7982 Union Grove Rd · Lakeview Estates, GA 30058

$174,900

3 bd · 2.5 ba · 1,437 sqft · SingleFamily public records · 140 Days on market

Built 1964 0.47 ac lot $122/sqft · 36% below area Est $274k · 36% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +4.9/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 2 bath home, built in 1964, offers approximately 1,437 square feet of living space with a practical and functional layout. On the lower level there is a large family room with a fireplace, laundry room and another room for extra storage. On the main level are 2 bedrooms 2 full baths another living room with a fireplace.

Key facts

• 0.47 acre lot
• Parking
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.6% in Lakeview Estates — 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 57/100 on livability (#475 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• 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: Rock Chapel Elementary School (math 8% / reading 22%, grade F, #988 of 1,228 statewide, top 81%, 558 students, 100% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 444 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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 $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

• It's been on market 140 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $175k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 8.0

CMA / ARV

• ARV (median comp): $274,229
• List price: $174,900
• Delta: -36.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2252 Margaret Ct	0.51mi	3/2.0	1,412 (-2%)	9mo	$275,000	$195	64
2966 Riviera Dr NW	0.51mi	3/2.0	1,560 (+9%)	2mo	$273,250	$175	58
2184 River Acres Ct	0.71mi	3/2.0	1,460 (+2%)	12mo	$219,900	$151	52
2163 River Acres Ct	0.74mi	3/2.0	1,380 (-4%)	8mo	$239,900	$174	50
2129 Green Tree Ct	0.54mi	3/2.0	1,511 (+5%)	18mo	$282,000	$187	49
8043 Harmony Lakes Dr	0.37mi	3/2.0	1,580 (+10%)	19mo	$279,000	$177	48
2267 Margaret Ct	0.54mi	3/2.0	1,508 (+5%)	23mo	$275,000	$182	45
2300 Union Grove Ct	0.50mi	3/2.0	1,603 (+12%)	14mo	$245,000	$153	44
2326 Union Grove Ct	0.51mi	3/2.0	1,248 (-13%)	11mo	$225,000	$180	43

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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-26,048
• Equity at exit: $26,078

10-year hold

• IRR: -10.4%
• Equity multiple: 0.43×
• Total profit: $-28,149
• Equity at exit: $15,122

Cash invested: $48,972 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 444
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$363 /mo · $4,362/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $86

Break-even live

Break-even rent $1,713

Max offer price $174,900

Occupancy floor 90%

Sensitivity live

Price	-10% $185	-5% $135	+0% $86	+5% $36	+10% $-13
Rent	-10% $-58	-5% $14	+0% $86	+5% $158	+10% $230
Rate	-1.0pp $174	-0.5pp $130	base $86	+0.5pp $40	+1.0pp $-6

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2064 Adriatic Dr Conyers, GA	2.0	1.0	1147	$1,500	$1.31	14d	1	0.74mi

Listing history 26 events

1. 2026-06-21
   days on market $174,900 Active 140 DOM
2. 2026-06-18
   days on market $174,900 Active 137 DOM
3. 2026-06-17
   days on market $174,900 Active 136 DOM
4. 2026-06-16
   days on market $174,900 Active 135 DOM
5. 2026-06-15
   statusdays on market $174,900 Active 134 DOM
6. 2026-06-13
   statusdays on market $174,900 Back On Market 132 DOM
7. 2026-06-09
   days on market $174,900 Active 130 DOM
8. 2026-06-08
   days on market $174,900 Active 129 DOM
9. 2026-06-07
   days on market $174,900 Active 128 DOM
10. 2026-06-04
    days on market $174,900 Active 125 DOM
11. 2026-06-03
    days on market $174,900 Active 124 DOM
12. 2026-06-02
    days on market $174,900 Active 123 DOM
13. 2026-06-01
    days on market $174,900 Active 122 DOM
14. 2026-05-31
    days on market $174,900 Active 121 DOM
15. 2026-05-09
    price $174,900 337-char remark

    Show marketing remark (337 chars)

    This 2 bedroom, 2 bath home, built in 1964, offers approximately 1,437 square feet of living space with a practical and functional layout. On the lower level there is a large family room with a fireplace, laundry room and another room for extra storage. On the main level are 2 bedrooms 2 full baths another living room with a fireplace.

16. 2026-04-17
    price $179,900 337-char remark

    Show marketing remark (337 chars)

    This 2 bedroom, 2 bath home, built in 1964, offers approximately 1,437 square feet of living space with a practical and functional layout. On the lower level there is a large family room with a fireplace, laundry room and another room for extra storage. On the main level are 2 bedrooms 2 full baths another living room with a fireplace.

