1964 Pinedale Pl · Candler-McAfee, GA 30032

$149,900

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 106 Days on market

Built 1954 0.28 ac lot Est $174k · 14% 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 +24.1/30.0
• ARV discount +13.7/15.0
• DSCR +7.8/10.0
• 1% rule +4.9/10.0
• 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

Charming ranch with in Decatur with lots of original charm. Beautiful hardwood floors original bathroom still in very good condition. Eat in kitchen with original cabinets. Third bedroom still has original hardwood paneling. Hurry! This beauty will not last long! The property is sold As-Is, Where-Is. Seller has no knowledge, the buyer should perform their due diligence and make their own assessments."

Key facts

• Original bathroom
• Eat in kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• ORIGINAL BATHROOM
• EAT IN KITCHEN
• ORIGINAL CABINETS
• ORIGINAL HARDWOOD PANELING

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport (1 space); Total of 1 parking space listed; Parking includes garage and carport
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available
• Home design: One-story home; Brick construction on all sides; Shingle/composition roof; Resale property; Block foundation
• Construction: Brick exterior; Block foundation; Shingle composition roof; Built with brick on all sides
• Exterior features: Private yard; Back yard fencing; Patio

Interior

• Kitchen: White cabinets; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood window frames; Roommate floor plan; Other interior features; Crawl space basement
• Laundry & utility: Other appliances included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 $149k (0.7% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Snapfinger Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 501 students, 100% FRL); Columbia High School (math 5% / reading 12%, grade F, #376 of 424 statewide, top 89%, 898 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 6% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k 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 ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $53k; list at $150k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $173,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3260 Glenco Dr	0.28mi	3/1.0 (+1)	993 (+4%)	6mo	$154,000	$155	69
1990 Shamrock Dr	0.19mi	3/2.0 (+1)	1,014 (+7%)	6mo	$295,000	$291	66
3168 Mcafee Rd	0.37mi	3/2.0 (+1)	1,004 (+6%)	0mo	$216,000	$215	64
1770 Lynn Ln	0.52mi	2/1.0	978 (+3%)	13mo	$165,000	$169	60
3205 Mcafee Rd	0.30mi	3/1.0 (+1)	1,075 (+13%)	10mo	$229,000	$213	50
2104 Barbara Ln	0.49mi	3/1.0 (+1)	1,036 (+9%)	10mo	$179,000	$173	49
1864 Cindy Dr	0.57mi	3/1.0 (+1)	1,008 (+6%)	14mo	$180,000	$179	47
1888 Cindy Dr	0.55mi	2/1.0	1,070 (+13%)	14mo	$185,000	$173	42
1943 Glenmar Dr	0.56mi	3/1.0 (+1)	1,040 (+10%)	14mo	$190,000	$183	41
3449 Misty Valley Rd	0.68mi	3/1.5 (+1)	1,059 (+12%)	3mo	$168,000	$159	39
3475 Glensford Dr	0.56mi	3/2.0 (+1)	1,080 (+14%)	11mo	$210,000	$194	33
2224 Rosewood Rd	0.75mi	3/2.0 (+1)	1,092 (+15%)	2mo	$230,000	$211	30

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,878
• Equity at exit: $22,351

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $7,511
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$786
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $297

Break-even live

Break-even rent $1,112

Max offer price $149,900

Occupancy floor 75%

Sensitivity live

Price	-10% $382	-5% $340	+0% $297	+5% $255	+10% $212
Rent	-10% $180	-5% $238	+0% $297	+5% $356	+10% $415
Rate	-1.0pp $373	-0.5pp $335	base $297	+0.5pp $258	+1.0pp $219

