2202 Troutdale Dr · Candler-McAfee, GA 30032

$245,000

3 bd · 2.0 ba · 2,530 sqft · SingleFamily public records · 101 Days on market

Built 1963 0.31 ac lot $97/sqft · 31% below area Est $353k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• 1% rule +4.4/10.0
• DSCR +3.7/10.0
• 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

Welcome to this stunning 5-bedroom, 2-bathroom two-story home, offering the perfect blend of comfort and style! The main living areas feature durable vinyl flooring, while the bedrooms are carpeted for added warmth and comfort. The beautifully designed kitchen boasts white cabinetry, stainless steel appliances, and elegant stone countertops, along with a cozy eat-in kitchen area. A spacious den adds versatility, perfect for additional living space, a home office, or a playroom. Outside, enjoy the convenience of a 1-car garage, driveway parking, and a fully fenced backyard-ideal for outdoor gatherings or pets. Don't miss this opportunity to own a well-appointed home in a desirable location! Schedule your showing today!

Key facts

• Vinyl flooring
• Stone countertops
• Cozy eat-in kitchen

Tags

• VINYL FLOORING
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• STONE COUNTERTOPS
• COZY EAT-IN KITCHEN
• SPACIOUS DEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-33 ($-391/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (5.8% below list).
• Recommended offer: $223k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 D — 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 Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 604 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 (-17 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 44% 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 101 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $100k; list at $245k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $222,950 (9.0% 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 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

• ARV (median comp): $353,212
• List price: $245,000
• Delta: -30.64%
• 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
2362 Springrun Ct	0.42mi	3/2.0	2,387 (-6%)	8mo	$180,000	$75	64
2126 Chevy Chase Ln	0.31mi	4/3.0 (+1)	2,449 (-3%)	10mo	$300,000	$122	63
3607 Springside Dr	0.34mi	4/3.0 (+1)	2,290 (-10%)	5mo	$419,000	$183	56
3666 Elkridge Dr	0.18mi	4/2.5 (+1)	2,198 (-13%)	9mo	$299,900	$136	55
2142 Troutdale Dr	0.15mi	4/3.0 (+1)	2,151 (-15%)	9mo	$355,000	$165	52
1526 Snapfinger Rd	0.51mi	3/2.0	2,293 (-9%)	11mo	$254,900	$111	52
2302 Springside Way	0.25mi	3/3.0	2,153 (-15%)	11mo	$360,000	$167	51
2165 Sterling Ridge Rd	0.34mi	4/3.0 (+1)	2,855 (+13%)	6mo	$400,000	$140	49
2386 Springrun Way	0.45mi	4/2.0 (+1)	2,273 (-10%)	11mo	$240,000	$106	48
3684 Glen Mora Dr	0.61mi	4/2.5 (+1)	2,324 (-8%)	7mo	$210,000	$90	45
3388 Hyland Dr	0.61mi	4/3.0 (+1)	2,825 (+12%)	11mo	$365,000	$129	34
1936 Snapfinger Rd	0.70mi	4/2.5 (+1)	2,220 (-12%)	8mo	$151,000	$68	33

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-45,432
• Equity at exit: $36,530

10-year hold

• IRR: -16.0%
• Equity multiple: 0.17×
• Total profit: $-56,733
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$468 /mo · $5,622/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-33

Break-even live

Break-even rent $2,349

Max offer price $239,245

Occupancy floor 96%

Sensitivity live

Price	-10% $106	-5% $37	+0% $-33	+5% $-102	+10% $-171
Rent	-10% $-215	-5% $-124	+0% $-33	+5% $59	+10% $150
Rate	-1.0pp $91	-0.5pp $30	base $-33	+0.5pp $-96	+1.0pp $-161

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3622 Woods Dr Decatur, GA	4.0	3.0	2667	$3,020	$1.13	7d	1	0.09mi
2332 Springside Ln Decatur, GA	4.0	3.0	3145	$2,400	$0.76	46d	1	0.37mi
1968 Twin Falls Rd Decatur, GA	4.0	2.5	2650	$1,650	$0.62	13d	1	0.42mi
2336 Columbia Woods Ct Decatur, GA	4.0	2.0	1950	$1,970	$1.01	46d	1	0.80mi
2381 Charleston Ter Decatur, GA	3.0	2.5	2130	$2,125	$1.00	6d	1	0.81mi
2351 Emerald Falls Dr Decatur, GA	3.0	2.0	2400	$1,696	$0.71	46d	1	0.81mi
3920 Wedgefield Cir Decatur, GA	4.0	3.0	2325	$2,500	$1.08	26d	1	0.84mi
2223 Shamrock Dr Decatur, GA	4.0	2.5	1977	$2,100	$1.06	1d	1	0.89mi
2248 Emerald Springs Dr Decatur, GA	3.0	2.0	1918	$1,870	$0.97	46d	1	0.96mi
3184 Gay Dr Decatur, GA	4.0	2.0	2000	$2,050	$1.02	1d	1	0.97mi
4033 Emerald North Cir Decatur, GA	4.0	2.5	2000	$2,061	$1.03	19d	1	1.03mi
2579 Charleston Ter Decatur, GA	3.0	2.5	1866	$2,095	$1.12	7d	1	1.03mi
4111 Northstrand Dr Decatur, GA	3.0	3.0	2173	$2,031	$0.93	15d	1	1.08mi
3917 Leprechaun Ct Decatur, GA	4.0	2.0	2463	$2,280	$0.93	15d	1	1.14mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	19d	1	1.30mi
2815 Rainbow Forest Dr Decatur, GA	3.0	2.0	1762	$1,000	$0.57	1d	1	1.30mi
3560 Sweetgum Ln Decatur, GA	4.0	3.0	1848	$1,766	$0.96	7d	1	1.38mi
1637 Columbia Dr Decatur, GA	4.0	2.0	1896	$1,795	$0.95	46d	1	1.42mi
4203 Wesley Hall Ln Decatur, GA	4.0	3.0	2457	$2,461	$1.00	7d	1	1.47mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	46d	1	1.48mi

