2063 Juanita St · Candler-McAfee, GA 30032

$165,000

3 bd · 1.5 ba · 1,509 sqft · SingleFamily public records · 1 Days on market

Built 1950 9,583 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

Sold before ran

Key facts

• 9,583 sq ft lot
• Built 1950

Property features AI

Finance

• Other: Property condition noted as fixer

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Electricity available; Electric service: Other
• Home design: One-level home; Fee simple ownership; Attic; Entry level: Kitchen level
• Construction: Brick construction; Composition roof
• Exterior features: Waterfrontage: none

Interior

• Kitchen: Kitchen features: Other; Appliances: Other
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Flooring: Other
• Bathrooms: 1 full bathroom; 1 half bathroom (main level)
• Heating & cooling: Central heating
• Interior features: High-speed Internet available; No shared/common walls; Property listed as a fixer
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 12.2% 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 B — 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: 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 (+1.3%/yr); 422 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); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 43% 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 $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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $165,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.25%
• DSCR: 1.95
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $359,142
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2063 Juanita St	0.00mi	3/1.5	1,501 (-0%)	1mo	$165,000	$110	99
2177 Mark Trl	0.31mi	3/2.0	1,500 (-1%)	2mo	$358,500	$239	81
1978 Terry Mill Rd SE	0.38mi	3/2.0	1,425 (-6%)	1mo	$385,000	$270	70
742 Fayetteville Rd SE	0.64mi	3/2.0	1,510 (+0%)	0mo	$337,000	$223	68
2107 Second Ave	0.20mi	4/2.0 (+1)	1,350 (-10%)	1mo	$330,000	$244	65
2139 Trailwood Rd	0.32mi	4/2.0 (+1)	1,357 (-10%)	1mo	$231,000	$170	60
1933 Camellia Dr	0.31mi	3/2.0	1,302 (-14%)	2mo	$285,000	$219	58
1949 Capri Dr	0.44mi	3/1.5	1,307 (-13%)	0mo	$265,000	$203	57
2093 Wildrose	0.35mi	4/2.0 (+1)	1,306 (-14%)	1mo	$350,000	$268	53
2283 Scotty Cir	0.48mi	3/2.0	1,298 (-14%)	2mo	$309,000	$238	50
672 Quillian Ave	0.52mi	3/2.0	1,289 (-15%)	2mo	$300,000	$233	48
682 Quillian Ave	0.51mi	4/3.0 (+1)	1,700 (+13%)	2mo	$427,500	$251	42

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: 12.0%
• Equity multiple: 1.47×
• Total profit: $21,574
• Equity at exit: $24,602

10-year hold

• IRR: 19.7%
• Equity multiple: 2.53×
• Total profit: $70,811
• Equity at exit: $14,266

Cash invested: $46,200 (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: 422
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$865
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $818

