2139 Trailwood Rd · Candler-McAfee, GA 30032

$219,000

3 bd · 1.5 ba · 1,357 sqft · SingleFamily public records · 43 Days on market

Built 1970 0.26 ac lot Est $316k · 31% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +5.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your chance to own this charming brick home! Ideally located just a short walk to East Lake Golf course, minutes from Downtown Decatur, Kirkwood, East Atlanta, major interstates, and Downtown Atlanta, this home offers the perfect blend of comfort and convenience. Inside, you'll find beautiful hardwood floors and a spacious eat-in kitchen complete with granite countertops and stainless steel appliances. The finished basement includes a kitchenette ideal for in-laws, guests, or potential rental income. Enjoy the ease of walking to nearby parks, restaurants, shops, and more!

Key facts

• Kitchenette
• Finished basement
• Brick home

Tags

• BRICK HOME
• FINISHED BASEMENT
• KITCHENETTE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 C — 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: Ronald E Mcnair Discover Learning Academy Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 568 students, 100% FRL); Mcnair Middle School (math 5% / reading 8%, grade F, #457 of 470 statewide, top 98%, 857 students, 100% FRL); Mcnair High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 768 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 5% at this address vs 24% district-wide (-18 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 (+1.3%/yr); 431 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 42% 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 $2k of loan paydown is wiped out by about $7k 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 43 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1970 — 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. 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: 1.01% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $316,181
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2139 Trailwood Rd	0.00mi	4/2.0 (+1)	1,357 (0%)	2mo	$231,000	$170	92
2283 Scotty Cir	0.19mi	3/2.0	1,298 (-4%)	2mo	$309,000	$238	80
2177 Mark Trl	0.08mi	3/2.0	1,500 (+10%)	2mo	$358,500	$239	75
1949 Capri Dr	0.47mi	3/1.5	1,307 (-4%)	0mo	$265,000	$203	72
2093 Wildrose	0.31mi	4/2.0 (+1)	1,306 (-4%)	2mo	$350,000	$268	71
2107 Second Ave	0.46mi	4/2.0 (+1)	1,350 (-0%)	1mo	$330,000	$244	70
2063 Juanita St	0.32mi	3/1.5	1,501 (+11%)	1mo	$165,000	$110	67
1933 Camellia Dr	0.52mi	3/2.0	1,302 (-4%)	2mo	$285,000	$219	65
672 Quillian Ave	0.58mi	3/2.0	1,289 (-5%)	2mo	$300,000	$233	61
2255 Haverford Dr	0.65mi	3/2.0	1,310 (-4%)	1mo	$252,650	$193	61
2134 Tilson Rd	0.40mi	3/2.0	1,200 (-12%)	2mo	$268,500	$224	58
1978 Terry Mill Rd SE	0.70mi	3/2.0	1,425 (+5%)	1mo	$385,000	$270	56

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-30,366
• Equity at exit: $32,654

10-year hold

• IRR: -8.3%
• Equity multiple: 0.52×
• Total profit: $-29,336
• Equity at exit: $18,935

Cash invested: $61,320 (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: 431
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$373 /mo · $4,472/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $136

Break-even live

Break-even rent $2,041

Max offer price $219,000

Occupancy floor 89%

Sensitivity live

Price	-10% $260	-5% $198	+0% $136	+5% $74	+10% $12
Rent	-10% $-39	-5% $49	+0% $136	+5% $223	+10% $311
Rate	-1.0pp $246	-0.5pp $192	base $136	+0.5pp $79	+1.0pp $22

