4184 Indian Frst · Belvedere Park, GA 30083

$185,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 35 Days on market

Built 1967 0.75 ac lot $140/sqft · 32% below area Est $270k · 32% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.6/10.0
• 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 3-bedroom, 2-bath four-sided brick home full of potential and ready for your personal touch! Situated on approximately 0.75 acres, this property offers 1,320 square feet with an open-concept living and dining area featuring a cozy double-sided fireplace - a unique focal point perfect for creating a warm, inviting space. Recent updates include a roof approximately 5 years old, new gutters, a newly installed water heater, and electrical improvements already completed. Built in 1967, this home offers a great opportunity to add your own style and make it truly shine. A wonderful option for buyers or investors looking for space, character, and the chance to bring their vision to life!

Key facts

• Recent updates
• 0.75 acre lot
• Garage

Tags

• FOUR-SIDED BRICK HOME
• COZY DOUBLE-SIDED FIREPLACE
• RECENT UPDATES
• NEWLY INSTALLED WATER HEATER
• ELECTRICAL IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $77 ($926/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 $177k (4.2% below list).
• Recommended offer: $177k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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); 257 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); 50% 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 38% of the median local income ($55k/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 $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

• It's been on market 35 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $185k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,264 (4.2% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.96% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

• ARV (median comp): $270,139
• List price: $185,000
• Delta: -31.52%
• 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
1391 Colony Hill Ct	0.15mi	3/2.0	1,247 (-6%)	0mo	$245,000	$196	83
4103 Indian Creek Cir	0.21mi	3/2.0	1,371 (+4%)	8mo	$180,000	$131	77
4058 Chedworth Way	0.27mi	4/2.0 (+1)	1,340 (+2%)	5mo	$307,000	$229	76
4333 Mercer Rd	0.42mi	3/1.5	1,350 (+2%)	6mo	$195,000	$144	70
1381 High Meadow Dr	0.45mi	3/1.5	1,371 (+4%)	4mo	$160,000	$117	68
4095 Indian Creek Cir	0.23mi	4/1.5 (+1)	1,411 (+7%)	10mo	$210,000	$149	63
1496 Indian Forest Ct	0.17mi	3/2.0	1,512 (+14%)	8mo	$270,000	$179	62
3986 Phylis Pl	0.47mi	4/2.0 (+1)	1,404 (+6%)	1mo	$329,000	$234	61
4333 Denise Dr	0.53mi	4/2.0 (+1)	1,260 (-4%)	5mo	$220,000	$175	58
4442 Mercer Rd	0.58mi	4/1.5 (+1)	1,275 (-3%)	3mo	$208,500	$164	58
1181 Mannbrook Dr	0.75mi	3/2.0	1,300 (-2%)	9mo	$240,000	$185	55
1208 Mannbrook Dr	0.71mi	3/2.0	1,176 (-11%)	9mo	$210,000	$179	41

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-27,973
• Equity at exit: $27,584

10-year hold

• IRR: -10.1%
• Equity multiple: 0.43×
• Total profit: $-29,566
• Equity at exit: $15,995

Cash invested: $51,800 (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 30083

• Rents YoY: 1.3%
• Active inventory: 257
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$970
• Tax from tax record: −$210 /mo · $2,514/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $77

