1774 Gretna Grn · Belvedere Park, GA 30035

$180,000

3 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 46 Days on market

Built 1965 0.39 ac lot $89/sqft · 22% below area Est $229k · 22% 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
• 1% rule +5.7/10.0
• DSCR +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated at 1774 Gretna Green Way, this all brick residential property with a NEW ROOF offers an inviting presence, reflecting a timeless design from its 1965 construction. The large covered front porch with its iron railing welcomes you home, with space for sitting and overlooking the quiet street with mature vegetation. The four bedrooms can provide individual havens for repose and contemplation, each offering a private space designed for personal comfort. These generously proportioned rooms present versatile arrangements, accommodating various personal pursuits within their serene confines. Within this residence, two thoughtfully appointed original bathrooms will ensure convenience and comfort for all occupants. These essential spaces were designed for relaxation and daily routines, providing well-organized environments for privacy and comfort. Encompassing 2024 square feet of living area, the residence provides expansive dimensions for a fulfilling lifestyle, allowing for numerous interior design possibilities. The property's construction in 1965 speaks to an enduring architectural heritage, providing a foundation of established quality. This property represents a distinguished opportunity for sophisticated living, inviting discerning individuals to envision their refined existence within its walls and original oak hardwood floors. The bones and timelessness are here, just bring your imagination and builder as this timeless home is being sold 'AS-IS'. There is a rear wood deck that steps out from the kitchen that overlooks and steps down to the beautiful level backyard with flowing Wisteria, fruit trees, an open concrete patio and shed. So close to I-285 and I-20 other major highways and conveniently situated near downtown Decatur, shopping, dining and parks.Don't wait to let your imagination soar and bring your dreams to reality. Hurry to view, bring a flashlight and your best offer!

Key facts

• Covered front porch
• Open concrete patio
• Level backyard

Tags

• COVERED FRONT PORCH
• ORIGINAL BATHROOMS
• REAR WOOD DECK
• LEVEL BACKYARD
• FRUIT TREES
• OPEN CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• 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 flat; 180 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); 55% 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 35% of the median local income ($67k/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 $5k 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 46 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $145k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $180k implies a 181% gain — meaningful room to come down on a strong offer.

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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1965 — 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. 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?
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: 1.07% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (median comp): $229,364
• List price: $180,000
• Delta: -21.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3976 Inca Ct	0.57mi	3/2.0	1,960 (-3%)	3mo	$200,000	$102	66
1888 Janet Ln	0.63mi	4/2.5 (+1)	2,015 (-0%)	5mo	$175,000	$87	59
4002 E Hilda Cir	0.69mi	3/2.0	2,099 (+4%)	8mo	$290,000	$138	54
4032 E Hilda Cir	0.63mi	3/1.5	1,896 (-6%)	16mo	$239,900	$127	45
1415 Chedworth	0.69mi	4/2.0 (+1)	2,106 (+4%)	14mo	$207,500	$99	44
1580 Hampshire Pl	0.66mi	4/3.0 (+1)	1,950 (-4%)	13mo	$270,000	$138	43
3653 Brookcrest Cir	0.73mi	3/3.0	2,170 (+7%)	17mo	$335,000	$154	36
1596 Hampshire Pl	0.66mi	3/2.0	1,800 (-11%)	18mo	$264,000	$147	36

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-24,241
• Equity at exit: $26,839

10-year hold

• IRR: -9.0%
• Equity multiple: 0.50×
• Total profit: $-25,139
• Equity at exit: $15,563

Cash invested: $50,400 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 180
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$944
• Tax from tax record: −$364 /mo · $4,369/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $139