Break-even live

Break-even rent $1,233

Max offer price $165,000

Occupancy floor 59%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2043 Juanita St Decatur, GA	3.0	2.0	1500	$3,000	$2.00	43d	1	0.05mi
2181 Juanita St Decatur, GA	4.0	3.0	1595	$3,500	$2.19	24d	1	0.18mi
2123 Second Ave Decatur, GA	4.0	2.0	1302	$2,075	$1.59	18d	1	0.19mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	43d	1	0.27mi
1932 Camellia Dr Decatur, GA	4.0	3.0	2200	$1,800	$0.82	22d	1	0.30mi
2006 McAfee Pl Decatur, GA	3.0	2.0	1128	$2,295	$2.03	24d	1	0.33mi
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	43d	1	0.37mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	43d	1	0.42mi
2176 Lilac Ln Decatur, GA	3.0	2.0	1800	$1,395	$0.78	24d	1	0.45mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	43d	1	0.46mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	22d	1	0.51mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	43d	1	0.51mi
1892 Terry Mill Rd SE Atlanta, GA	4.0	2.0	1925	$2,975	$1.55	43d	1	0.58mi
1881 2nd Ave Decatur, GA	3.0	1.0–2.5	1010	$3,761	$3.72	2d	60	0.62mi
773 Fayetteville Rd SE Atlanta, GA	3.0	2.0	1085	$2,100	$1.94	43d	1	0.66mi
1878 South Hampton Ln SE Atlanta, GA	3.0	2.5	1890	$2,616	$1.38	24d	1	0.67mi
2386 Cresta Dr Decatur, GA	3.0	2.5	1107	$2,000	$1.81	43d	1	0.74mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	24d	1	0.77mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	24d	1	0.80mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	2d	23	0.82mi
1761 Terry Mill Rd SE Atlanta, GA	3.0	1.5	1296	$1,900	$1.47	17d	1	0.84mi
2201 Glenwood Ave SE Atlanta, GA	2.0	1.0–2.0	819	$2,699	$3.30	20d	5	0.85mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	24d	1	0.89mi
460 E Lake Blvd SE Atlanta, GA	1.0–2.0	1.0–2.0	1104	$1,699	$1.54	2d	6	0.91mi
2191 Greystone Way Decatur, GA	3.0	1.0	1053	$1,800	$1.71	43d	1	0.95mi
1930 Normal St Decatur, GA	4.0	2.0	1459	$1,850	$1.27	43d	1	1.00mi
2461 Fontaine Cir Decatur, GA	3.0	2.0	1193	$1,795	$1.50	24d	1	1.02mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	43d	1	1.03mi
1930 Flat Shoals Rd SE Atlanta, GA	1.0–2.0	1.0–1.5	1045	$1,479	$1.42	5d	17	1.08mi
2912 Glenwood Ave SE Atlanta, GA	2.0	1.0	1063	$1,695	$1.59	22d	1	1.08mi
2378 Charleston Pointe SE Atlanta, GA	3.0	3.0	1604	$2,100	$1.31	22d	1	1.10mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	2d	1	1.12mi
2524 Habersham Dr Decatur, GA	3.0	1.0	1251	$1,395	$1.12	5d	1	1.13mi
2529 Habersham Dr Decatur, GA	4.0	2.0	1272	$7,895	$6.21	20d	1	1.15mi
1872 Cannon St Decatur, GA	4.0	3.0	1518	$2,695	$1.78	5d	1	1.16mi
2447 Whites Mill Ln Decatur, GA	4.0	2.5	2050	$2,349	$1.15	43d	1	1.20mi
254 2nd Ave SE Atlanta, GA	3.0	2.0	1715	$2,895	$1.69	4d	1	1.20mi
2553 Habersham Dr Decatur, GA	2.0	4.5	1272	$1,520	$1.19	12d	1	1.20mi
2297 Charleston Pointe SE Atlanta, GA	3.0	2.0	1604	$2,200	$1.37	43d	1	1.20mi
2435 Bouldercliff Way SE Unit B Atlanta, GA	2.0	1.0	1236	$1,600	$1.29	43d	1	1.21mi

Listing history 4 events

1. 2026-05-20
   status Pending

   Show marketing remark (15 chars)

   Sold before ran

2. 2026-05-20
   status Under Contract 15-char remark

   Show marketing remark (15 chars)

   Sold before ran

3. 2026-05-20
   listed $165,000 Active

   Show marketing remark (15 chars)

   Sold before ran

4. 2026-05-20
   listed $165,000 New 15-char remark

   Show marketing remark (15 chars)

   Sold before ran

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$1,033/yr (+$86/mo · 213.2%)

ⓘ 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 ≥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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,229
• − Mortgage interest: −$9,243
• − Property taxes: −$485
• − Insurance: −$825
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$4,800
• Taxable income: $7,520
• Est. tax owed @ 24.0%: −$1,805
• After-tax cash flow: $8,013/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

+0.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — FMLS
• 2026-05-20 Pending — GAMLS
• 2026-05-20 Listed $165,000 GAMLS
• 2026-05-20 Listed $165,000 FMLS

Property tax history

+2.7%/yr

Latest (2025): $485 · -9.1% YoY. Source: county tax records.