1669 Freedom Vly · Belvedere Park, GA 30032

$174,000

4 bd · 1.5 ba · 1,375 sqft · SingleFamily public records · 41 Days on market

Built 1977 8,712 sqft lot $127/sqft · 22% below area Est $222k · 22% under

---

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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• 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

Charming four-bedroom one-bath ranch in Decatur, that is move-in ready. Lovely white kitchen with stainless steel appliances, and fresh vinyl flooring throughout the home. There are ceiling fans and window coverings as well. The property is located on a nice flat lot. The property is vacant and ready for showings. Please go and show!

Key facts

• 8,712 sq ft lot
• 2 parking spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.8% in Belvedere Park — 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 68/100 on livability (#153 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute 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 (+1.3%/yr); 422 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); 60% 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 35% 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 $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 41 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $145k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $168,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (median comp): $222,085
• List price: $174,000
• Delta: -21.65%
• 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
1669 Freedom Vly	0.00mi	4/1.5	1,375 (0%)	0mo	$174,000	$127	100
3842 Brookcrest Cir	0.16mi	4/2.0	1,475 (+7%)	5mo	$324,000	$220	74
1613 Gilston Ct	0.16mi	3/1.5 (-1)	1,462 (+6%)	8mo	$155,000	$106	70
3682 Daisy Dr	0.26mi	3/2.0 (-1)	1,320 (-4%)	6mo	$310,000	$235	69
3711 Daisy Dr	0.25mi	3/1.5 (-1)	1,240 (-10%)	4mo	$152,750	$123	64
3508 Sweetgum Ln	0.57mi	3/2.5 (-1)	1,377 (+0%)	3mo	$235,000	$171	62
3470 Glensford Dr	0.71mi	3/2.5 (-1)	1,371 (-0%)	2mo	$329,900	$241	56
1619 Sweetgum Hl	0.57mi	3/2.0 (-1)	1,295 (-6%)	2mo	$205,000	$158	55
1368 W Austin Rd	0.67mi	4/2.0	1,469 (+7%)	1mo	$205,000	$140	55
4015 Moffat Ct	0.69mi	4/2.0	1,300 (-6%)	4mo	$280,000	$215	54
1933 Glen Echo Dr	0.72mi	3/2.0 (-1)	1,424 (+4%)	2mo	$185,500	$130	52
3465 Tulip Dr	0.44mi	3/1.5 (-1)	1,566 (+14%)	4mo	$185,000	$118	48

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-19,371
• Equity at exit: $25,944

10-year hold

• IRR: -4.5%
• Equity multiple: 0.72×
• Total profit: $-13,417
• Equity at exit: $15,044

Cash invested: $48,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$912
• Tax from tax record: −$283 /mo · $3,390/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $185