17. 2026-04-10
    price $189,900 337-char remark

    Show marketing remark (337 chars)

    This 2 bedroom, 2 bath home, built in 1964, offers approximately 1,437 square feet of living space with a practical and functional layout. On the lower level there is a large family room with a fireplace, laundry room and another room for extra storage. On the main level are 2 bedrooms 2 full baths another living room with a fireplace.

18. 2026-04-06
    status Back On Market 337-char remark

    Show marketing remark (337 chars)

    This 2 bedroom, 2 bath home, built in 1964, offers approximately 1,437 square feet of living space with a practical and functional layout. On the lower level there is a large family room with a fireplace, laundry room and another room for extra storage. On the main level are 2 bedrooms 2 full baths another living room with a fireplace.

19. 2026-04-03
    status Under Contract 337-char remark

    Show marketing remark (337 chars)

    This 2 bedroom, 2 bath home, built in 1964, offers approximately 1,437 square feet of living space with a practical and functional layout. On the lower level there is a large family room with a fireplace, laundry room and another room for extra storage. On the main level are 2 bedrooms 2 full baths another living room with a fireplace.

20. 2026-03-20
    price $194,900 337-char remark

    Show marketing remark (337 chars)

    This 2 bedroom, 2 bath home, built in 1964, offers approximately 1,437 square feet of living space with a practical and functional layout. On the lower level there is a large family room with a fireplace, laundry room and another room for extra storage. On the main level are 2 bedrooms 2 full baths another living room with a fireplace.

21. 2026-03-06
    price $199,900 337-char remark

    Show marketing remark (337 chars)

    This 2 bedroom, 2 bath home, built in 1964, offers approximately 1,437 square feet of living space with a practical and functional layout. On the lower level there is a large family room with a fireplace, laundry room and another room for extra storage. On the main level are 2 bedrooms 2 full baths another living room with a fireplace.

22. 2026-02-24
    price $209,900 337-char remark

    Show marketing remark (337 chars)

    This 2 bedroom, 2 bath home, built in 1964, offers approximately 1,437 square feet of living space with a practical and functional layout. On the lower level there is a large family room with a fireplace, laundry room and another room for extra storage. On the main level are 2 bedrooms 2 full baths another living room with a fireplace.

23. 2026-01-26
    listed $219,900 New 337-char remark

    Show marketing remark (337 chars)

    This 2 bedroom, 2 bath home, built in 1964, offers approximately 1,437 square feet of living space with a practical and functional layout. On the lower level there is a large family room with a fireplace, laundry room and another room for extra storage. On the main level are 2 bedrooms 2 full baths another living room with a fireplace.

24. 1999-11-16
    soldstatus $98,000
25. 1999-11-16
    soldstatus $98,000
26. 1991-01-01
    soldstatus $40,700

ⓘ 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: $4,362 · $363/mo
• Projected year-2 tax: $4,362 · $363/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,861
• − Mortgage interest: −$9,797
• − Property taxes: −$4,362
• − Insurance: −$874
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$5,088
• Taxable loss: −$1,758
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,450/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 — Lakeview Estates

• Score: 57/100
• State rank: #475
• US rank: #22298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,614
• Household income: $61,684
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 3471.0

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% Hispanic / Latino 3% White 3% Two or more races 3%
• Common ancestry: Hispanic 0%
• Foreign-born: 12% · Canada, United Kingdom
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -60.90%
• Current HPI: 224.0366
• Rent YoY: ▲ 1.18%
• 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

+329.7% since first listed

12 events — show timeline

• 2026-05-09 Price Changed $174,900 GAMLS
• 2026-04-17 Price Changed $179,900 GAMLS
• 2026-04-10 Price Changed $189,900 GAMLS
• 2026-04-06 Relisted — GAMLS
• 2026-04-03 Pending — GAMLS
• 2026-03-20 Price Changed $194,900 GAMLS
• 2026-03-06 Price Changed $199,900 GAMLS
• 2026-02-24 Price Changed $209,900 GAMLS
• 2026-01-26 Listed $219,900 GAMLS
• 1999-11-16 Sold (Public Records) $98,000 Public Records
• 1999-11-16 Sold (Public Records) $98,000 Public Records
• 1991-01-01 Sold (Public Records) $40,700 Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,362 · +0.1% YoY. Source: county tax records.