1912 Oak Valley Rd · Candler-McAfee, GA 30035

$190,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 9 Days on market

Built 1954 0.26 ac lot Est $153k · 24% over

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Why this score? — see what drove the F 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 +15.6/30.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WONDERFUL MOVE IN CONDITION.WOOD FLRS & NEUTRAL COLORS. NEW CENTRAL AIR W/DEHUMIDY FREATURE.HUE CRAWLSPACE/BSMNT AREA FOR STORAGE.

Key facts

• Modern updates
• Spacious deck
• 0.26 acre lot

Tags

• STAINLESS STEEL APPLIANCES
• SPACIOUS DECK
• FULLY FENCED BACKYARD
• MODERN UPDATES
• FUNCTIONAL OUTDOOR SPACE

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 1954; Brick and vinyl siding exterior; Composition roof
• Exterior features: Chain link fenced yard; Fenced

Interior

• Kitchen: Microwave
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Public records list living area as 950; Crawl space foundation; Other interior features
• Laundry & utility: Laundry: other features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $81 ($968/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (13.0% below list).
• Recommended offer: $165k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 F — 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.
• Zoned schools: Canby Lane Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 461 students, 100% FRL); Mary Mcleod Bethune Middle School (math 4% / reading 13%, grade F, #439 of 470 statewide, top 94%, 718 students, 100% FRL); Towers High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 764 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 9% 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 flat; 180 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $165,363 (13.0% below list)

Questions for the listing agent

1. Built in 1954 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $152,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1969 Oak Valley Rd	0.14mi	3/1.0	950 (0%)	6mo	$130,000	$137	88
4206 Sherwood Ave	0.09mi	3/1.0	950 (0%)	11mo	$158,000	$166	86
1876 Selwyn Dr	0.11mi	3/1.0	950 (0%)	11mo	$138,500	$146	86
4195 Hanes Dr	0.18mi	2/1.0 (-1)	1,008 (+6%)	1mo	$139,900	$139	76
4125 Lindsey Dr	0.24mi	3/1.0	1,008 (+6%)	6mo	$162,000	$161	74
4252 Lamar St	0.44mi	2/1.0 (-1)	972 (+2%)	3mo	$171,500	$176	68
1802 Elaine Dr	0.27mi	2/1.0 (-1)	1,008 (+6%)	10mo	$115,000	$114	64
3932 Lindsey Dr	0.25mi	3/1.5	1,058 (+11%)	5mo	$160,500	$152	64
4439 Highland Rd	0.66mi	3/1.0	1,008 (+6%)	4mo	$77,000	$76	56
1981 Lindsey Ln	0.29mi	3/2.0	1,056 (+11%)	12mo	$208,000	$197	54
2003 Glenwood Downs Dr	0.58mi	3/2.0	992 (+4%)	13mo	$175,000	$176	51
3963 Kirksford Dr	0.62mi	3/1.5	1,070 (+13%)	1mo	$180,000	$168	47

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: -15.7%
• Equity multiple: 0.45×
• Total profit: $-29,148
• Equity at exit: $28,330

10-year hold

• IRR: -11.2%
• Equity multiple: 0.39×
• Total profit: $-32,525
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$996
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $81

Break-even live

Break-even rent $1,551

Max offer price $190,000

Occupancy floor 90%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Lee St Decatur, GA	3.0	1.0	912	$1,350	$1.48	44d	1	0.31mi
1771 Ledo Ave Decatur, GA	2.0	1.0	912	$1,295	$1.42	44d	1	0.35mi
4565 Covington Hwy Decatur, GA	2.0–3.0	1.5	1200	$1,439	$1.20	3d	8	0.58mi
4433 Highland Rd Decatur, GA	3.0	1.0	864	$1,450	$1.68	44d	1	0.62mi
1590 Agape Way Decatur, GA	1.0–3.0	1.0–2.0	1022	$1,400	$1.37	44d	1	0.85mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,705	$1.51	2d	12	1.02mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,600	$1.43	24d	1	1.03mi
3692 Larkspur Ter Decatur, GA	3.0	2.0	1100	$1,700	$1.55	44d	1	1.17mi
3907 Redwing Cir Decatur, GA	1.0–2.0	1.0–2.0	836	$1,149	$1.37	44d	18	1.22mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	44d	6	1.27mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,525	$1.39	2d	9	1.27mi
4711 Bishop Ming Blvd Stone Mountain, GA	1.0–2.0	1.0	800	$1,587	$1.98	44d	1	1.32mi
3579 Tulip Dr Decatur, GA	3.0	2.0	1075	$1,550	$1.44	24d	1	1.40mi

Listing history 15 events

1. 2026-06-07
   status $190,000 Pending 9 DOM
2. 2026-06-04
   days on market $190,000 Active 9 DOM
3. 2026-06-03
   days on market $190,000 Active 8 DOM
4. 2026-06-02
   days on market $190,000 Active 7 DOM
5. 2026-06-01
   days on market $190,000 Active 6 DOM
6. 2026-05-31
   days on market $190,000 Active 5 DOM
7. 2026-05-25
   listed $190,000 New
8. 2026-04-29
   soldstatus $167,200
9. 2017-09-06
   soldstatus $125,000
10. 2007-03-28
    soldstatus $76,000 134-char remark

    Show marketing remark (134 chars)

    WONDERFUL MOVE IN CONDITION.WOOD FLRS & NEUTRAL COLORS. NEW CENTRAL AIR W/DEHUMIDY FREATURE.HUE CRAWLSPACE/BSMNT AREA FOR STORAGE.

11. 2006-09-06
    listed $79,900 134-char remark

    Show marketing remark (134 chars)

    WONDERFUL MOVE IN CONDITION.WOOD FLRS & NEUTRAL COLORS. NEW CENTRAL AIR W/DEHUMIDY FREATURE.HUE CRAWLSPACE/BSMNT AREA FOR STORAGE.

12. 2005-10-04
    soldstatus $145,000
13. 2005-09-07
    soldstatus $115,000
14. 2004-08-02
    soldstatus $90,000
15. 1987-07-08
    soldstatus $46,000

ⓘ 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: $1,802 · $150/mo
• Projected year-2 tax: $1,802 · $150/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,844
• − Mortgage interest: −$10,643
• − Property taxes: −$1,802
• − Insurance: −$950
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$5,527
• Taxable loss: −$2,253
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $1,509/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

+313.0% since first listed

9 events — show timeline

• 2026-05-25 Listed $190,000 GAMLS
• 2026-04-29 Sold (Public Records) $167,200 Public Records
• 2017-09-06 Sold (Public Records) $125,000 Public Records
• 2007-03-28 Sold (MLS) $76,000 FMLS
• 2006-09-06 Listed $79,900 FMLS
• 2005-10-04 Sold (Public Records) $145,000 Public Records
• 2005-09-07 Sold (Public Records) $115,000 Public Records
• 2004-08-02 Sold (Public Records) $90,000 Public Records
• 1987-07-08 Sold (Public Records) $46,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,802 · -3.1% YoY. Source: county tax records.