2164 Bouldercrest Rd SE · Gresham Park, GA 30316

$209,000

4 bd · 2.0 ba · 1,923 sqft · SingleFamily public records · 49 Days on market

Built 1940 0.29 ac lot $109/sqft · 27% below area Est $285k · 27% 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• 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

Investor opportunity in Atlanta! 2164 Bouldercrest Road SE features a spacious 6-bedroom, 2-bath floor plan with a large footprint and flexible layout offering multiple options for investors or buyers looking to create value. The property does require some repairs, but presents strong upside and equity potential for those willing to put in the work. Whether renovating for resale, holding as a rental, or exploring co-living configurations, the possibilities here are endless. Conveniently located with easy access to major roads, downtown, and nearby amenities, this property is being sold as-is.

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1940

Property features AI

Exterior

• Parking: Two parking spaces; Driveway with level access; Open parking available
• Utilities: Public water; Septic tank sewer; Electricity available; Water available
• Home design: One level; Resale property
• Construction: Aluminum siding; Shingle roof; Block foundation
• Exterior features: Front porch; Paved road access; Road frontage: Other

Interior

• Kitchen: No kitchen features specified; Appliances: Other
• Bedrooms: Six main-level bedrooms
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bath: none specified
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Insulated windows; No shared/common walls; Other interior features
• Laundry & utility: No laundry or utility appliances specified

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $203k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.6% in Gresham 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 66/100 on livability (#183 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Mcnair High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 768 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 4% at this address vs 24% district-wide (-20 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 (+2.3%/yr); 461 active listings in the ZIP; 17 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 8y 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 $168k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $202,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1940 — 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 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?
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: 1.06% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (median comp): $285,293
• List price: $209,000
• Delta: -26.74%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1765 Cherry Valley Cir SE	0.27mi	4/3.0	2,048 (+6%)	10mo	$380,000	$186	65
1757 Cherry Valley Cir SE	0.23mi	4/2.5	2,136 (+11%)	6mo	$265,000	$124	64
1899 Rollingwood Dr SE	0.53mi	4/2.0	2,060 (+7%)	1mo	$290,000	$141	62
1791 W Caribaea Trl SE	0.62mi	4/3.5	2,030 (+6%)	1mo	$374,000	$184	55
1911 Rollingwood Dr SE	0.56mi	3/2.5 (-1)	1,856 (-4%)	11mo	$374,900	$202	52
1745 Mary Lou Ln	0.65mi	3/2.5 (-1)	1,935 (+1%)	12mo	$437,500	$226	51
1784 Cherry Valley Cir SE	0.29mi	3/3.0 (-1)	1,752 (-9%)	17mo	$355,000	$203	48
1939 Candace Ln SE	0.68mi	3/2.0 (-1)	1,897 (-1%)	23mo	$200,000	$105	42
3381 Clifton Church Rd SE	0.71mi	4/2.0	2,074 (+8%)	20mo	$270,000	$130	37
1896 Wee Kirk Rd SE	0.70mi	3/2.0 (-1)	2,181 (+13%)	14mo	$289,900	$133	28

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-20,939
• Equity at exit: $31,163

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-5,452
• Equity at exit: $18,071

Cash invested: $58,520 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$341 /mo · $4,097/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $225

Break-even live

Break-even rent $1,930

Max offer price $209,000

Occupancy floor 85%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,658	$1.58	2d	16	0.43mi
2959 Sugarcreek Ln SE Atlanta, GA	4.0	2.5	1478	$1,940	$1.31	5d	1	0.49mi
1915 Wee Kirk Rd SE Atlanta, GA	3.0	1.5	2354	$1,900	$0.81	3d	1	0.66mi
1663 Boulder Walk Dr SE Atlanta, GA	4.0	2.0	2596	$2,840	$1.09	24d	1	0.67mi
2007 Candace Ln SE Atlanta, GA	3.0	3.0	1943	$2,250	$1.16	44d	1	0.78mi
2913 Horse Shoe Dr SE Atlanta, GA	3.0	1.0	1263	$1,595	$1.26	24d	1	0.80mi
2931 Cloverleaf Dr SE Atlanta, GA	4.0	2.0	1371	$1,985	$1.45	5d	1	0.83mi
2892 Horse Shoe Dr SE Atlanta, GA	4.0	2.0	1342	$1,654	$1.23	22d	1	0.85mi
2019 Knight Ct Atlanta, GA	4.0	2.0	1590	$1,900	$1.19	5d	1	0.87mi
2059 Oak Terrace Dr SE Atlanta, GA	3.0	2.0	1606	$2,055	$1.28	5d	1	0.94mi
3190 Clifton Church Rd SE Atlanta, GA	3.0	2.0	2004	$1,818	$0.91	24d	1	0.95mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	44d	1	1.05mi
2842 Zane Grey Dr SE Atlanta, GA	3.0	2.0	2225	$2,065	$0.93	2d	1	1.10mi
1464 Gates Cir SE Atlanta, GA	3.0	3.0	1833	$2,295	$1.25	44d	1	1.17mi
2884 Reveille Cir SE Atlanta, GA	3.0	2.0	1437	$2,050	$1.43	44d	1	1.17mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	44d	1	1.24mi
2657 Crestdale Cir SE Atlanta, GA	4.0	1.5	1593	$2,600	$1.63	44d	1	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $209,000 Active 49 DOM
2. 2026-06-17
   days on market $209,000 Active 48 DOM
3. 2026-06-16
   days on market $209,000 Active 47 DOM

