634 Jolly Ave S · Clarkston, GA 30021

$549,000

9 bd · 3.9 ba · 3,556 sqft · MultiFamily public records · 44 Days on market

Built 1972 4,356 sqft lot

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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 +15.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Prime Quadraplex Investment Opportunity. Discover a rare opportunity to own a well-located quadraplex in the heart of Clarkston GA. Ideally situated just minutes from Interstate 285 and the Dekalb Farmers Market. This four-unit multifamily property features a mix of updated and value-add potential. Units 1, 3, and 4 have been recently renovated, offering modern finishes. Unit 2 presents an excellent opportunity for customization and increased rental income through renovation. Unit 1 is currently vacant, making it ideal for an owner-occupant or immediate leasing at market rates. Units 2, 3, and 4 are occupied with tenants on annual leases. Great opportunity to own a multifamily in Dekalb county.

Key facts

• Modern finishes
• 4,356 sq ft lot
• 8 parking spots

Tags

• WELL LOCATED QUADRAPLEX
• MINUTES FROM INTERSTATE 285
• DEKALB FARMERS MARKET
• RECENTLY RENOVATED UNITS
• MODERN FINISHES
• CURRENTLY VACANT UNIT

Property features AI

Finance

• Financial info: Multi-family building with 4 total units; Unit rents listed: $1,150; $1,300; $1,300; $1,250; Deposits listed match monthly rents for each unit; Three units occupied by tenants; one unit vacant
• HOA & community: Community features include curbs, trails/greenway access, sidewalks and street lights

Exterior

• Parking: Parking for 8 vehicles total; Driveway with level access; Paved parking lot; Open parking available
• Security: Street lighting in the community
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Phone service available
• Home design: Two levels; Brick on three or four sides; Composition roof; Updated / remodeled; Property address: 634 Jolly Avenue S, Clarkston, GA
• Construction: Brick exterior (3- or 4-sided); Composition roof
• Exterior features: Curbs; Near trails/greenway; Sidewalks; Street lights

Interior

• Kitchen: Microwave in units; Refrigerator in units; Range/Oven in at least one unit
• Bedrooms: Four 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Laminate flooring; Luxury vinyl flooring
• Bathrooms: Four units each with 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Aluminum-framed windows; Laminate and luxury vinyl flooring; Updated / remodeled condition
• Laundry & utility: Garbage service included for each unit; Water service included for each unit; Electric service not included for units; Gas service not included for units; Maintenance not included for units

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive. Per door: $87/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $465k (15.3% below list).
• Recommended offer: $465k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#14 in GA, #2,067 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, 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: Clarkston High School (math 12% / reading 8%, grade F, #365 of 424 statewide, top 88%, 1,413 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 10% at this address vs 24% district-wide (-14 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 fast (+5.9%/yr); 37 active listings in the ZIP; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• In year one you build about $59k of equity ($4k loan paydown + $55k appreciation (10.0% local appreciation)).
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.9% rent growth), your $154k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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 $430k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $465,100 (15.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.88% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.14×
• Total profit: $329,261
• Equity at exit: $494,583

10-year hold

• IRR: 24.1%
• Equity multiple: 7.43×
• Total profit: $987,879
• Equity at exit: $1,066,586

Cash invested: $153,720 (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 30021

• Home prices YoY: 13.2%
• Rents YoY: 5.9%
• Active inventory: 37
• Price-to-rent: 29.5×

Monthly cashflow live

• Estimated rent: $4,651 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$307 /mo · $3,678/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$977
• Net cashflow: $260

Break-even live

Break-even rent $4,322

Max offer price $549,000

Occupancy floor 89%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$4,650
Total (3 units)			$4,651