Break-even live

Break-even rent $1,675

Max offer price $185,000

Occupancy floor 91%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1380 Colony Hill Ct Stone Mountain, GA	3.0	1.5	1350	$1,500	$1.11	10d	1	0.17mi
1380 Colony Hill Ct Stone Mountain, GA	4.0	4.5	1350	$1,690	$1.25	12d	1	0.17mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$1,625	$1.00	12d	1	0.41mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$900	$0.56	22d	1	0.41mi
1563 Pine Glen Cir Decatur, GA	3.0	2.0	1608	$1,695	$1.05	5d	1	0.49mi
4565 Covington Hwy Decatur, GA	2.0–3.0	1.5	1200	$1,439	$1.20	3d	8	0.58mi
1502 Vernon Blvd Decatur, GA	3.0	3.0	1515	$2,050	$1.35	24d	1	0.59mi
3907 Redwing Cir Decatur, GA	1.0–2.0	1.0–2.0	836	$1,149	$1.37	43d	18	0.65mi
3184 Delancy St Decatur, GA	3.0	2.5	1515	$1,800	$1.19	43d	1	0.66mi
1683 Vernon Blvd Decatur, GA	3.0	2.5	1515	$1,840	$1.21	18d	1	0.66mi
3121 Journal Ct Decatur, GA	3.0	2.5	1386	$1,895	$1.37	19d	1	0.66mi
1299 To Lani Path Stone Mountain, GA	3.0	2.0	1507	$1,675	$1.11	12d	1	0.67mi
3106 Calcutta St Decatur, GA	3.0	2.5	1386	$1,895	$1.37	43d	1	0.68mi
1473 Hyatt Cir Decatur, GA	3.0	2.5	1386	$2,050	$1.48	43d	1	0.70mi
3096 Calcutta St Decatur, GA	3.0	2.5	1386	$1,895	$1.37	43d	1	0.71mi
3141 Journal Ct Decatur, GA	3.0	2.5	1386	$1,895	$1.37	12d	1	0.71mi
1590 Agape Way Decatur, GA	1.0–3.0	1.0–2.0	1022	$1,400	$1.37	43d	1	0.73mi
1217 To Lani Path Stone Mountain, GA	3.0	2.5	1404	$1,754	$1.25	2d	1	0.77mi
1771 Ledo Ave Decatur, GA	2.0	1.0	912	$1,295	$1.42	43d	1	0.84mi
1221 S Indian Creek Dr Stone Mountain, GA	1.0–2.0	1.0–2.0	905	$1,790	$1.98	24d	15	0.84mi
1802 Lee St Decatur, GA	3.0	1.0	912	$1,350	$1.48	43d	1	0.91mi
3787 Redwing Cir Decatur, GA	3.0	1.0	1220	$1,495	$1.23	43d	1	0.97mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1426	$2,040	$1.43	18d	1	0.97mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1400	$2,040	$1.46	43d	1	0.97mi
1023 Privy Ln Stone Mountain, GA	3.0	2.5	1701	$2,700	$1.59	5d	1	0.99mi
1102 Cherokee Hts Stone Mountain, GA	4.0	2.5	1867	$2,140	$1.15	11d	1	1.00mi
1081 Brittania Rd Unit 1 Stone Mountain, GA	3.0	2.5	1866	$1,950	$1.05	43d	1	1.03mi
1081 Brittania Rd Stone Mountain, GA	3.0	3.0	1866	$1,950	$1.05	43d	1	1.03mi
3964 Carlinswood Way Stone Mountain, GA	3.0	2.5	1681	$2,000	$1.19	43d	1	1.07mi
3728 Loren Dr Decatur, GA	3.0	1.5	1340	$2,150	$1.60	43d	1	1.10mi
3960 Redan Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	1339	$3,194	$2.39	1d	19	1.11mi
4655 Glenwood Rd Decatur, GA	2.0–3.0	2.0	1318	$1,600	$1.21	19d	31	1.12mi
4169 Cedar Ridge Trl Stone Mountain, GA	3.0	2.0	1591	$1,870	$1.18	5d	1	1.12mi
3824 London Dr Decatur, GA	3.0	2.5	1544	$1,531	$0.99	43d	1	1.12mi
1998 Arthurs Court Dr Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	1.21mi
1998 Arthurs Court Dr Unit 1998 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	1.21mi
1905 Bodwin Pl Unit 1905 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	1.24mi
2002 Arthurs Court Dr Unit 2002D Decatur, GA	2.0	2.0	1144	$1,400	$1.22	43d	1	1.24mi
1423 Dennis Dr Decatur, GA	3.0	1.0	1062	$1,200	$1.13	17d	1	1.25mi
2007 Bodwin Pl Unit 2007 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	1.25mi

Listing history 15 events

1. 2026-05-06
   price $185,000 698-char remark

   Show marketing remark (698 chars)

   Charming 3-bedroom, 2-bath four-sided brick home full of potential and ready for your personal touch! Situated on approximately 0.75 acres, this property offers 1,320 square feet with an open-concept living and dining area featuring a cozy double-sided fireplace - a unique focal point perfect for creating a warm, inviting space. Recent updates include a roof approximately 5 years old, new gutters, a newly installed water heater, and electrical improvements already completed. Built in 1967, this home offers a great opportunity to add your own style and make it truly shine. A wonderful option for buyers or investors looking for space, character, and the chance to bring their vision to life!

