2052 Brannen Rd SE · Gresham Park, GA 30316

$250,000

3 bd · 1.5 ba · 1,588 sqft · SingleFamily public records · 106 Days on market

Built 1955 0.26 ac lot $157/sqft · 6% below area Est $266k · 6% under ↓ 9% since listing

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Why this score? — see what drove the D- 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 +11.3/30.0
• ARV discount +10.1/15.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your dream home just became even more attainable - with an amazing price and down payment assistance for those who qualify! Perfectly situated on a quiet, welcoming street just moments from East Atlanta Village, this beautiful, Designer Renovated Home offers quick access to I-20 and is only minutes from everything Downtown has to offer. Step inside to a bright and inviting living space filled with natural light throughout the day. The open flow from the living room into the kitchen creates a seamless environment for both daily living and effortless entertaining. The chef-inspired kitchen has been completely updated with brand-new Stainless Steel Appliances, a Gas Stovetop, French Door Refrigerator, new white Shaker Cabinetry, and Quartz Stone Countertops-ideal for meal prep, hosting, and everything in between. A refinished separate dining room provides an intimate space for family dinners, celebrations, or weekend brunches. You'll find three spacious bedrooms, perfect for accommodating family, guests, a home office, or creative space. Both bathrooms have been thoughtfully remodeled with modern finishes, offering the perfect setting for a relaxing bath or a refreshing morning routine. Your spacious new home is made even better with the addition of a Bonus Room or Den, perfect for those seeking more space for another office, at-home gym, or play room. Outside, the fenced-in backyard is your private retreat- featuring an inviting patio that's perfect for unwinding, grilling, or enjoying low-maintenance outdoor living. This home truly checks all the boxes: fully renovated, thoughtfully designed, and located in one of the most convenient and vibrant areas in East Atlanta! *Some images are virtually staged.

Key facts

• Gas stovetop
• 0.26 acre lot
• 2 parking spots

Tags

• DESIGNER RENOVATED HOME
• CHEF-INSPIRED KITCHEN
• STAINLESS STEEL APPLIANCES
• GAS STOVETOP
• FRENCH DOOR REFRIGERATOR
• NEW WHITE SHAKER CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (13.8% below list).
• Recommended offer: $215k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in Gresham Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#183 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: schools D-, 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 (+2.3%/yr); 461 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 106 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $215,439 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-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. 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?
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 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: 0.86% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (median comp): $265,591
• List price: $250,000
• Delta: -5.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2377 Charleston Pointe SE	0.40mi	3/3.0	1,604 (+1%)	4mo	$304,999	$190	70
2608 Rockcliff Rd SE	0.23mi	3/3.0	1,700 (+7%)	4mo	$265,000	$156	68
2378 Charleston Pointe SE	0.41mi	3/3.0	1,604 (+1%)	8mo	$249,000	$155	66
2591 Boulder Hill Ct SE	0.41mi	4/2.5 (+1)	1,640 (+3%)	0mo	$331,000	$202	66
2646 Rockcliff Rd SE	0.31mi	3/3.0	1,709 (+8%)	6mo	$350,000	$205	62
2225 Charleston Pointe SE	0.61mi	3/3.0	1,560 (-2%)	9mo	$310,000	$199	55
1564 Boulderwoods Dr SE	0.38mi	3/2.5	1,794 (+13%)	4mo	$417,000	$232	53
2552 Boulder Rd SE	0.53mi	4/3.0 (+1)	1,680 (+6%)	5mo	$315,000	$188	51
2765 Rollingwood Ln SE	0.69mi	3/1.5	1,453 (-8%)	5mo	$157,000	$108	50
1483 Town Country Dr SE	0.62mi	4/2.5 (+1)	1,700 (+7%)	4mo	$365,000	$215	47
2373 Bouldercliff Way SE	0.30mi	4/3.0 (+1)	1,350 (-15%)	7mo	$299,900	$222	44
2658 Rollingwood Ln SE	0.70mi	3/2.0	1,391 (-12%)	7mo	$254,000	$183	39

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-47,782
• Equity at exit: $37,276

10-year hold

• IRR: -13.9%
• Equity multiple: 0.22×
• Total profit: $-54,750
• Equity at exit: $21,615

Cash invested: $70,000 (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 30316

• Rents YoY: 2.3%
• Active inventory: 461
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$379 /mo · $4,553/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-93