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $549,000 Active 44 DOM
2. 2026-06-17
   days on market $549,000 Active 43 DOM
3. 2026-06-16
   days on market $549,000 Active 42 DOM
4. 2026-06-15
   days on market $549,000 Active 41 DOM
5. 2026-06-13
   days on market $549,000 Active 39 DOM
6. 2026-06-09
   days on market $549,000 Active 35 DOM
7. 2026-06-08
   days on market $549,000 Active 34 DOM
8. 2026-06-07
   days on market $549,000 Active 33 DOM
9. 2026-06-04
   days on market $549,000 Active 30 DOM
10. 2026-06-03
    days on market $549,000 Active 29 DOM
11. 2026-06-02
    days on market $549,000 Active 28 DOM
12. 2026-06-01
    days on market $549,000 Active 27 DOM
13. 2026-05-31
    days on market $549,000 Active 26 DOM
14. 2026-05-05
    listed $549,000 New 706-char remark

    Show marketing remark (706 chars)

    Prime Quadraplex Investment Opportunity. Discover a rare opportunity to own a well-located quadraplex in the heart of Clarkston GA. Ideally situated just minutes from Interstate 285 and the Dekalb Farmers Market. This four-unit multifamily property features a mix of updated and value-add potential. Units 1, 3, and 4 have been recently renovated, offering modern finishes. Unit 2 presents an excellent opportunity for customization and increased rental income through renovation. Unit 1 is currently vacant, making it ideal for an owner-occupant or immediate leasing at market rates. Units 2, 3, and 4 are occupied with tenants on annual leases. Great opportunity to own a multifamily in Dekalb county.

15. 2026-05-05
    listed $549,000 Active 706-char remark

    Show marketing remark (706 chars)

    Prime Quadraplex Investment Opportunity. Discover a rare opportunity to own a well-located quadraplex in the heart of Clarkston GA. Ideally situated just minutes from Interstate 285 and the Dekalb Farmers Market. This four-unit multifamily property features a mix of updated and value-add potential. Units 1, 3, and 4 have been recently renovated, offering modern finishes. Unit 2 presents an excellent opportunity for customization and increased rental income through renovation. Unit 1 is currently vacant, making it ideal for an owner-occupant or immediate leasing at market rates. Units 2, 3, and 4 are occupied with tenants on annual leases. Great opportunity to own a multifamily in Dekalb county.

16. 2024-04-04
    soldstatus $430,500
17. 2024-03-29
    soldstatus $430,500 Closed

    Show marketing remark (439 chars)

    Quadraplex near to Georgia State University Clarkston Campus.Unit 1 is renovated and is vacant. 3 units are occupied with month to month tenants. With updates on 3 units the rents could be raised to $1100+ per month. Great opportunity to own a multifamily in Metro Atlanta. Lower your cost of living by living in one unit and renting the other 3! Great as an income producing opportunity. Close to highway 285 & Dekalb Farmers Market.

18. 2024-03-29
    soldstatus $430,500 Sold

    Show marketing remark (439 chars)

    Quadraplex near to Georgia State University Clarkston Campus.Unit 1 is renovated and is vacant. 3 units are occupied with month to month tenants. With updates on 3 units the rents could be raised to $1100+ per month. Great opportunity to own a multifamily in Metro Atlanta. Lower your cost of living by living in one unit and renting the other 3! Great as an income producing opportunity. Close to highway 285 & Dekalb Farmers Market.

19. 2024-03-22
    status Under Contract
20. 2024-03-07
    status Pending

    Show marketing remark (439 chars)

    Quadraplex near to Georgia State University Clarkston Campus.Unit 1 is renovated and is vacant. 3 units are occupied with month to month tenants. With updates on 3 units the rents could be raised to $1100+ per month. Great opportunity to own a multifamily in Metro Atlanta. Lower your cost of living by living in one unit and renting the other 3! Great as an income producing opportunity. Close to highway 285 & Dekalb Farmers Market.

21. 2024-03-02
    historical Active Under Contract
22. 2024-03-01
    historical Active Under Contract

    Show marketing remark (439 chars)

    Quadraplex near to Georgia State University Clarkston Campus.Unit 1 is renovated and is vacant. 3 units are occupied with month to month tenants. With updates on 3 units the rents could be raised to $1100+ per month. Great opportunity to own a multifamily in Metro Atlanta. Lower your cost of living by living in one unit and renting the other 3! Great as an income producing opportunity. Close to highway 285 & Dekalb Farmers Market.

