2941 Caldwell Rd NE · Brookhaven, GA 30319

$260,000

None bd · None ba · — sqft · MultiFamily · 10 Days on market

Built 1963 Good condition 1,306 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Effortless Brookhaven living starts here. This light filled second story brick condo has just been refreshed from top to bottom and delivers a perfect blend of style, comfort, and location. Overlooking a quiet grassy courtyard with charming gas lit lamps, the setting feels peaceful and private while still keeping you close to everything. Inside, the spacious living room is anchored by newly refinished wood floors that flow seamlessly throughout the home, creating a warm and cohesive feel. The kitchen has just been updated and shines with a new tile backsplash, quartz countertops, and brand new appliances, making both everyday living and entertaining feel easy and elevated. Two comfortable b

Key facts

• Updated bathroom
• 1,306 sq ft lot
• 2 parking spots

Tags

• SECOND STORY BRICK CONDO
• QUIET GRASSY COURTYARD
• NEWLY REFINISHED WOOD FLOORS
• UPDATED BATHROOM
• GENEROUS LAUNDRY AREA
• AVAILABLE RENTAL PERMIT

Property features AI

Finance

• Other: Multi-family property with 1 unit
• HOA & community: Homeowners association; Community amenities include tennis courts, park, playground, street lights, and proximity to shopping and public transit

Exterior

• Parking: Two designated parking spaces; Parking lot (spaces vary by unit)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Water and sewer available
• Home design: Single-story (one level); Updated/Remodeled; Composition roof
• Construction: Brick construction; Composition roof
• Exterior features: Brick exterior; Street lights nearby; Near shopping and public transport; Park and playground nearby; Tennis courts in the community; Homeowners association

Interior

• Bedrooms: One-level residence
• Flooring: Hardwood
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Hardwood floors; Updated/Remodeled condition

What this means for you Summary

Snapshot

• This is a multifamily listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $260k).
• Cap rate 14.9% vs local median 2.6% in Brookhaven — 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 77/100 on livability (#21 in GA, #3,126 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A-; Watch: schools C-, crime C-, cost of living 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 (+2.9%/yr); 384 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 43% of the median local income ($131k/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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $73k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.79% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.84%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3138 Caldwell Rd NE	0.48mi	4/2.0	—	8mo	$635,000	—	58
2901 Ringle Rd	0.62mi	2/1.0	—	8mo	$650,000	—	52
1395 Cheshire Way NE	0.43mi	3/2.0	—	22mo	$725,525	—	49

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 · 2.86% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.05×
• Total profit: $76,461
• Equity at exit: $38,767

10-year hold

• IRR: 33.1%
• Equity multiple: 3.99×
• Total profit: $217,651
• Equity at exit: $22,480

Cash invested: $72,800 (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 30319

• Rents YoY: 2.9%
• Active inventory: 384
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,643 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$975
• Net cashflow: $1,871

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 55%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,644
Total (2 units)			$4,643

