4256 Lindsey Dr · Candler-McAfee, GA 30035

$134,500

3 bd · 2.5 ba · 1,584 sqft · SingleFamily public records · 95 Days on market

Built 1953 0.30 ac lot $85/sqft · 52% below area Est $263k · 49% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home features hardwood floors, a detached garage, lots of new vinyl windows, and plenty of potential. Perfect for first-time homebuyer or investor.

Key facts

• 0.3 acre lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 B — 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 flat; 180 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); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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 $930 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $110k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,395 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.37% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.69%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (median comp): $262,692
• List price: $134,500
• Delta: -48.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3991 Lindsey Dr	0.50mi	3/3.0	1,550 (-2%)	2mo	$305,000	$197	70
4179 Hanes Dr	0.12mi	3/2.5	1,392 (-12%)	7mo	$270,000	$194	69
2312 Leslie Brook Dr	0.44mi	3/2.0	1,544 (-2%)	8mo	$210,000	$136	66
3985 Lindsey Dr	0.50mi	4/2.5 (+1)	1,632 (+3%)	2mo	$295,000	$181	65
1763 Highland Pl	0.63mi	3/2.0	1,575 (-1%)	6mo	$170,000	$108	63
1907 Clarke	0.23mi	3/2.0	1,350 (-15%)	1mo	$199,999	$148	62
4439 Gregory Rd	0.43mi	3/2.0	1,750 (+10%)	0mo	$259,999	$149	60
2238 Leslie Brook Dr	0.52mi	3/2.0	1,446 (-9%)	1mo	$140,000	$97	58
4094 E Glade Ct	0.47mi	4/2.0 (+1)	1,451 (-8%)	7mo	$194,500	$134	51
1914 Janet Ln	0.36mi	3/1.5	1,380 (-13%)	9mo	$203,500	$147	51
2256 Greenway Dr	0.68mi	4/3.0 (+1)	1,664 (+5%)	8mo	$315,000	$189	46
2046 Copperfield Cir	0.67mi	4/2.0 (+1)	1,683 (+6%)	7mo	$220,000	$131	46

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.15×
• Total profit: $5,748
• Equity at exit: $20,054

10-year hold

• IRR: 11.4%
• Equity multiple: 1.81×
• Total profit: $30,376
• Equity at exit: $11,629

Cash invested: $37,660 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 180
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$705
• Tax from tax record: −$203 /mo · $2,435/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $492

Break-even live

Break-even rent $1,221

Max offer price $134,500

Occupancy floor 68%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4066 Marble Arch Ct Decatur, GA	3.0	2.0	1344	$1,800	$1.34	43d	1	0.53mi
2161 Bedevere Cir Unit 2161A Decatur, GA	2.0	2.0	1144	$1,400	$1.22	43d	1	0.59mi
3000 Bedevere Cir Unit 3000F Decatur, GA	2.0	2.0	1144	$1,400	$1.22	43d	1	0.61mi
3010 Bedevere Cir Unit 3010A Decatur, GA	2.0	2.0	1144	$1,400	$1.22	43d	1	0.64mi
3014 Bedevere Cir Unit 3014D Decatur, GA	2.0	2.0	1144	$1,400	$1.22	43d	1	0.65mi
4111 Northstrand Dr Decatur, GA	3.0	3.0	2173	$2,031	$0.93	12d	1	0.66mi
4085 Canby Ln Decatur, GA	4.0	2.0	1400	$1,650	$1.18	43d	1	0.66mi
3017 Arthurs Ct Unit 3017 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.69mi
3023 Arthurs Ct Unit 3023 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.69mi
3025 Arthurs Ct Unit 3025 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.69mi
3019 Arthurs Ct Unit 3019 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.69mi
3015 Arthurs Ct Unit 3015 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.69mi
3021 Arthurs Ct Unit 3021 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.69mi
2165 Bodwin Pl Unit 2165E Decatur, GA	2.0	2.0	1144	$1,400	$1.22	43d	1	0.74mi
2163 Bodwin Pl Unit 2163D Decatur, GA	2.0	2.0	1144	$1,400	$1.22	43d	1	0.74mi
2011 Bodwin Pl Unit 2011 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.74mi
2007 Bodwin Pl Unit 2007 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.74mi
1998 Arthurs Court Dr Unit 1998 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.75mi
1998 Arthurs Court Dr Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.75mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	24d	1	0.75mi
1914 Bodwin Pl Unit 1914A Decatur, GA	2.0	2.0	1298	$1,450	$1.12	43d	1	0.76mi
2002 Arthurs Court Dr Unit 2002D Decatur, GA	2.0	2.0	1144	$1,400	$1.22	43d	1	0.76mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	43d	1	0.77mi
1910 Bodwin Pl Unit 1910C Decatur, GA	2.0	2.0	1298	$1,450	$1.12	43d	1	0.79mi
4336 Glenhaven Dr Decatur, GA	4.0	3.0	2100	$2,500	$1.19	43d	1	0.79mi
1985 Glenwood Downs Dr Decatur, GA	3.0	2.5	1460	$1,700	$1.16	20d	1	0.79mi
1995 Glenwood Downs Dr Decatur, GA	3.0	2.0	1564	$1,750	$1.12	5d	1	0.79mi
1908 Bodwin Pl Unit 1908F Decatur, GA	2.0	2.0	1144	$1,400	$1.22	43d	1	0.80mi
2109 Newgate Dr Decatur, GA	3.0	2.5	1701	$1,850	$1.09	43d	1	0.80mi
4655 Glenwood Rd Decatur, GA	2.0–3.0	2.0	1318	$1,600	$1.21	19d	31	0.80mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	43d	1	0.81mi
4033 Emerald North Cir Decatur, GA	4.0	2.5	2000	$2,061	$1.03	16d	1	0.82mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,600	$1.43	24d	1	0.83mi
1905 Bodwin Pl Unit 1905 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.83mi
4565 Covington Hwy Decatur, GA	2.0–3.0	1.5	1200	$1,439	$1.20	3d	8	0.86mi
2347 Greenway Dr Decatur, GA	3.0	2.0	1200	$1,975	$1.65	24d	1	0.90mi
1859 Broadway St Decatur, GA	3.0	2.5	1620	$2,200	$1.36	3d	1	0.91mi
2248 Emerald Springs Dr Decatur, GA	3.0	2.0	1918	$1,870	$0.97	43d	1	0.94mi
4612 Grand Central Pkwy Decatur, GA	2.0	2.5	1328	$2,100	$1.58	24d	1	0.97mi
4116 Snapfinger Way Decatur, GA	4.0	2.0	1334	$1,719	$1.29	43d	1	1.00mi