23. 2024-02-24
    listed $399,999 Active

    Show marketing remark (439 chars)

    Quadraplex near to Georgia State University Clarkston Campus.Unit 1 is renovated and is vacant. 3 units are occupied with month to month tenants. With updates on 3 units the rents could be raised to $1100+ per month. Great opportunity to own a multifamily in Metro Atlanta. Lower your cost of living by living in one unit and renting the other 3! Great as an income producing opportunity. Close to highway 285 & Dekalb Farmers Market.

24. 2024-02-11
    listed $399,999 New
25. 2023-07-27
    historical
26. 2023-04-08
    listed $498,000 New
27. 2019-08-01
    soldstatus $207,000
28. 2019-07-11
    soldstatus $207,000 Closed
29. 2019-07-11
    soldstatus $207,000 Sold
30. 2019-06-15
    status Under Contract
31. 2019-06-15
    status Pending
32. 2019-06-08
    status Back on Market
33. 2019-06-06
    status Active
34. 2019-05-16
    status Pending
35. 2019-05-14
    status Under Contract
36. 2019-05-10
    listed $207,000 Active
37. 2019-05-10
    listed $207,000 New
38. 2000-05-25
    soldstatus $145,000
39. 1998-07-30
    soldstatus $138,000

ⓘ 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: $3,678 · $307/mo
• Projected year-2 tax: $5,051 · $421/mo
• Expected delta: +$1,372/yr (+$114/mo · 37.3%)

ⓘ 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 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,812
• − Mortgage interest: −$30,753
• − Property taxes: −$3,678
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,465
• − Management: −$4,465
• − Depreciation: −$15,971
• Taxable loss: −$6,265
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $4,623/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 — Clarkston

• Score: 79/100
• State rank: #14
• US rank: #2067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 27,781
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,781
• Household income: $52,278
• Rent vs Own: 74.9% rent · 25.1% own
• Severe rent burden: 1622.0

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: Black 62% Asian 15% White 14% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Ukrainian 1% Italian 1% Slovak 1%
• Foreign-born: 43% · Philippines, Canada, India
• Languages at home: 43% English-only · Other Indo-European 8% Spanish 5% Other Asian/Pacific 5%

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: ▲ 41.94%
• Current HPI: 360.0584
• Rent YoY: ▲ 5.88%
• 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

+297.8% since first listed

26 events — show timeline

• 2026-05-05 Listed $549,000 FMLS
• 2026-05-05 Listed $549,000 GAMLS
• 2024-04-04 Sold (Public Records) $430,500 Public Records
• 2024-03-29 Sold (MLS) $430,500 GAMLS
• 2024-03-29 Sold (MLS) $430,500 FMLS
• 2024-03-22 Pending — GAMLS
• 2024-03-07 Pending — FMLS
• 2024-03-02 Contingent — GAMLS
• 2024-03-01 Contingent — FMLS
• 2024-02-24 Listed $399,999 FMLS
• 2024-02-11 Listed $399,999 GAMLS
• 2023-07-27 Listing Removed — GAMLS
• 2023-04-08 Listed $498,000 GAMLS
• 2019-08-01 Sold (Public Records) $207,000 Public Records
• 2019-07-11 Sold (MLS) $207,000 GAMLS
• 2019-07-11 Sold (MLS) $207,000 FMLS
• 2019-06-15 Pending — GAMLS
• 2019-06-15 Pending — FMLS
• 2019-06-08 Relisted — GAMLS
• 2019-06-06 Relisted — FMLS
• 2019-05-16 Pending — FMLS
• 2019-05-14 Pending — GAMLS
• 2019-05-10 Listed $207,000 GAMLS
• 2019-05-10 Listed $207,000 FMLS
• 2000-05-25 Sold (Public Records) $145,000 Public Records
• 1998-07-30 Sold (Public Records) $138,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $3,678 · +0.4% YoY. Source: county tax records.