Listing history 26 events

1. 2026-06-21
   days on market $245,000 Active 101 DOM
2. 2026-06-18
   days on market $245,000 Active 98 DOM
3. 2026-06-17
   days on market $245,000 Active 97 DOM
4. 2026-06-16
   days on market $245,000 Active 96 DOM
5. 2026-06-15
   days on market $245,000 Active 95 DOM
6. 2026-06-13
   days on market $245,000 Active 93 DOM
7. 2026-06-09
   days on market $245,000 Active 89 DOM
8. 2026-06-08
   days on market $245,000 Active 88 DOM
9. 2026-06-07
   days on market $245,000 Active 87 DOM
10. 2026-06-04
    days on market $245,000 Active 84 DOM
11. 2026-06-03
    days on market $245,000 Active 83 DOM
12. 2026-06-02
    days on market $245,000 Active 82 DOM
13. 2026-06-01
    days on market $245,000 Active 81 DOM
14. 2026-05-31
    days on market $245,000 Active 80 DOM
15. 2026-03-12
    listed $250,000 New 730-char remark

    Show marketing remark (742 chars)

    Welcome to this stunning 5-bedroom, 2-bathroom two-story home, offering the perfect blend of comfort and style! The main living areas feature durable vinyl flooring, while the bedrooms are carpeted for added warmth and comfort. The beautifully designed kitchen boasts white cabinetry, stainless steel appliances, and elegant stone countertops, along with a cozy eat-in kitchen area. A spacious den adds versatility, perfect for additional living space, a home office, or a playroom. Outside, enjoy the convenience of a 1-car garage, driveway parking, and a fully fenced backyard—ideal for outdoor gatherings or pets. Don’t miss this opportunity to own a well-appointed home in a desirable location! Schedule your showing today!

16. 2026-03-12
    listed $250,000 Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to this stunning 5-bedroom, 2-bathroom two-story home, offering the perfect blend of comfort and style! The main living areas feature durable vinyl flooring, while the bedrooms are carpeted for added warmth and comfort. The beautifully designed kitchen boasts white cabinetry, stainless steel appliances, and elegant stone countertops, along with a cozy eat-in kitchen area. A spacious den adds versatility, perfect for additional living space, a home office, or a playroom. Outside, enjoy the convenience of a 1-car garage, driveway parking, and a fully fenced backyard—ideal for outdoor gatherings or pets. Don’t miss this opportunity to own a well-appointed home in a desirable location! Schedule your showing today!

17. 2026-03-11
    historical
18. 2026-02-27
    status Back On Market
19. 2026-02-15
    status Under Contract
20. 2025-07-19
    price $270,000
21. 2025-06-25
    price $280,000
22. 2025-04-10
    price $300,000
23. 2025-02-19
    listed $310,000 New
24. 2019-04-10
    soldstatus $100,000
25. 2019-04-10
    soldstatus $135,000
26. 1978-07-01
    soldstatus $39,200

ⓘ 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: $5,622 · $468/mo
• Projected year-2 tax: $5,622 · $468/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 6/10 Major 7 d/yr ≥105°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 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,688
• − Mortgage interest: −$13,724
• − Property taxes: −$5,622
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$7,127
• Taxable loss: −$4,440
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $675/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

+537.8% since first listed

12 events — show timeline

• 2026-03-12 Listed $250,000 FMLS
• 2026-03-12 Listed $250,000 GAMLS
• 2026-03-11 Listing Removed — GAMLS
• 2026-02-27 Relisted — GAMLS
• 2026-02-15 Pending — GAMLS
• 2025-07-19 Price Changed $270,000 GAMLS
• 2025-06-25 Price Changed $280,000 GAMLS
• 2025-04-10 Price Changed $300,000 GAMLS
• 2025-02-19 Listed $310,000 GAMLS
• 2019-04-10 Sold (Public Records) $135,000 Public Records
• 2019-04-10 Sold (Public Records) $100,000 Public Records
• 1978-07-01 Sold (Public Records) $39,200 Public Records

Property tax history

+7.5%/yr

Latest (2025): $5,622 · +0.0% YoY. Source: county tax records.