2. 2026-05-05
   price $185,000 706-char remark

   Show marketing remark (706 chars)

   Charming 3-bedroom, 2-bath four-sided brick home full of potential and ready for your personal touch! Situated on approximately 0.75 acres, this property offers 1,320 square feet with an open-concept living and dining area featuring a cozy double-sided fireplace — a unique focal point perfect for creating a warm, inviting space. Recent updates include a roof approximately 5 years old, new gutters, a newly installed water heater, and electrical improvements already completed. Built in 1967, this home offers a great opportunity to add your own style and make it truly shine. A wonderful option for buyers or investors looking for space, character, and the chance to bring their vision to life!

3. 2026-04-16
   listed $225,000 New 698-char remark

   Show marketing remark (706 chars)

   Charming 3-bedroom, 2-bath four-sided brick home full of potential and ready for your personal touch! Situated on approximately 0.75 acres, this property offers 1,320 square feet with an open-concept living and dining area featuring a cozy double-sided fireplace — a unique focal point perfect for creating a warm, inviting space. Recent updates include a roof approximately 5 years old, new gutters, a newly installed water heater, and electrical improvements already completed. Built in 1967, this home offers a great opportunity to add your own style and make it truly shine. A wonderful option for buyers or investors looking for space, character, and the chance to bring their vision to life!

4. 2026-04-16
   listed $225,000 Active 706-char remark

   Show marketing remark (706 chars)

   Charming 3-bedroom, 2-bath four-sided brick home full of potential and ready for your personal touch! Situated on approximately 0.75 acres, this property offers 1,320 square feet with an open-concept living and dining area featuring a cozy double-sided fireplace — a unique focal point perfect for creating a warm, inviting space. Recent updates include a roof approximately 5 years old, new gutters, a newly installed water heater, and electrical improvements already completed. Built in 1967, this home offers a great opportunity to add your own style and make it truly shine. A wonderful option for buyers or investors looking for space, character, and the chance to bring their vision to life!

5. 2010-12-13
   soldstatus $80,500
6. 2010-12-02
   historical
7. 2010-11-23
   soldstatus $80,500 Sold
8. 2010-10-01
   status Pending
9. 2010-09-10
   listed $89,900 Active
10. 2010-08-05
    historical
11. 2010-07-31
    status Pending
12. 2010-07-30
    soldstatus $19,001 Sold
13. 2010-07-24
    historical Contingent - Due Diligence
14. 2010-07-19
    listed $17,900 Active
15. 1994-09-16
    soldstatus $72,500

ⓘ 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: $2,514 · $210/mo
• Projected year-2 tax: $2,514 · $210/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $21,272
• − Mortgage interest: −$10,363
• − Property taxes: −$2,514
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$5,382
• Taxable loss: −$2,113
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $1,433/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

• County: Dekalb County · 782,738 people
• City population: 42,812
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,724
• Household income: $55,307
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 3574.0

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 (75%)
• Race & ethnicity: Black 75% White 8% Asian 8% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Arab 1%
• Foreign-born: 24% · Canada, Vietnam, India
• Languages at home: 71% English-only · Spanish 4% Other Indo-European 4% Vietnamese 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: ▼ -213.61%
• Current HPI: 216.2527
• Rent YoY: ▲ 1.31%
• 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

+155.2% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $185,000 GAMLS
• 2026-05-05 Price Changed $185,000 FMLS
• 2026-04-16 Listed $225,000 FMLS
• 2026-04-16 Listed $225,000 GAMLS
• 2010-12-13 Sold (Public Records) $80,500 Public Records
• 2010-12-02 Listing Removed — FMLS
• 2010-11-23 Sold (MLS) $80,500 FMLS
• 2010-10-01 Pending — FMLS
• 2010-09-10 Listed $89,900 FMLS
• 2010-08-05 Listing Removed — FMLS
• 2010-07-31 Pending — FMLS
• 2010-07-30 Sold (MLS) $19,001 FMLS
• 2010-07-24 Contingent — FMLS
• 2010-07-19 Listed $17,900 FMLS
• 1994-09-16 Sold (Public Records) $72,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,514 · -2.2% YoY. Source: county tax records.