Break-even live

Break-even rent $1,604

Max offer price $174,000

Occupancy floor 85%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 W Austin Rd Unit A11 Decatur, GA	5.0	2.0	1754	$1,690	$0.96	44d	1	0.23mi
3711 Daisy Dr Decatur, GA	3.0	1.5	1240	$1,700	$1.37	44d	1	0.27mi
3692 Larkspur Ter Decatur, GA	3.0	2.0	1100	$1,700	$1.55	44d	1	0.32mi
3579 Tulip Dr Decatur, GA	3.0	2.0	1075	$1,550	$1.44	24d	1	0.42mi
1590 Agape Way Decatur, GA	1.0–3.0	1.0–2.0	1022	$1,400	$1.37	44d	1	0.46mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,705	$1.51	2d	12	0.47mi
3141 Journal Ct Decatur, GA	3.0	2.5	1386	$1,895	$1.37	13d	1	0.47mi
3184 Delancy St Decatur, GA	3.0	2.5	1515	$1,800	$1.19	44d	1	0.51mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	44d	6	0.51mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	2d	9	0.51mi
1683 Vernon Blvd Decatur, GA	3.0	2.5	1515	$1,840	$1.21	19d	1	0.52mi
3560 Sweetgum Ln Decatur, GA	4.0	3.0	1848	$1,766	$0.96	5d	1	0.54mi
3096 Calcutta St Decatur, GA	3.0	2.5	1386	$1,895	$1.37	44d	1	0.54mi
3106 Calcutta St Decatur, GA	3.0	2.5	1386	$1,895	$1.37	44d	1	0.55mi
3787 Redwing Cir Decatur, GA	3.0	1.0	1220	$1,495	$1.23	44d	1	0.55mi
1473 Hyatt Cir Decatur, GA	3.0	2.5	1386	$2,050	$1.48	44d	1	0.56mi
3121 Journal Ct Decatur, GA	3.0	2.5	1386	$1,895	$1.37	20d	1	0.56mi
1423 Dennis Dr Decatur, GA	3.0	1.0	1062	$1,200	$1.13	18d	1	0.62mi
3503 Misty Valley Rd Decatur, GA	3.0	1.5	984	$1,495	$1.52	24d	1	0.63mi
1502 Vernon Blvd Decatur, GA	3.0	3.0	1515	$2,050	$1.35	24d	1	0.63mi
4655 Glenwood Rd Decatur, GA	2.0–3.0	2.0	1318	$1,600	$1.21	20d	31	0.64mi
1905 Bodwin Pl Unit 1905 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.66mi
3854 Austin Park Ln Decatur, GA	3.0	2.5	1464	$1,800	$1.23	44d	1	0.67mi
3485 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	0.70mi
1998 Arthurs Court Dr Unit 1998 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.73mi
1998 Arthurs Court Dr Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.73mi
3445 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	24d	1	0.73mi
3728 Loren Dr Decatur, GA	3.0	1.5	1340	$2,150	$1.60	44d	1	0.73mi
3432 Cobbs Ferry Dr Decatur, GA	3.0	2.0	1252	$1,450	$1.16	5d	1	0.76mi
2007 Bodwin Pl Unit 2007 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.76mi
2011 Bodwin Pl Unit 2011 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.76mi
3015 Arthurs Ct Unit 3015 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.81mi
3021 Arthurs Ct Unit 3021 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.81mi
3019 Arthurs Ct Unit 3019 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.81mi
3025 Arthurs Ct Unit 3025 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.81mi
3023 Arthurs Ct Unit 3023 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.81mi
3017 Arthurs Ct Unit 3017 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	44d	1	0.81mi
1802 Lee St Decatur, GA	3.0	1.0	912	$1,350	$1.48	44d	1	0.84mi
4565 Covington Hwy Decatur, GA	2.0–3.0	1.5	1200	$1,439	$1.20	3d	8	0.84mi
1985 Glenwood Downs Dr Decatur, GA	3.0	2.5	1460	$1,700	$1.16	21d	1	0.86mi

Listing history 24 events

1. 2026-05-20
   status Under Contract 336-char remark

   Show marketing remark (336 chars)

   Charming four-bedroom one-bath ranch in Decatur, that is move-in ready. Lovely white kitchen with stainless steel appliances, and fresh vinyl flooring throughout the home. There are ceiling fans and window coverings as well. The property is located on a nice flat lot. The property is vacant and ready for showings. Please go and show!

2. 2026-05-20
   status Pending 336-char remark

   Show marketing remark (336 chars)

   Charming four-bedroom one-bath ranch in Decatur, that is move-in ready. Lovely white kitchen with stainless steel appliances, and fresh vinyl flooring throughout the home. There are ceiling fans and window coverings as well. The property is located on a nice flat lot. The property is vacant and ready for showings. Please go and show!

3. 2026-04-20
   status Back On Market 336-char remark

   Show marketing remark (336 chars)

   Charming four-bedroom one-bath ranch in Decatur, that is move-in ready. Lovely white kitchen with stainless steel appliances, and fresh vinyl flooring throughout the home. There are ceiling fans and window coverings as well. The property is located on a nice flat lot. The property is vacant and ready for showings. Please go and show!

4. 2026-04-20
   status Active 336-char remark

   Show marketing remark (336 chars)

   Charming four-bedroom one-bath ranch in Decatur, that is move-in ready. Lovely white kitchen with stainless steel appliances, and fresh vinyl flooring throughout the home. There are ceiling fans and window coverings as well. The property is located on a nice flat lot. The property is vacant and ready for showings. Please go and show!