   Show marketing remark (599 chars)

   Investor opportunity in Atlanta! 2164 Bouldercrest Road SE features a spacious 6-bedroom, 2-bath floor plan with a large footprint and flexible layout offering multiple options for investors or buyers looking to create value. The property does require some repairs, but presents strong upside and equity potential for those willing to put in the work. Whether renovating for resale, holding as a rental, or exploring co-living configurations, the possibilities here are endless. Conveniently located with easy access to major roads, downtown, and nearby amenities, this property is being sold as-is.

4. 2026-06-15
   days on market $209,000 Active 46 DOM
5. 2026-06-13
   days on market $209,000 Active 44 DOM
6. 2026-06-09
   days on market $209,000 Active 40 DOM
7. 2026-06-08
   days on market $209,000 Active 39 DOM

   Show marketing remark (599 chars)

   Investor opportunity in Atlanta! 2164 Bouldercrest Road SE features a spacious 6-bedroom, 2-bath floor plan with a large footprint and flexible layout offering multiple options for investors or buyers looking to create value. The property does require some repairs, but presents strong upside and equity potential for those willing to put in the work. Whether renovating for resale, holding as a rental, or exploring co-living configurations, the possibilities here are endless. Conveniently located with easy access to major roads, downtown, and nearby amenities, this property is being sold as-is.

8. 2026-06-07
   days on market $209,000 Active 38 DOM
9. 2026-06-04
   days on market $209,000 Active 35 DOM
10. 2026-06-03
    days on market $209,000 Active 34 DOM
11. 2026-06-02
    days on market $209,000 Active 33 DOM
12. 2026-06-01
    days on market $209,000 Active 32 DOM
13. 2026-05-31
    days on market $209,000 Active 31 DOM
14. 2026-04-30
    listed $209,000 New 599-char remark

    Show marketing remark (599 chars)

    Investor opportunity in Atlanta! 2164 Bouldercrest Road SE features a spacious 6-bedroom, 2-bath floor plan with a large footprint and flexible layout offering multiple options for investors or buyers looking to create value. The property does require some repairs, but presents strong upside and equity potential for those willing to put in the work. Whether renovating for resale, holding as a rental, or exploring co-living configurations, the possibilities here are endless. Conveniently located with easy access to major roads, downtown, and nearby amenities, this property is being sold as-is.

15. 2026-04-30
    listed $209,000 Active 599-char remark

    Show marketing remark (599 chars)

    Investor opportunity in Atlanta! 2164 Bouldercrest Road SE features a spacious 6-bedroom, 2-bath floor plan with a large footprint and flexible layout offering multiple options for investors or buyers looking to create value. The property does require some repairs, but presents strong upside and equity potential for those willing to put in the work. Whether renovating for resale, holding as a rental, or exploring co-living configurations, the possibilities here are endless. Conveniently located with easy access to major roads, downtown, and nearby amenities, this property is being sold as-is.

16. 2026-03-31
    historical
17. 2026-03-31
    historical
18. 2026-03-19
    price $219,000
19. 2026-03-19
    price $219,000
20. 2026-02-27
    price $239,000
21. 2026-02-27
    price $239,000
22. 2025-12-17
    listed $245,000 New
23. 2025-12-17
    listed $245,000 Active
24. 2025-09-06
    historical
25. 2025-09-06
    historical
26. 2025-06-07
    status Back On Market
27. 2025-06-07
    status Active
28. 2025-05-31
    historical Active Under Contract
29. 2025-05-31
    historical Active Under Contract
30. 2025-04-03
    listed $275,000 Active
31. 2025-04-03
    listed $275,000 New
32. 2024-03-11
    soldstatus $228,000
33. 2021-08-23
    soldstatus $183,000
34. 2021-08-17
    soldstatus $183,000 Closed
35. 2021-08-17
    soldstatus $183,000 Sold
36. 2021-08-04
    status Pending
37. 2021-08-04
    status Under Contract
38. 2021-07-23
    listed $182,900 Active
39. 2021-07-23
    listed $182,900 New
40. 2021-07-23
    historical
41. 2021-07-16
    status Back on Market
42. 2020-11-10
    status Under Contract
43. 2020-11-04
    status Back on Market
44. 2020-11-02
    status Under Contract
45. 2020-10-26
    status Back on Market
46. 2020-10-26
    status Under Contract
47. 2020-10-09
    historical
48. 2020-10-09
    listed $182,900 New
49. 2020-09-25
    price $182,900
50. 2020-09-04
    price $189,900