Break-even live

Break-even rent $2,272

Max offer price $233,629

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-22	+0% $-93	+5% $-163	+10% $-234
Rent	-10% $-263	-5% $-178	+0% $-93	+5% $-8	+10% $78
Rate	-1.0pp $33	-0.5pp $-29	base $-93	+0.5pp $-157	+1.0pp $-223

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2434 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1400	$2,499	$1.78	44d	1	0.12mi
2435 Bouldercliff Way SE Unit B Atlanta, GA	2.0	1.0	1236	$1,600	$1.29	44d	1	0.23mi
2435 Bouldercliff Way SE Atlanta, GA	3.0	2.0	1236	$1,950	$1.58	44d	1	0.23mi
1757 Flintwood Dr SE Atlanta, GA	3.0	2.0	1150	$1,750	$1.52	44d	1	0.37mi
1438 E Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	967	$1,707	$1.76	0d	18	0.40mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	44d	1	0.41mi
2378 Charleston Pointe SE Atlanta, GA	3.0	3.0	1604	$2,100	$1.31	22d	1	0.43mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	25d	1	0.45mi
2297 Charleston Pointe SE Atlanta, GA	3.0	2.0	1604	$2,200	$1.37	44d	1	0.49mi
1345 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1465	$2,500	$1.71	25d	1	0.60mi
1337 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1460	$2,390	$1.64	6d	1	0.61mi
1878 South Hampton Ln SE Atlanta, GA	3.0	2.5	1890	$2,616	$1.38	25d	1	0.66mi
2562 Hazel Dr SE Atlanta, GA	3.0	2.5	1922	$1,610	$0.84	13d	1	0.76mi
1464 Gates Cir SE Atlanta, GA	3.0	3.0	1833	$2,295	$1.25	44d	1	0.90mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	2d	23	0.90mi
1930 Flat Shoals Rd SE Atlanta, GA	1.0–2.0	1.0–1.5	1045	$1,479	$1.42	6d	17	0.92mi
2657 Crestdale Cir SE Atlanta, GA	4.0	1.5	1593	$2,600	$1.63	44d	1	0.94mi
2642 Hatfield Cir SE Atlanta, GA	3.0	1.5	1430	$2,300	$1.61	0d	1	0.96mi
2642 Hatfield Cir SE Atlanta, GA	3.0	1.5	1430	$2,300	$1.61	22d	1	0.96mi
2176 Lilac Ln Decatur, GA	3.0	2.0	1800	$1,395	$0.78	25d	1	0.97mi
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	44d	1	1.00mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	44d	1	1.01mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	44d	1	1.02mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	22d	1	1.04mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	44d	1	1.04mi
2959 Sugarcreek Ln SE Atlanta, GA	4.0	2.5	1478	$1,940	$1.31	6d	1	1.04mi
2561 Lewfield Cir SE Atlanta, GA	4.0	2.0	1528	$1,950	$1.28	13d	1	1.05mi
2000 Bouldercrest Rd Atlanta, GA	1.0–2.0	1.0–2.0	925	$1,520	$1.64	44d	3	1.06mi
2000 Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,658	$1.58	0d	18	1.06mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	44d	1	1.08mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	25d	1	1.08mi
1843 Wee Kirk Rd SE Atlanta, GA	3.0	1.5	1154	$1,751	$1.52	0d	1	1.12mi
2892 Horse Shoe Dr SE Atlanta, GA	4.0	2.0	1342	$1,654	$1.23	22d	1	1.14mi
1932 Camellia Dr Decatur, GA	4.0	3.0	2200	$1,800	$0.82	22d	1	1.14mi
2913 Horse Shoe Dr SE Atlanta, GA	3.0	1.0	1263	$1,595	$1.26	25d	1	1.15mi
2123 Second Ave Decatur, GA	4.0	2.0	1302	$2,075	$1.59	19d	1	1.18mi
2842 Zane Grey Dr SE Atlanta, GA	3.0	2.0	2225	$2,065	$0.93	2d	1	1.18mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	25d	1	1.22mi
1376 Custer Ave SE Atlanta, GA	2.0	1.5	1217	$1,420	$1.17	0d	5	1.22mi
2205 Stockbridge Dr SE Atlanta, GA	3.0	2.0	1050	$1,500	$1.43	6d	1	1.22mi