5. 2026-03-23
   status Under Contract 336-char remark

   Show marketing remark (336 chars)

   Charming four-bedroom one-bath ranch in Decatur, that is move-in ready. Lovely white kitchen with stainless steel appliances, and fresh vinyl flooring throughout the home. There are ceiling fans and window coverings as well. The property is located on a nice flat lot. The property is vacant and ready for showings. Please go and show!

6. 2026-03-23
   status Pending 336-char remark

   Show marketing remark (336 chars)

   Charming four-bedroom one-bath ranch in Decatur, that is move-in ready. Lovely white kitchen with stainless steel appliances, and fresh vinyl flooring throughout the home. There are ceiling fans and window coverings as well. The property is located on a nice flat lot. The property is vacant and ready for showings. Please go and show!

7. 2026-03-11
   listed $174,000 New 336-char remark

   Show marketing remark (336 chars)

   Charming four-bedroom one-bath ranch in Decatur, that is move-in ready. Lovely white kitchen with stainless steel appliances, and fresh vinyl flooring throughout the home. There are ceiling fans and window coverings as well. The property is located on a nice flat lot. The property is vacant and ready for showings. Please go and show!

8. 2026-03-11
   listed $174,000 Active 336-char remark

   Show marketing remark (336 chars)

   Charming four-bedroom one-bath ranch in Decatur, that is move-in ready. Lovely white kitchen with stainless steel appliances, and fresh vinyl flooring throughout the home. There are ceiling fans and window coverings as well. The property is located on a nice flat lot. The property is vacant and ready for showings. Please go and show!

9. 2026-03-10
   historical
10. 2025-07-02
    status Back On Market
11. 2025-06-28
    status Under Contract
12. 2025-06-27
    price $194,000
13. 2025-06-25
    price $180,000
14. 2025-04-10
    price $194,000
15. 2025-04-06
    price $204,000
16. 2025-03-14
    price $214,900
17. 2025-02-04
    price $220,000
18. 2024-11-26
    price $230,000
19. 2024-09-11
    listed $250,000 New
20. 2021-03-04
    soldstatus $145,000
21. 2008-12-22
    soldstatus $26,000
22. 2008-08-01
    listed $29,900
23. 1996-11-05
    soldstatus $57,000
24. 1996-05-16
    soldstatus $43,000

ⓘ 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: $3,390 · $283/mo
• Projected year-2 tax: $3,390 · $283/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 ≥104°F today · 17 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: $22,062
• − Mortgage interest: −$9,747
• − Property taxes: −$3,390
• − Insurance: −$870
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$5,062
• Taxable loss: −$537
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $2,348/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 — Belvedere Park

• Score: 68/100
• State rank: #153
• US rank: #9886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belvedere Park, GA
• County: Dekalb County · 782,738 people
• City population: 42,812
• 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

+304.7% since first listed

24 events — show timeline

• 2026-05-20 Pending — GAMLS
• 2026-05-20 Pending — FMLS
• 2026-04-20 Relisted — GAMLS
• 2026-04-20 Relisted — FMLS
• 2026-03-23 Pending — GAMLS
• 2026-03-23 Pending — FMLS
• 2026-03-11 Listed $174,000 FMLS
• 2026-03-11 Listed $174,000 GAMLS
• 2026-03-10 Listing Removed — GAMLS
• 2025-07-02 Relisted — GAMLS
• 2025-06-28 Pending — GAMLS
• 2025-06-27 Price Changed $194,000 GAMLS
• 2025-06-25 Price Changed $180,000 GAMLS
• 2025-04-10 Price Changed $194,000 GAMLS
• 2025-04-06 Price Changed $204,000 GAMLS
• 2025-03-14 Price Changed $214,900 GAMLS
• 2025-02-04 Price Changed $220,000 GAMLS
• 2024-11-26 Price Changed $230,000 GAMLS
• 2024-09-11 Listed $250,000 GAMLS
• 2021-03-04 Sold (Public Records) $145,000 Public Records
• 2008-12-22 Sold (MLS) $26,000 FMLS
• 2008-08-01 Listed $29,900 FMLS
• 1996-11-05 Sold (Public Records) $57,000 Public Records
• 1996-05-16 Sold (Public Records) $43,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $3,390 · +0.2% YoY. Source: county tax records.