ⓘ 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: $4,097 · $341/mo
• Projected year-2 tax: $4,097 · $341/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: $26,574
• − Mortgage interest: −$11,707
• − Property taxes: −$4,097
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$6,080
• Taxable loss: −$607
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $2,845/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

+274.4% since first listed

68 events — show timeline

• 2026-06-16 Sold (MLS) $168,500 FMLS
• 2026-06-16 Sold (MLS) $168,500 GAMLS
• 2026-06-08 Pending — GAMLS
• 2026-04-30 Listed $209,000 FMLS
• 2026-04-30 Listed $209,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-03-19 Price Changed $219,000 GAMLS
• 2026-03-19 Price Changed $219,000 FMLS
• 2026-02-27 Price Changed $239,000 FMLS
• 2026-02-27 Price Changed $239,000 GAMLS
• 2025-12-17 Listed $245,000 GAMLS
• 2025-12-17 Listed $245,000 FMLS
• 2025-09-06 Listing Removed — GAMLS
• 2025-09-06 Listing Removed — FMLS
• 2025-06-07 Relisted — GAMLS
• 2025-06-07 Relisted — FMLS
• 2025-05-31 Contingent — GAMLS
• 2025-05-31 Contingent — FMLS
• 2025-04-03 Listed $275,000 GAMLS
• 2025-04-03 Listed $275,000 FMLS
• 2024-03-11 Sold (Public Records) $228,000 Public Records
• 2021-08-23 Sold (Public Records) $183,000 Public Records
• 2021-08-17 Sold (MLS) $183,000 GAMLS
• 2021-08-17 Sold (MLS) $183,000 FMLS
• 2021-08-04 Pending — FMLS
• 2021-08-04 Pending — GAMLS
• 2021-07-23 Listing Removed — GAMLS
• 2021-07-23 Listed $182,900 GAMLS
• 2021-07-23 Listed $182,900 FMLS
• 2021-07-16 Relisted — GAMLS
• 2020-11-10 Pending — GAMLS
• 2020-11-04 Relisted — GAMLS
• 2020-11-02 Pending — GAMLS
• 2020-10-26 Relisted — GAMLS
• 2020-10-26 Pending — GAMLS
• 2020-10-09 Listed $182,900 GAMLS
• 2020-10-09 Listing Removed — GAMLS
• 2020-09-25 Price Changed $182,900 GAMLS
• 2020-09-04 Price Changed $189,900 GAMLS
• 2020-08-14 Price Changed $194,900 GAMLS
• 2020-07-29 Price Changed $199,900 GAMLS
• 2020-07-09 Listed $204,900 GAMLS
• 2020-07-02 Listing Removed — GAMLS
• 2020-06-26 Price Changed $197,900 GAMLS
• 2020-06-22 Relisted — GAMLS
• 2020-06-15 Pending — GAMLS
• 2020-05-28 Price Changed $207,900 GAMLS
• 2020-04-01 Listed $214,900 GAMLS
• 2019-10-25 Listing Removed — GAMLS
• 2019-10-07 Price Changed $199,900 GAMLS
• 2019-09-12 Price Changed $203,900 GAMLS
• 2019-08-28 Price Changed $210,900 GAMLS
• 2019-07-25 Listed $214,900 GAMLS
• 2019-07-25 Listing Removed — GAMLS
• 2019-04-24 Listing Removed — GAMLS
• 2019-04-24 Listed $219,900 GAMLS
• 2019-04-18 Price Changed $219,900 GAMLS
• 2019-03-26 Price Changed $224,900 GAMLS
• 2019-03-09 Price Changed $228,900 GAMLS
• 2019-02-08 Price Changed $236,900 GAMLS
• 2019-01-23 Listed $239,900 GAMLS
• 2018-09-01 Listing Removed — GAMLS
• 2018-08-16 Sold (Public Records) $170,000 Public Records
• 2018-07-19 Price Changed $220,000 GAMLS
• 2018-07-18 Listed $230,000 GAMLS
• 2001-01-09 Sold (Public Records) $72,600 Public Records
• 2000-08-01 Sold (Public Records) $45,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,097 · +0.1% YoY. Source: county tax records.