Listing history 25 events

1. 2026-06-18
   days on market $134,500 Active 95 DOM
2. 2026-06-17
   days on market $134,500 Active 94 DOM
3. 2026-06-16
   days on market $134,500 Active 93 DOM
4. 2026-06-15
   days on market $134,500 Active 92 DOM
5. 2026-06-13
   days on market $134,500 Active 90 DOM
6. 2026-06-09
   days on market $134,500 Active 86 DOM
7. 2026-06-08
   days on market $134,500 Active 85 DOM
8. 2026-06-07
   days on market $134,500 Active 84 DOM
9. 2026-06-04
   days on market $134,500 Active 81 DOM
10. 2026-06-03
    days on market $134,500 Active 80 DOM
11. 2026-06-02
    days on market $134,500 Active 79 DOM
12. 2026-06-01
    days on market $134,500 Active 78 DOM
13. 2026-05-31
    days on market $134,500 Active 77 DOM
14. 2026-05-08
    status Back On Market 170-char remark

    Show marketing remark (170 chars)

    This 3-bedroom, 2-bath home features hardwood floors, a detached garage, lots of new vinyl windows, and plenty of potential. Perfect for first-time homebuyer or investor.

15. 2026-05-04
    status Under Contract 170-char remark

    Show marketing remark (170 chars)

    This 3-bedroom, 2-bath home features hardwood floors, a detached garage, lots of new vinyl windows, and plenty of potential. Perfect for first-time homebuyer or investor.

16. 2026-03-11
    listed $134,500 New 170-char remark

    Show marketing remark (170 chars)

    This 3-bedroom, 2-bath home features hardwood floors, a detached garage, lots of new vinyl windows, and plenty of potential. Perfect for first-time homebuyer or investor.

17. 2025-03-31
    historical
18. 2025-03-31
    historical
19. 2024-12-11
    price $139,500
20. 2024-12-08
    price $139,500
21. 2024-12-08
    price $140,000
22. 2024-11-26
    listed $150,000 New
23. 2024-11-26
    listed $150,000 Active
24. 2024-11-21
    soldstatus $110,000
25. 1986-01-30
    soldstatus $57,900

ⓘ 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: $2,435 · $203/mo
• Projected year-2 tax: $2,435 · $203/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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,128
• − Mortgage interest: −$7,534
• − Property taxes: −$2,435
• − Insurance: −$672
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$3,913
• Taxable income: $4,033
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,941/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): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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 (91%)
• Race & ethnicity: Black 91% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+132.3% since first listed

12 events — show timeline

• 2026-05-08 Relisted — GAMLS
• 2026-05-04 Pending — GAMLS
• 2026-03-11 Listed $134,500 GAMLS
• 2025-03-31 Listing Removed — FMLS
• 2025-03-31 Listing Removed — GAMLS
• 2024-12-11 Price Changed $139,500 GAMLS
• 2024-12-08 Price Changed $139,500 FMLS
• 2024-12-08 Price Changed $140,000 FMLS
• 2024-11-26 Listed $150,000 FMLS
• 2024-11-26 Listed $150,000 GAMLS
• 2024-11-21 Sold (Public Records) $110,000 Public Records
• 1986-01-30 Sold (Public Records) $57,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,435 · -1.9% YoY. Source: county tax records.