Break-even live

Break-even rent $1,751

Max offer price $180,000

Occupancy floor 88%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3184 Delancy St Decatur, GA	3.0	2.5	1515	$1,800	$1.19	43d	1	0.26mi
1683 Vernon Blvd Decatur, GA	3.0	2.5	1515	$1,840	$1.21	18d	1	0.28mi
4655 Glenwood Rd Decatur, GA	2.0–3.0	2.0	1318	$1,600	$1.21	19d	31	0.42mi
1502 Vernon Blvd Decatur, GA	3.0	3.0	1515	$2,050	$1.35	24d	1	0.43mi
1905 Bodwin Pl Unit 1905 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.52mi
1998 Arthurs Court Dr Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.53mi
1998 Arthurs Court Dr Unit 1998 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.53mi
2011 Bodwin Pl Unit 2011 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.58mi
2007 Bodwin Pl Unit 2007 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.58mi
3021 Arthurs Ct Unit 3021 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3017 Arthurs Ct Unit 3017 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3023 Arthurs Ct Unit 3023 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3025 Arthurs Ct Unit 3025 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3019 Arthurs Ct Unit 3019 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
3015 Arthurs Ct Unit 3015 Decatur, GA	3.0	2.0	1493	$1,600	$1.07	43d	1	0.62mi
200 High Court Pl Decatur, GA	1.0–3.0	1.0–2.0	1130	$1,705	$1.51	2d	12	0.68mi
1985 Glenwood Downs Dr Decatur, GA	3.0	2.5	1460	$1,700	$1.16	20d	1	0.75mi
1995 Glenwood Downs Dr Decatur, GA	3.0	2.0	1564	$1,750	$1.12	5d	1	0.77mi
3854 Austin Park Ln Decatur, GA	3.0	2.5	1464	$1,800	$1.23	43d	1	0.79mi
4336 Glenhaven Dr Decatur, GA	4.0	3.0	2100	$2,500	$1.19	43d	1	0.91mi
3560 Sweetgum Ln Decatur, GA	4.0	3.0	1848	$1,766	$0.96	5d	1	0.99mi
1563 Pine Glen Cir Decatur, GA	3.0	2.0	1608	$1,695	$1.05	5d	1	1.00mi
2109 Newgate Dr Decatur, GA	3.0	2.5	1701	$1,850	$1.09	43d	1	1.05mi
3920 Wedgefield Cir Decatur, GA	4.0	3.0	2325	$2,500	$1.08	24d	1	1.06mi
4111 Northstrand Dr Decatur, GA	3.0	3.0	2173	$2,031	$0.93	12d	1	1.15mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$900	$0.56	22d	1	1.16mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$1,625	$1.00	12d	1	1.16mi
3824 London Dr Decatur, GA	3.0	2.5	1544	$1,531	$0.99	43d	1	1.24mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	43d	1	1.26mi
4085 Canby Ln Decatur, GA	4.0	2.0	1400	$1,650	$1.18	43d	1	1.29mi
3427 Jackson Dr Decatur, GA	3.0	2.0	1400	$1,900	$1.36	18d	1	1.32mi
4033 Emerald North Cir Decatur, GA	4.0	2.5	2000	$2,061	$1.03	17d	1	1.34mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1426	$2,040	$1.43	18d	1	1.36mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1400	$2,040	$1.46	43d	1	1.36mi
1968 Twin Falls Rd Decatur, GA	4.0	2.5	2650	$1,650	$0.62	11d	1	1.37mi
2248 Emerald Springs Dr Decatur, GA	3.0	2.0	1918	$1,870	$0.97	43d	1	1.42mi
1081 Brittania Rd Unit 1 Stone Mountain, GA	3.0	2.5	1866	$1,950	$1.05	43d	1	1.43mi
1081 Brittania Rd Stone Mountain, GA	3.0	3.0	1866	$1,950	$1.05	43d	1	1.43mi
1023 Privy Ln Stone Mountain, GA	3.0	2.5	1701	$2,700	$1.59	5d	1	1.44mi
3960 Redan Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	1339	$3,194	$2.39	1d	19	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $180,000 Active 46 DOM
2. 2026-06-17
   days on market $180,000 Active 45 DOM
3. 2026-06-16
   days on market $180,000 Active 44 DOM
4. 2026-06-15
   status $180,000 Active 43 DOM
5. 2026-05-18
   price $180,000 1923-char remark

   Show marketing remark (1923 chars)

   Situated at 1774 Gretna Green Way, this all brick residential property with a NEW ROOF offers an inviting presence, reflecting a timeless design from its 1965 construction. The large covered front porch with its iron railing welcomes you home, with space for sitting and overlooking the quiet street with mature vegetation. The four bedrooms can provide individual havens for repose and contemplation, each offering a private space designed for personal comfort. These generously proportioned rooms present versatile arrangements, accommodating various personal pursuits within their serene confines. Within this residence, two thoughtfully appointed original bathrooms will ensure convenience and comfort for all occupants. These essential spaces were designed for relaxation and daily routines, providing well-organized environments for privacy and comfort. Encompassing 2024 square feet of living area, the residence provides expansive dimensions for a fulfilling lifestyle, allowing for numerous interior design possibilities. The property's construction in 1965 speaks to an enduring architectural heritage, providing a foundation of established quality. This property represents a distinguished opportunity for sophisticated living, inviting discerning individuals to envision their refined existence within its walls and original oak hardwood floors. The bones and timelessness are here, just bring your imagination and builder as this timeless home is being sold 'AS-IS'. There is a rear wood deck that steps out from the kitchen that overlooks and steps down to the beautiful level backyard with flowing Wisteria, fruit trees, an open concrete patio and shed. So close to I-285 and I-20 other major highways and conveniently situated near downtown Decatur, shopping, dining and parks.Don't wait to let your imagination soar and bring your dreams to reality. Hurry to view, bring a flashlight and your best offer!

