900 New 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: $4,343 · $362/mo
• Projected year-2 tax: $4,343 · $362/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: $25,963
• − Mortgage interest: −$9,467
• − Property taxes: −$4,343
• − Insurance: −$845
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$4,916
• Taxable income: $2,238
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $4,151/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 — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

Amenities A+ Commute A+ Cost of living C- Crime A Employment B Housing A+ Health & safety A- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 629,525
• 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

1 event — show timeline

• 2026-06-02 Listed $174,900 GAMLS

Property tax history

+4.3%/yr

Latest (2025): $4,343 · -2.2% YoY. Source: county tax records.