Listing history 50 events

1. 2026-06-18
   days on market $250,000 Active 106 DOM
2. 2026-06-17
   days on market $250,000 Active 105 DOM
3. 2026-06-16
   days on market $250,000 Active 104 DOM
4. 2026-06-15
   days on market $250,000 Active 103 DOM
5. 2026-06-13
   days on market $250,000 Active 101 DOM
6. 2026-06-09
   days on market $250,000 Active 97 DOM
7. 2026-06-08
   days on market $250,000 Active 96 DOM
8. 2026-06-07
   days on market $250,000 Active 95 DOM
9. 2026-06-04
   days on market $250,000 Active 92 DOM
10. 2026-06-03
    days on market $250,000 Active 91 DOM
11. 2026-06-02
    days on market $250,000 Active 90 DOM
12. 2026-06-01
    days on market $250,000 Active 89 DOM
13. 2026-05-31
    days on market $250,000 Active 88 DOM
14. 2026-05-07
    price $250,000 1730-char remark

    Show marketing remark (1753 chars)

    Your dream home just became even more attainable — with an amazing price and down payment assistance for those who qualify! Perfectly situated on a welcoming street just moments from East Atlanta Village, this beautiful, Designer Renovated Home offers quick access to I-20 and is only minutes from everything Downtown has to offer. Step inside to a bright and inviting living space filled with natural light throughout the day. The open flow from the living room into the kitchen creates a seamless environment for both daily living and effortless entertaining. The chef-inspired kitchen has been completely updated with brand-new Stainless Steel Appliances, a Gas Stovetop, French Door Refrigerator, new white Shaker Cabinetry, and Quartz Stone Countertops—ideal for meal prep, hosting, and everything in between. A refinished separate dining room provides an intimate space for family dinners, celebrations, or weekend brunches. You’ll find three spacious bedrooms, perfect for accommodating family, guests, a home office, or creative space. Both bathrooms have been thoughtfully remodeled with modern finishes, offering the perfect setting for a relaxing bath or a refreshing morning routine. Your spacious new home is made even better with the addition of a Bonus Room or Den, perfect for those seeking more space for another office, at-home gym, or play room. Outside, the fenced-in backyard is your private retreat— featuring an inviting patio that’s perfect for unwinding, grilling, or enjoying low-maintenance outdoor living. This home truly checks all the boxes: fully renovated, thoughtfully designed, and located in one of the most convenient and vibrant areas in East Atlanta! *Some images are virtually staged.

15. 2026-05-07
    price $250,000 1753-char remark

    Show marketing remark (1753 chars)

    Your dream home just became even more attainable — with an amazing price and down payment assistance for those who qualify! Perfectly situated on a welcoming street just moments from East Atlanta Village, this beautiful, Designer Renovated Home offers quick access to I-20 and is only minutes from everything Downtown has to offer. Step inside to a bright and inviting living space filled with natural light throughout the day. The open flow from the living room into the kitchen creates a seamless environment for both daily living and effortless entertaining. The chef-inspired kitchen has been completely updated with brand-new Stainless Steel Appliances, a Gas Stovetop, French Door Refrigerator, new white Shaker Cabinetry, and Quartz Stone Countertops—ideal for meal prep, hosting, and everything in between. A refinished separate dining room provides an intimate space for family dinners, celebrations, or weekend brunches. You’ll find three spacious bedrooms, perfect for accommodating family, guests, a home office, or creative space. Both bathrooms have been thoughtfully remodeled with modern finishes, offering the perfect setting for a relaxing bath or a refreshing morning routine. Your spacious new home is made even better with the addition of a Bonus Room or Den, perfect for those seeking more space for another office, at-home gym, or play room. Outside, the fenced-in backyard is your private retreat— featuring an inviting patio that’s perfect for unwinding, grilling, or enjoying low-maintenance outdoor living. This home truly checks all the boxes: fully renovated, thoughtfully designed, and located in one of the most convenient and vibrant areas in East Atlanta! *Some images are virtually staged.