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 Oak Park Ln Decatur, GA	3.0	2.5	871	$1,400	$1.61	25d	1	0.12mi
4100 Glenwood Rd Decatur, GA	1.0–2.0	1.0–1.5	925	$1,450	$1.57	6d	17	0.45mi
3503 Misty Valley Rd Decatur, GA	3.0	1.5	984	$1,495	$1.52	25d	1	0.70mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,262	$1.15	3d	9	0.80mi
4371 Glenwood Rd Decatur, GA	1.0–3.0	1.0–2.0	1100	$1,262	$1.15	44d	6	0.80mi
3579 Tulip Dr Decatur, GA	3.0	2.0	1075	$1,550	$1.44	25d	1	0.83mi
3692 Larkspur Ter Decatur, GA	3.0	2.0	1100	$1,700	$1.55	44d	1	0.97mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,498	$1.33	3d	12	1.02mi
1689 San Gabriel Ave Decatur, GA	3.0	1.0	989	$1,450	$1.47	44d	1	1.13mi
2470 Glenrock Dr Unit B Decatur, GA	1.0	1.0	547	$960	$1.76	21d	1	1.14mi
3529 Robins Landing Way Decatur, GA	1.0–3.0	1.0–2.0	982	$1,354	$1.38	44d	26	1.18mi
3529 Robins Landing Way Decatur, GA	1.0–4.0	1.0–2.0	1042	$1,236	$1.19	0d	36	1.18mi
3024 Pasadena Dr Decatur, GA	3.0	2.0	1079	$1,958	$1.81	0d	1	1.19mi
2110 Dellwood Pl Decatur, GA	2.0	1.0	1000	$1,550	$1.55	44d	1	1.24mi
2873 White Oak Dr Decatur, GA	2.0	1.5	816	$1,800	$2.21	44d	1	1.26mi
1387 Midview Dr Decatur, GA	3.0	1.0	1026	$1,750	$1.71	44d	1	1.37mi
2039 Nettie Ct Unit RT Decatur, GA	3.0	1.0	974	$1,600	$1.64	25d	1	1.40mi
1368 Alverado Way Decatur, GA	2.0	1.0	1088	$1,523	$1.40	44d	1	1.41mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,147	$1.03	25d	1	1.42mi
2771 White Oak Dr Decatur, GA	3.0	2.0	1032	$1,524	$1.48	6d	2	1.47mi
2758 Amelia Ave Decatur, GA	2.0	1.0	850	$1,500	$1.76	14d	1	1.47mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,250	$1.43	0d	12	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $149,900 Active 106 DOM
2. 2026-06-18
   days on market $149,900 Active 103 DOM
3. 2026-06-17
   days on market $149,900 Active 102 DOM
4. 2026-06-16
   days on market $149,900 Active 101 DOM
5. 2026-06-15
   days on market $149,900 Active 100 DOM
6. 2026-06-13
   days on market $149,900 Active 98 DOM
7. 2026-06-09
   days on market $149,900 Active 94 DOM
8. 2026-06-08
   days on market $149,900 Active 93 DOM
9. 2026-06-07
   days on market $149,900 Active 92 DOM
10. 2026-06-04
    days on market $149,900 Active 89 DOM
11. 2026-06-03
    days on market $149,900 Active 88 DOM
12. 2026-06-02
    days on market $149,900 Active 87 DOM
13. 2026-06-01
    days on market $149,900 Active 86 DOM
14. 2026-05-31
    days on market $149,900 Active 85 DOM
15. 2026-05-05
    status Pending
16. 2026-04-18
    status Under Contract 413-char remark

    Show marketing remark (413 chars)

    Charming ranch with in Decatur with lots of original charm. Beautiful hardwood floors original bathroom still in very good condition. Eat in kitchen with original cabinets. Third bedroom still has original hardwood paneling. Hurry! This beauty will not last long! The property is sold As-Is, Where-Is. Seller has no knowledge, the buyer should perform their due diligence and make their own assessments."

17. 2026-04-18
    historical Active Under Contract

    Show marketing remark (413 chars)

    Charming ranch with in Decatur with lots of original charm. Beautiful hardwood floors original bathroom still in very good condition. Eat in kitchen with original cabinets. Third bedroom still has original hardwood paneling. Hurry! This beauty will not last long! The property is sold As-Is, Where-Is. Seller has no knowledge, the buyer should perform their due diligence and make their own assessments."

18. 2026-02-11
    listed $149,900 Active

    Show marketing remark (413 chars)

    Charming ranch with in Decatur with lots of original charm. Beautiful hardwood floors original bathroom still in very good condition. Eat in kitchen with original cabinets. Third bedroom still has original hardwood paneling. Hurry! This beauty will not last long! The property is sold As-Is, Where-Is. Seller has no knowledge, the buyer should perform their due diligence and make their own assessments."

19. 2026-02-11
    listed $149,900 New 413-char remark

    Show marketing remark (413 chars)

    Charming ranch with in Decatur with lots of original charm. Beautiful hardwood floors original bathroom still in very good condition. Eat in kitchen with original cabinets. Third bedroom still has original hardwood paneling. Hurry! This beauty will not last long! The property is sold As-Is, Where-Is. Seller has no knowledge, the buyer should perform their due diligence and make their own assessments."

20. 2023-10-31
    historical
21. 2023-09-12
    price $190,000
22. 2023-07-15
    status Price Change
23. 2023-07-15
    price $183,000
24. 2023-06-27
    status Under Contract
25. 2023-06-27
    price $175,000
26. 2023-05-15
    listed $255,000 New
27. 1989-08-14
    soldstatus $53,000

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$1,021/yr (+$85/mo · 285.5%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $17,857
• − Mortgage interest: −$8,397
• − Property taxes: −$358
• − Insurance: −$750
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$4,361
• Taxable income: $1,135
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $3,294/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

+182.8% since first listed

13 events — show timeline

• 2026-05-05 Pending — FMLS
• 2026-04-18 Pending — GAMLS
• 2026-04-18 Contingent — FMLS
• 2026-02-11 Listed $149,900 GAMLS
• 2026-02-11 Listed $149,900 FMLS
• 2023-10-31 Listing Removed — GAMLS
• 2023-09-12 Price Changed $190,000 GAMLS
• 2023-07-15 Relisted — GAMLS
• 2023-07-15 Price Changed $183,000 GAMLS
• 2023-06-27 Pending — GAMLS
• 2023-06-27 Price Changed $175,000 GAMLS
• 2023-05-15 Listed $255,000 GAMLS
• 1989-08-14 Sold (Public Records) $53,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $358 · -6.5% YoY. Source: county tax records.