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2829 Caldwell Rd NE Atlanta, GA	3.0	1.0–2.0	952	$2,040	$2.14	2d	86	0.26mi
3086 Caldwell Rd NE Brookhaven, GA	2.0	1.0	800	$1,750	$2.19	44d	1	0.33mi
3070 Ashford Dunwoody Rd NE Brookhaven, GA	2.0	2.0	1223	$3,068	$2.51	44d	1	0.35mi
3070 Ashford Dunwoody Rd NE Brookhaven, GA	1.0	1.0	987	$1,963	$1.99	24d	1	0.35mi
4420 Peachtree Rd NE Brookhaven, GA	3.0	1.0–2.0	926	$3,000	$3.24	1d	41	0.37mi
3070 Ashford Dunwoody Rd Atlanta, GA	1.0–3.0	1.0–2.0	1108	$2,130	$1.92	2d	30	0.39mi
305 Brookhaven Ave Brookhaven, GA	2.0	1.0–2.0	851	$2,096	$2.46	1d	7	0.48mi
3022 Templewood Dr NE Brookhaven, GA	3.0	2.0	1522	$3,000	$1.97	5d	1	0.51mi
705 Town Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1083	$2,565	$2.37	2d	22	0.57mi
1105 Town Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1075	$2,732	$2.54	2d	21	0.59mi
1510 Dresden Dr NE Unit d Atlanta, GA	2.0	1.0	836	$1,300	$1.56	24d	1	0.60mi
1510 Dresden Dr NE Unit b Atlanta, GA	2.0	1.0	838	$1,275	$1.52	24d	1	0.60mi
1508 Dresden Dr NE Unit b Atlanta, GA	2.0	1.0	836	$1,450	$1.73	5d	1	0.62mi
2908 Skyland Dr NE Atlanta, GA	2.0	1.0	850	$1,625	$1.91	3d	1	0.63mi
2917 Ringle Rd Atlanta, GA	3.0	1.5	1060	$3,000	$2.83	3d	1	0.63mi
2955 Ringle Rd Atlanta, GA	1.0	1.0	1500	$2,000	$1.33	44d	1	0.67mi
2623 Redding Rd NE Atlanta, GA	2.0	1.5	1200	$1,500	$1.25	11d	1	0.68mi
1526 Dresden Dr NE Atlanta, GA	2.0	1.0	837	$1,372	$1.64	2d	6	0.68mi
1498 Dresden Dr NE Unit b Atlanta, GA	2.0	1.0	838	$1,470	$1.75	24d	1	0.69mi
2636 Mackintosh Ct Brookhaven, GA	3.0	3.0	1341	$4,250	$3.17	24d	1	0.69mi
1356 Grannysmith Trce NE Brookhaven, GA	3.0	3.0	—	$4,000	—	24d	1	0.69mi
1528 Dresden Dr NE Unit D Brookhaven, GA	2.0	1.0	868	$1,400	$1.61	24d	1	0.73mi
2641 Mackintosh Ct Brookhaven, GA	3.0	3.0	1500	$4,999	$3.33	22d	1	0.75mi
2641 Mackintosh Ct Brookhaven, GA	3.0	3.0	1500	$4,995	$3.33	44d	1	0.75mi
1532 Dresden Dr NE Unit C Brookhaven, GA	2.0	1.0	836	$1,325	$1.58	24d	1	0.75mi
2771 Skyland Dr NE Brookhaven, GA	3.0	2.0	1350	$2,527	$1.87	3d	1	0.75mi
1536 Dresden Dr NE Unit C Atlanta, GA	2.0	1.0	838	$1,250	$1.49	24d	1	0.78mi
1516 Dresden Dr NE Unit c Atlanta, GA	2.0	1.0	836	$1,300	$1.56	24d	1	0.79mi
1506 Dresden Dr NE Unit a Atlanta, GA	2.0	1.0	838	$1,275	$1.52	24d	1	0.80mi
1506 Dresden Dr NE Unit a Atlanta, GA	2.0	1.0	838	$1,275	$1.52	5d	1	0.80mi
1482 Dresden Dr NE Brookhaven, GA	2.0	1.0	1054	$2,625	$2.49	44d	1	0.80mi
1350 Dresden Dr NE Brookhaven, GA	2.0	1.0–2.0	855	$3,391	$3.96	3d	12	0.91mi
2783 Durham Dr NE Brookhaven, GA	3.0	3.5	2741	$3,950	$1.44	13d	1	0.92mi
4120 Peachtree Rd NE Brookhaven, GA	1.0–3.0	1.0–2.0	1088	$2,000	$1.84	2d	27	1.01mi
1325 Peachtree Vw NE Brookhaven, GA	3.0	2.5	2167	$4,000	$1.85	13d	1	1.04mi
1325 Peachtree Vw NE Brookhaven, GA	3.0	4.0	2167	$4,000	$1.85	15d	1	1.04mi
2522 Appleden Pl Brookhaven, GA	3.0	3.5	2750	$5,650	$2.05	44d	1	1.05mi
1255 Apple Valley Rd NE Brookhaven, GA	3.0	2.5	—	$4,250	—	44d	1	1.10mi
2432 Johnson Ferry Rd NE Atlanta, GA	1.0–3.0	1.0–2.0	1094	$2,180	$1.99	2d	37	1.24mi
2282 Johnson Ferry Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	883	$1,850	$2.09	44d	3	1.30mi

Listing history 8 events

1. 2026-05-12
   status Pending 1359-char remark
2. 2026-05-07
   historical Active Under Contract 1359-char remark
3. 2026-05-01
   listed $260,000 Active 1359-char remark
4. 2024-12-02
   historical $1,595
5. 2024-10-14
   price $1,595
6. 2024-08-30
   listed $1,650
7. 2023-07-27
   historical $2,250
8. 2023-07-12
   listed $2,250

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,716
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$4,457
• − Management: −$4,457
• − Depreciation: −$7,564
• Taxable income: $19,474
• Est. tax owed @ 24.0%: −$4,674
• After-tax cash flow: $17,780/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, recently refreshed condo offers a blend of style and comfort, with fresh updates in the kitchen and bathrooms, and a good curb appeal.

Value-add opportunities

• Both update kitchen appliances — new appliances enhance both resale and rental value
• Both update bathroom fixtures — standard fixtures can be upgraded for better value
• Both landscaping improvements — improved curb appeal can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both update kitchen appliances — new appliances enhance both resale and rental value ↑
• Both update bathroom fixtures — standard fixtures can be upgraded for better value ↑
• Both landscaping improvements — improved curb appeal can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Brookhaven

• Score: 77/100
• State rank: #21
• US rank: #3126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookhaven, GA
• County: Dekalb County · 782,738 people
• City population: 45,985
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 45,985
• Household income: $130,648
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1879.0

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 0.57)
• Race & ethnicity: White 62% Black 13% Hispanic / Latino 12% Two or more races 11% Asian 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -511.51%
• Current HPI: 247.1961
• Rent YoY: ▲ 2.86%
• 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

+11455.6% since first listed

9 events — show timeline

• 2026-05-12 Pending — FMLS
• 2026-05-07 Contingent — FMLS
• 2026-05-04 Listing Removed — FMLS
• 2026-05-01 Listed $260,000 FMLS
• 2024-12-02 Rental Removed $1,595 RENT.
• 2024-10-14 Price Changed $1,595 RENT.
• 2024-08-30 Listed for Rent $1,650 RENT.
• 2023-07-27 Rental Removed $2,250 FMLS
• 2023-07-12 Listed for Rent $2,250 FMLS