16. 2026-04-24
    price $264,900 1730-char remark

    Show marketing remark (1753 chars)

    Your dream home just became even more attainable — with an amazing price and down payment assistance for those who qualify! Perfectly situated on a welcoming street just moments from East Atlanta Village, this beautiful, Designer Renovated Home offers quick access to I-20 and is only minutes from everything Downtown has to offer. Step inside to a bright and inviting living space filled with natural light throughout the day. The open flow from the living room into the kitchen creates a seamless environment for both daily living and effortless entertaining. The chef-inspired kitchen has been completely updated with brand-new Stainless Steel Appliances, a Gas Stovetop, French Door Refrigerator, new white Shaker Cabinetry, and Quartz Stone Countertops—ideal for meal prep, hosting, and everything in between. A refinished separate dining room provides an intimate space for family dinners, celebrations, or weekend brunches. You’ll find three spacious bedrooms, perfect for accommodating family, guests, a home office, or creative space. Both bathrooms have been thoughtfully remodeled with modern finishes, offering the perfect setting for a relaxing bath or a refreshing morning routine. Your spacious new home is made even better with the addition of a Bonus Room or Den, perfect for those seeking more space for another office, at-home gym, or play room. Outside, the fenced-in backyard is your private retreat— featuring an inviting patio that’s perfect for unwinding, grilling, or enjoying low-maintenance outdoor living. This home truly checks all the boxes: fully renovated, thoughtfully designed, and located in one of the most convenient and vibrant areas in East Atlanta! *Some images are virtually staged.

17. 2026-04-24
    price $264,900 1753-char remark

    Show marketing remark (1753 chars)

    Your dream home just became even more attainable — with an amazing price and down payment assistance for those who qualify! Perfectly situated on a welcoming street just moments from East Atlanta Village, this beautiful, Designer Renovated Home offers quick access to I-20 and is only minutes from everything Downtown has to offer. Step inside to a bright and inviting living space filled with natural light throughout the day. The open flow from the living room into the kitchen creates a seamless environment for both daily living and effortless entertaining. The chef-inspired kitchen has been completely updated with brand-new Stainless Steel Appliances, a Gas Stovetop, French Door Refrigerator, new white Shaker Cabinetry, and Quartz Stone Countertops—ideal for meal prep, hosting, and everything in between. A refinished separate dining room provides an intimate space for family dinners, celebrations, or weekend brunches. You’ll find three spacious bedrooms, perfect for accommodating family, guests, a home office, or creative space. Both bathrooms have been thoughtfully remodeled with modern finishes, offering the perfect setting for a relaxing bath or a refreshing morning routine. Your spacious new home is made even better with the addition of a Bonus Room or Den, perfect for those seeking more space for another office, at-home gym, or play room. Outside, the fenced-in backyard is your private retreat— featuring an inviting patio that’s perfect for unwinding, grilling, or enjoying low-maintenance outdoor living. This home truly checks all the boxes: fully renovated, thoughtfully designed, and located in one of the most convenient and vibrant areas in East Atlanta! *Some images are virtually staged.

18. 2026-04-02
    price $265,000 1730-char remark

    Show marketing remark (1753 chars)

    Your dream home just became even more attainable — with an amazing price and down payment assistance for those who qualify! Perfectly situated on a welcoming street just moments from East Atlanta Village, this beautiful, Designer Renovated Home offers quick access to I-20 and is only minutes from everything Downtown has to offer. Step inside to a bright and inviting living space filled with natural light throughout the day. The open flow from the living room into the kitchen creates a seamless environment for both daily living and effortless entertaining. The chef-inspired kitchen has been completely updated with brand-new Stainless Steel Appliances, a Gas Stovetop, French Door Refrigerator, new white Shaker Cabinetry, and Quartz Stone Countertops—ideal for meal prep, hosting, and everything in between. A refinished separate dining room provides an intimate space for family dinners, celebrations, or weekend brunches. You’ll find three spacious bedrooms, perfect for accommodating family, guests, a home office, or creative space. Both bathrooms have been thoughtfully remodeled with modern finishes, offering the perfect setting for a relaxing bath or a refreshing morning routine. Your spacious new home is made even better with the addition of a Bonus Room or Den, perfect for those seeking more space for another office, at-home gym, or play room. Outside, the fenced-in backyard is your private retreat— featuring an inviting patio that’s perfect for unwinding, grilling, or enjoying low-maintenance outdoor living. This home truly checks all the boxes: fully renovated, thoughtfully designed, and located in one of the most convenient and vibrant areas in East Atlanta! *Some images are virtually staged.