6. 2026-05-18
   price $180,000 1923-char remark

   Show marketing remark (1923 chars)

   Situated at 1774 Gretna Green Way, this all brick residential property with a NEW ROOF offers an inviting presence, reflecting a timeless design from its 1965 construction. The large covered front porch with its iron railing welcomes you home, with space for sitting and overlooking the quiet street with mature vegetation. The four bedrooms can provide individual havens for repose and contemplation, each offering a private space designed for personal comfort. These generously proportioned rooms present versatile arrangements, accommodating various personal pursuits within their serene confines. Within this residence, two thoughtfully appointed original bathrooms will ensure convenience and comfort for all occupants. These essential spaces were designed for relaxation and daily routines, providing well-organized environments for privacy and comfort. Encompassing 2024 square feet of living area, the residence provides expansive dimensions for a fulfilling lifestyle, allowing for numerous interior design possibilities. The property's construction in 1965 speaks to an enduring architectural heritage, providing a foundation of established quality. This property represents a distinguished opportunity for sophisticated living, inviting discerning individuals to envision their refined existence within its walls and original oak hardwood floors. The bones and timelessness are here, just bring your imagination and builder as this timeless home is being sold 'AS-IS'. There is a rear wood deck that steps out from the kitchen that overlooks and steps down to the beautiful level backyard with flowing Wisteria, fruit trees, an open concrete patio and shed. So close to I-285 and I-20 other major highways and conveniently situated near downtown Decatur, shopping, dining and parks.Don't wait to let your imagination soar and bring your dreams to reality. Hurry to view, bring a flashlight and your best offer!

7. 2026-04-28
   price $295,000 1923-char remark

   Show marketing remark (1923 chars)

   Situated at 1774 Gretna Green Way, this all brick residential property with a NEW ROOF offers an inviting presence, reflecting a timeless design from its 1965 construction. The large covered front porch with its iron railing welcomes you home, with space for sitting and overlooking the quiet street with mature vegetation. The four bedrooms can provide individual havens for repose and contemplation, each offering a private space designed for personal comfort. These generously proportioned rooms present versatile arrangements, accommodating various personal pursuits within their serene confines. Within this residence, two thoughtfully appointed original bathrooms will ensure convenience and comfort for all occupants. These essential spaces were designed for relaxation and daily routines, providing well-organized environments for privacy and comfort. Encompassing 2024 square feet of living area, the residence provides expansive dimensions for a fulfilling lifestyle, allowing for numerous interior design possibilities. The property's construction in 1965 speaks to an enduring architectural heritage, providing a foundation of established quality. This property represents a distinguished opportunity for sophisticated living, inviting discerning individuals to envision their refined existence within its walls and original oak hardwood floors. The bones and timelessness are here, just bring your imagination and builder as this timeless home is being sold 'AS-IS'. There is a rear wood deck that steps out from the kitchen that overlooks and steps down to the beautiful level backyard with flowing Wisteria, fruit trees, an open concrete patio and shed. So close to I-285 and I-20 other major highways and conveniently situated near downtown Decatur, shopping, dining and parks.Don't wait to let your imagination soar and bring your dreams to reality. Hurry to view, bring a flashlight and your best offer!

8. 2026-04-28
   price $295,000 1923-char remark

   Show marketing remark (1923 chars)

   Situated at 1774 Gretna Green Way, this all brick residential property with a NEW ROOF offers an inviting presence, reflecting a timeless design from its 1965 construction. The large covered front porch with its iron railing welcomes you home, with space for sitting and overlooking the quiet street with mature vegetation. The four bedrooms can provide individual havens for repose and contemplation, each offering a private space designed for personal comfort. These generously proportioned rooms present versatile arrangements, accommodating various personal pursuits within their serene confines. Within this residence, two thoughtfully appointed original bathrooms will ensure convenience and comfort for all occupants. These essential spaces were designed for relaxation and daily routines, providing well-organized environments for privacy and comfort. Encompassing 2024 square feet of living area, the residence provides expansive dimensions for a fulfilling lifestyle, allowing for numerous interior design possibilities. The property's construction in 1965 speaks to an enduring architectural heritage, providing a foundation of established quality. This property represents a distinguished opportunity for sophisticated living, inviting discerning individuals to envision their refined existence within its walls and original oak hardwood floors. The bones and timelessness are here, just bring your imagination and builder as this timeless home is being sold 'AS-IS'. There is a rear wood deck that steps out from the kitchen that overlooks and steps down to the beautiful level backyard with flowing Wisteria, fruit trees, an open concrete patio and shed. So close to I-285 and I-20 other major highways and conveniently situated near downtown Decatur, shopping, dining and parks.Don't wait to let your imagination soar and bring your dreams to reality. Hurry to view, bring a flashlight and your best offer!