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2181 Juanita St Decatur, GA	4.0	3.0	1595	$3,500	$2.19	26d	1	0.12mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	45d	1	0.22mi
2043 Juanita St Decatur, GA	3.0	2.0	1500	$3,000	$2.00	45d	1	0.32mi
2335 Scotty Cir Decatur, GA	3.0	1.0	1010	$1,495	$1.48	45d	1	0.35mi
2123 Second Ave Decatur, GA	4.0	2.0	1302	$2,075	$1.59	20d	1	0.39mi
2006 McAfee Pl Decatur, GA	3.0	2.0	1128	$2,295	$2.03	26d	1	0.45mi
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	45d	1	0.51mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	45d	1	0.51mi
2386 Cresta Dr Decatur, GA	3.0	2.5	1107	$2,000	$1.81	45d	1	0.59mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	45d	1	0.59mi
2176 Lilac Ln Decatur, GA	3.0	2.0	1800	$1,395	$0.78	26d	1	0.62mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	3d	23	0.65mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	45d	1	0.71mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	24d	1	0.71mi
2191 Greystone Way Decatur, GA	3.0	1.0	1053	$1,800	$1.71	45d	1	0.75mi
2461 Fontaine Cir Decatur, GA	3.0	2.0	1193	$1,795	$1.50	26d	1	0.80mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	45d	1	0.81mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	3d	1	0.85mi
531 Allendale Dr Decatur, GA	3.0	2.0	888	$2,100	$2.36	45d	1	0.88mi
1881 2nd Ave Decatur, GA	3.0	1.0–2.5	1010	$3,761	$3.72	4d	60	0.88mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	26d	1	0.89mi
2524 Habersham Dr Decatur, GA	3.0	1.0	1251	$1,395	$1.12	7d	1	0.93mi
773 Fayetteville Rd SE Atlanta, GA	3.0	2.0	1085	$2,100	$1.94	45d	1	0.93mi
2529 Habersham Dr Decatur, GA	4.0	2.0	1272	$7,895	$6.21	22d	1	0.94mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	17d	1	0.95mi
1930 Normal St Decatur, GA	4.0	2.0	1459	$1,850	$1.27	45d	1	0.96mi
2553 Habersham Dr Decatur, GA	2.0	4.5	1272	$1,520	$1.19	14d	1	1.00mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	26d	1	1.01mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	26d	1	1.02mi
1761 Terry Mill Rd SE Atlanta, GA	3.0	1.5	1296	$1,900	$1.47	18d	1	1.10mi
2201 Glenwood Ave SE Atlanta, GA	2.0	1.0–2.0	819	$2,699	$3.30	22d	5	1.11mi
2912 Glenwood Ave SE Atlanta, GA	2.0	1.0	1063	$1,650	$1.55	1d	1	1.12mi
1872 Cannon St Decatur, GA	4.0	3.0	1518	$2,695	$1.78	1d	1	1.14mi
1872 Cannon St Decatur, GA	4.0	3.0	1518	$2,695	$1.78	7d	1	1.14mi
2246 Whites Mill Rd Decatur, GA	3.0	1.5	1448	$1,600	$1.10	20d	1	1.14mi
2210 Whites Mill Rd Decatur, GA	3.0	1.0	1194	$1,750	$1.47	45d	1	1.15mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	45d	1	1.16mi
460 E Lake Blvd SE Atlanta, GA	1.0–2.0	1.0–2.0	1104	$1,699	$1.54	4d	6	1.17mi
2378 Charleston Pointe SE Atlanta, GA	3.0	3.0	1604	$2,100	$1.31	24d	1	1.17mi
2349 Ousley Ct Decatur, GA	4.0	2.0	1014	$2,400	$2.37	45d	1	1.20mi

Listing history 32 events

1. 2026-05-07
   soldstatus $231,000 Sold 589-char remark

   Show marketing remark (589 chars)

   Don't miss your chance to own this charming brick home! Ideally located just a short walk to East Lake Golf course, minutes from Downtown Decatur, Kirkwood, East Atlanta, major interstates, and Downtown Atlanta, this home offers the perfect blend of comfort and convenience. Inside, you'll find beautiful hardwood floors and a spacious eat-in kitchen complete with granite countertops and stainless steel appliances. The finished basement includes a kitchenette ideal for in-laws, guests, or potential rental income. Enjoy the ease of walking to nearby parks, restaurants, shops, and more!

2. 2026-04-22
   status Under Contract 589-char remark

   Show marketing remark (589 chars)

   Don't miss your chance to own this charming brick home! Ideally located just a short walk to East Lake Golf course, minutes from Downtown Decatur, Kirkwood, East Atlanta, major interstates, and Downtown Atlanta, this home offers the perfect blend of comfort and convenience. Inside, you'll find beautiful hardwood floors and a spacious eat-in kitchen complete with granite countertops and stainless steel appliances. The finished basement includes a kitchenette ideal for in-laws, guests, or potential rental income. Enjoy the ease of walking to nearby parks, restaurants, shops, and more!

3. 2026-04-22
   status Pending

   Show marketing remark (589 chars)

   Don't miss your chance to own this charming brick home! Ideally located just a short walk to East Lake Golf course, minutes from Downtown Decatur, Kirkwood, East Atlanta, major interstates, and Downtown Atlanta, this home offers the perfect blend of comfort and convenience. Inside, you'll find beautiful hardwood floors and a spacious eat-in kitchen complete with granite countertops and stainless steel appliances. The finished basement includes a kitchenette ideal for in-laws, guests, or potential rental income. Enjoy the ease of walking to nearby parks, restaurants, shops, and more!