19. 2026-04-02
    price $265,000 1753-char remark

    Show marketing remark (1753 chars)

    Your dream home just became even more attainable — with an amazing price and down payment assistance for those who qualify! Perfectly situated on a welcoming street just moments from East Atlanta Village, this beautiful, Designer Renovated Home offers quick access to I-20 and is only minutes from everything Downtown has to offer. Step inside to a bright and inviting living space filled with natural light throughout the day. The open flow from the living room into the kitchen creates a seamless environment for both daily living and effortless entertaining. The chef-inspired kitchen has been completely updated with brand-new Stainless Steel Appliances, a Gas Stovetop, French Door Refrigerator, new white Shaker Cabinetry, and Quartz Stone Countertops—ideal for meal prep, hosting, and everything in between. A refinished separate dining room provides an intimate space for family dinners, celebrations, or weekend brunches. You’ll find three spacious bedrooms, perfect for accommodating family, guests, a home office, or creative space. Both bathrooms have been thoughtfully remodeled with modern finishes, offering the perfect setting for a relaxing bath or a refreshing morning routine. Your spacious new home is made even better with the addition of a Bonus Room or Den, perfect for those seeking more space for another office, at-home gym, or play room. Outside, the fenced-in backyard is your private retreat— featuring an inviting patio that’s perfect for unwinding, grilling, or enjoying low-maintenance outdoor living. This home truly checks all the boxes: fully renovated, thoughtfully designed, and located in one of the most convenient and vibrant areas in East Atlanta! *Some images are virtually staged.

20. 2026-03-04
    listed $285,000 New 1730-char remark

    Show marketing remark (1753 chars)

    Your dream home just became even more attainable — with an amazing price and down payment assistance for those who qualify! Perfectly situated on a welcoming street just moments from East Atlanta Village, this beautiful, Designer Renovated Home offers quick access to I-20 and is only minutes from everything Downtown has to offer. Step inside to a bright and inviting living space filled with natural light throughout the day. The open flow from the living room into the kitchen creates a seamless environment for both daily living and effortless entertaining. The chef-inspired kitchen has been completely updated with brand-new Stainless Steel Appliances, a Gas Stovetop, French Door Refrigerator, new white Shaker Cabinetry, and Quartz Stone Countertops—ideal for meal prep, hosting, and everything in between. A refinished separate dining room provides an intimate space for family dinners, celebrations, or weekend brunches. You’ll find three spacious bedrooms, perfect for accommodating family, guests, a home office, or creative space. Both bathrooms have been thoughtfully remodeled with modern finishes, offering the perfect setting for a relaxing bath or a refreshing morning routine. Your spacious new home is made even better with the addition of a Bonus Room or Den, perfect for those seeking more space for another office, at-home gym, or play room. Outside, the fenced-in backyard is your private retreat— featuring an inviting patio that’s perfect for unwinding, grilling, or enjoying low-maintenance outdoor living. This home truly checks all the boxes: fully renovated, thoughtfully designed, and located in one of the most convenient and vibrant areas in East Atlanta! *Some images are virtually staged.

21. 2026-03-04
    listed $285,000 Active 1753-char remark

    Show marketing remark (1753 chars)

    Your dream home just became even more attainable — with an amazing price and down payment assistance for those who qualify! Perfectly situated on a welcoming street just moments from East Atlanta Village, this beautiful, Designer Renovated Home offers quick access to I-20 and is only minutes from everything Downtown has to offer. Step inside to a bright and inviting living space filled with natural light throughout the day. The open flow from the living room into the kitchen creates a seamless environment for both daily living and effortless entertaining. The chef-inspired kitchen has been completely updated with brand-new Stainless Steel Appliances, a Gas Stovetop, French Door Refrigerator, new white Shaker Cabinetry, and Quartz Stone Countertops—ideal for meal prep, hosting, and everything in between. A refinished separate dining room provides an intimate space for family dinners, celebrations, or weekend brunches. You’ll find three spacious bedrooms, perfect for accommodating family, guests, a home office, or creative space. Both bathrooms have been thoughtfully remodeled with modern finishes, offering the perfect setting for a relaxing bath or a refreshing morning routine. Your spacious new home is made even better with the addition of a Bonus Room or Den, perfect for those seeking more space for another office, at-home gym, or play room. Outside, the fenced-in backyard is your private retreat— featuring an inviting patio that’s perfect for unwinding, grilling, or enjoying low-maintenance outdoor living. This home truly checks all the boxes: fully renovated, thoughtfully designed, and located in one of the most convenient and vibrant areas in East Atlanta! *Some images are virtually staged.