9. 2026-04-14
   listed $325,000 New 1923-char remark

   Show marketing remark (1923 chars)

   Situated at 1774 Gretna Green Way, this all brick residential property with a NEW ROOF offers an inviting presence, reflecting a timeless design from its 1965 construction. The large covered front porch with its iron railing welcomes you home, with space for sitting and overlooking the quiet street with mature vegetation. The four bedrooms can provide individual havens for repose and contemplation, each offering a private space designed for personal comfort. These generously proportioned rooms present versatile arrangements, accommodating various personal pursuits within their serene confines. Within this residence, two thoughtfully appointed original bathrooms will ensure convenience and comfort for all occupants. These essential spaces were designed for relaxation and daily routines, providing well-organized environments for privacy and comfort. Encompassing 2024 square feet of living area, the residence provides expansive dimensions for a fulfilling lifestyle, allowing for numerous interior design possibilities. The property's construction in 1965 speaks to an enduring architectural heritage, providing a foundation of established quality. This property represents a distinguished opportunity for sophisticated living, inviting discerning individuals to envision their refined existence within its walls and original oak hardwood floors. The bones and timelessness are here, just bring your imagination and builder as this timeless home is being sold 'AS-IS'. There is a rear wood deck that steps out from the kitchen that overlooks and steps down to the beautiful level backyard with flowing Wisteria, fruit trees, an open concrete patio and shed. So close to I-285 and I-20 other major highways and conveniently situated near downtown Decatur, shopping, dining and parks.Don't wait to let your imagination soar and bring your dreams to reality. Hurry to view, bring a flashlight and your best offer!

10. 2026-04-14
    listed $325,000 Active 1923-char remark

    Show marketing remark (1923 chars)

    Situated at 1774 Gretna Green Way, this all brick residential property with a NEW ROOF offers an inviting presence, reflecting a timeless design from its 1965 construction. The large covered front porch with its iron railing welcomes you home, with space for sitting and overlooking the quiet street with mature vegetation. The four bedrooms can provide individual havens for repose and contemplation, each offering a private space designed for personal comfort. These generously proportioned rooms present versatile arrangements, accommodating various personal pursuits within their serene confines. Within this residence, two thoughtfully appointed original bathrooms will ensure convenience and comfort for all occupants. These essential spaces were designed for relaxation and daily routines, providing well-organized environments for privacy and comfort. Encompassing 2024 square feet of living area, the residence provides expansive dimensions for a fulfilling lifestyle, allowing for numerous interior design possibilities. The property's construction in 1965 speaks to an enduring architectural heritage, providing a foundation of established quality. This property represents a distinguished opportunity for sophisticated living, inviting discerning individuals to envision their refined existence within its walls and original oak hardwood floors. The bones and timelessness are here, just bring your imagination and builder as this timeless home is being sold 'AS-IS'. There is a rear wood deck that steps out from the kitchen that overlooks and steps down to the beautiful level backyard with flowing Wisteria, fruit trees, an open concrete patio and shed. So close to I-285 and I-20 other major highways and conveniently situated near downtown Decatur, shopping, dining and parks.Don't wait to let your imagination soar and bring your dreams to reality. Hurry to view, bring a flashlight and your best offer!

11. 2011-03-11
    price $28,000 Reduced
12. 2011-02-11
    price $31,500 Reduced
13. 1994-10-28
    soldstatus $64,000
14. 1994-08-31
    soldstatus $62,900
15. 1993-10-28
    soldstatus $64,000
16. 1983-06-23
    soldstatus $78,700

ⓘ 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: $4,369 · $364/mo
• Projected year-2 tax: $4,369 · $364/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 ≥104°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 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,120
• − Mortgage interest: −$10,083
• − Property taxes: −$4,369
• − Insurance: −$900
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$5,236
• Taxable loss: −$1,167
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $1,949/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): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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 (91%)
• Race & ethnicity: Black 91% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+128.7% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $180,000 GAMLS
• 2026-05-18 Price Changed $180,000 FMLS
• 2026-04-28 Price Changed $295,000 GAMLS
• 2026-04-28 Price Changed $295,000 FMLS
• 2026-04-14 Listed $325,000 FMLS
• 2026-04-14 Listed $325,000 GAMLS
• 2011-03-11 Price Changed $28,000 GAMLS
• 2011-02-11 Price Changed $31,500 GAMLS
• 1994-10-28 Sold (Public Records) $64,000 Public Records
• 1994-08-31 Sold (Public Records) $62,900 Public Records
• 1993-10-28 Sold (Public Records) $64,000 Public Records
• 1983-06-23 Sold (Public Records) $78,700 Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,369 · -5.0% YoY. Source: county tax records.