4. 2026-03-09
   status Back On Market
5. 2026-03-09
   historical
6. 2026-03-08
   listed $219,000 New 589-char remark

   Show marketing remark (589 chars)

   Don't miss your chance to own this charming brick home! Ideally located just a short walk to East Lake Golf course, minutes from Downtown Decatur, Kirkwood, East Atlanta, major interstates, and Downtown Atlanta, this home offers the perfect blend of comfort and convenience. Inside, you'll find beautiful hardwood floors and a spacious eat-in kitchen complete with granite countertops and stainless steel appliances. The finished basement includes a kitchenette ideal for in-laws, guests, or potential rental income. Enjoy the ease of walking to nearby parks, restaurants, shops, and more!

7. 2026-03-08
   listed $219,000 Active

   Show marketing remark (589 chars)

   Don't miss your chance to own this charming brick home! Ideally located just a short walk to East Lake Golf course, minutes from Downtown Decatur, Kirkwood, East Atlanta, major interstates, and Downtown Atlanta, this home offers the perfect blend of comfort and convenience. Inside, you'll find beautiful hardwood floors and a spacious eat-in kitchen complete with granite countertops and stainless steel appliances. The finished basement includes a kitchenette ideal for in-laws, guests, or potential rental income. Enjoy the ease of walking to nearby parks, restaurants, shops, and more!

8. 2026-02-20
   status Under Contract
9. 2026-01-08
   price $215,000
10. 2025-11-18
    price $250,000
11. 2025-11-09
    price $269,000
12. 2025-10-30
    listed $285,000 New
13. 2025-10-29
    historical $1,700
14. 2025-08-26
    listed $1,700
15. 2018-03-26
    soldstatus $130,000
16. 2018-03-22
    status Pending
17. 2018-03-22
    listed $134,900 Active
18. 2018-03-21
    soldstatus $129,952 Sold
19. 2018-03-21
    soldstatus $129,952 Sold
20. 2018-02-16
    status Under Contract
21. 2018-02-14
    status Back on Market
22. 2018-02-11
    status Under Contract
23. 2018-02-06
    listed $134,900 New
24. 2017-02-06
    soldstatus $193,700
25. 2012-05-14
    soldstatus $55,600
26. 2012-05-02
    historical
27. 2012-04-27
    soldstatus $22,500 Sold
28. 2012-04-11
    status Pending
29. 2012-03-26
    historical Contingent - Due Diligence
30. 2012-01-07
    listed $25,900 Active
31. 1998-02-13
    soldstatus $2,500
32. 1981-02-17
    soldstatus $31,500

ⓘ 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: $4,472 · $373/mo
• Projected year-2 tax: $4,472 · $373/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,558
• − Mortgage interest: −$12,267
• − Property taxes: −$4,472
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$6,371
• Taxable loss: −$1,896
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $2,088/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

• Census place: Candler-McAfee, GA
• County: Dekalb County · 782,738 people
• 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

+633.3% since first listed

32 events — show timeline

• 2026-05-07 Sold (MLS) $231,000 GAMLS
• 2026-04-22 Pending — GAMLS
• 2026-04-22 Pending — FMLS
• 2026-03-09 Relisted — GAMLS
• 2026-03-09 Listing Removed — GAMLS
• 2026-03-08 Listed $219,000 FMLS
• 2026-03-08 Listed $219,000 GAMLS
• 2026-02-20 Pending — GAMLS
• 2026-01-08 Price Changed $215,000 GAMLS
• 2025-11-18 Price Changed $250,000 GAMLS
• 2025-11-09 Price Changed $269,000 GAMLS
• 2025-10-30 Listed $285,000 GAMLS
• 2025-10-29 Rental Removed $1,700 FMLS
• 2025-08-26 Listed for Rent $1,700 FMLS
• 2018-03-26 Sold (Public Records) $130,000 Public Records
• 2018-03-22 Pending — FMLS
• 2018-03-22 Listed $134,900 FMLS
• 2018-03-21 Sold (MLS) $129,952 GAMLS
• 2018-03-21 Sold (MLS) $129,952 FMLS
• 2018-02-16 Pending — GAMLS
• 2018-02-14 Relisted — GAMLS
• 2018-02-11 Pending — GAMLS
• 2018-02-06 Listed $134,900 GAMLS
• 2017-02-06 Sold (Public Records) $193,700 Public Records
• 2012-05-14 Sold (Public Records) $55,600 Public Records
• 2012-05-02 Listing Removed — FMLS
• 2012-04-27 Sold (MLS) $22,500 FMLS
• 2012-04-11 Pending — FMLS
• 2012-03-26 Contingent — FMLS
• 2012-01-07 Listed $25,900 FMLS
• 1998-02-13 Sold (Public Records) $2,500 Public Records
• 1981-02-17 Sold (Public Records) $31,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,472 · -8.4% YoY. Source: county tax records.