22. 2026-01-05
    historical
23. 2025-12-31
    status Active
24. 2025-12-06
    historical Active Under Contract
25. 2025-11-21
    listed $405,000 Active
26. 2025-11-21
    historical
27. 2025-11-20
    historical
28. 2025-10-21
    price $300,000
29. 2025-10-21
    price $300,000
30. 2025-10-07
    price $325,000
31. 2025-10-07
    price $325,000
32. 2025-09-19
    price $350,000
33. 2025-09-19
    listed $375,000 Active
34. 2025-09-19
    listed $350,000 New
35. 2025-09-19
    historical
36. 2025-09-19
    historical
37. 2025-08-20
    listed $375,000 Active
38. 2025-08-13
    historical
39. 2025-08-13
    listed $375,000 New
40. 2025-06-12
    soldstatus $210,000 Closed
41. 2025-06-12
    soldstatus $210,000 Sold
42. 2025-05-06
    status Pending
43. 2025-04-10
    historical Active Under Contract
44. 2025-04-10
    status Under Contract
45. 2025-03-12
    price $225,000
46. 2025-03-12
    price $225,000
47. 2025-01-03
    price $285,000
48. 2025-01-03
    price $285,000
49. 2024-12-23
    price $290,000
50. 2024-12-23
    price $290,000

ⓘ 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: $4,553 · $379/mo
• Projected year-2 tax: $4,553 · $379/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $25,853
• − Mortgage interest: −$14,004
• − Property taxes: −$4,553
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$7,273
• Taxable loss: −$5,364
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $175/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 — Gresham Park

• Score: 66/100
• State rank: #183
• US rank: #11376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gresham Park, GA
• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

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 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

-8.9% since first listed

41 events — show timeline

• 2026-05-07 Price Changed $250,000 GAMLS
• 2026-05-07 Price Changed $250,000 FMLS
• 2026-04-24 Price Changed $264,900 GAMLS
• 2026-04-24 Price Changed $264,900 FMLS
• 2026-04-02 Price Changed $265,000 GAMLS
• 2026-04-02 Price Changed $265,000 FMLS
• 2026-03-04 Listed $285,000 FMLS
• 2026-03-04 Listed $285,000 GAMLS
• 2026-01-05 Listing Removed — FMLS
• 2025-12-31 Relisted — FMLS
• 2025-12-06 Contingent — FMLS
• 2025-11-21 Listing Removed — FMLS
• 2025-11-21 Listed $405,000 FMLS
• 2025-11-20 Listing Removed — GAMLS
• 2025-10-21 Price Changed $300,000 GAMLS
• 2025-10-21 Price Changed $300,000 FMLS
• 2025-10-07 Price Changed $325,000 GAMLS
• 2025-10-07 Price Changed $325,000 FMLS
• 2025-09-19 Price Changed $350,000 FMLS
• 2025-09-19 Listing Removed — FMLS
• 2025-09-19 Listing Removed — GAMLS
• 2025-09-19 Listed $350,000 GAMLS
• 2025-09-19 Listed $375,000 FMLS
• 2025-08-20 Listed $375,000 FMLS
• 2025-08-13 Coming Soon — FMLS
• 2025-08-13 Listed $375,000 GAMLS
• 2025-06-12 Sold (MLS) $210,000 GAMLS
• 2025-06-12 Sold (MLS) $210,000 FMLS
• 2025-05-06 Pending — FMLS
• 2025-04-10 Contingent — FMLS
• 2025-04-10 Pending — GAMLS
• 2025-03-12 Price Changed $225,000 FMLS
• 2025-03-12 Price Changed $225,000 GAMLS
• 2025-01-03 Price Changed $285,000 FMLS
• 2025-01-03 Price Changed $285,000 GAMLS
• 2024-12-23 Price Changed $290,000 GAMLS
• 2024-12-23 Price Changed $290,000 FMLS
• 2024-12-13 Listed $309,000 FMLS
• 2024-11-26 Coming Soon $309,000 FMLS
• 2024-11-26 Listed $309,000 GAMLS
• 2024-11-14 Sold (Public Records) $274,573 Public Records

Property tax history

+13.8%/yr

Latest (2025): $4,553 · +507.6% YoY. Source: county tax records.