1865 Mary Lou Ln SE · Gresham Park, GA 30316

$157,775

3 bd · 1.0 ba · 2,051 sqft · SingleFamily public records · 1 Days on market

Built 1958 0.37 ac lot $77/sqft · 52% below area ↓ 8% since listing

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• 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

Looking for a project in a good neighborhood. This is a large family home with lot of potentials. Fenced backyard with entry to the basement outside. Home will need repairs to become move in.

Key facts

• 0.37 acre lot
• Built 1958

Property features AI

Finance

• Other: Lot approximately 0.37 acres; Listing terms: Cash or Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-family residential house; Built in 1958; Fixer condition
• Construction: Brick construction; Composition roof; 2051 total building area
• Exterior features: Back yard fencing

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (one bedroom on lower level)
• Flooring: Carpet; Other flooring
• Bathrooms: 3 full bathrooms (1 full bathroom on lower level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other; One and one-half levels; Family room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 9.7% 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 Middle School (math 5% / reading 8%, grade F, #457 of 470 statewide, top 98%, 857 students, 100% FRL); 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 5% 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 (+2.3%/yr); 461 active listings in the ZIP; 27 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 $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 + 2.3% rent growth), your $44k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $157,775

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.41% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 5.9

CMA / ARV

• ARV (median comp): $331,713
• List price: $157,775
• Delta: -52.44%
• 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
1865 Mary Lou Ln SE	0.00mi	3/3.0	2,051 (0%)	1mo	$145,000	$71	91
1866 Mary Lou Ln	0.04mi	3/2.0	2,100 (+2%)	14mo	$290,000	$138	79
1791 W Caribaea Trl SE	0.17mi	4/3.5 (+1)	2,030 (-1%)	1mo	$374,000	$184	74
1899 Rollingwood Dr SE	0.46mi	4/2.0 (+1)	2,060 (+0%)	1mo	$290,000	$141	68
1896 Wee Kirk Rd SE	0.17mi	3/2.0	2,181 (+6%)	15mo	$289,900	$133	65
1745 Mary Lou Ln	0.29mi	3/2.5	1,935 (-6%)	12mo	$437,500	$226	61
1943 Vicki Ln SE	0.60mi	4/2.0 (+1)	1,960 (-4%)	2mo	$288,000	$147	53
2033 Sombrero Way SE	0.53mi	3/2.0	2,033 (-1%)	23mo	$210,000	$103	51
1911 Rollingwood Dr SE	0.43mi	3/2.5	1,856 (-10%)	11mo	$374,900	$202	49
1641 Rockcliff Pl SE	0.61mi	3/1.0	2,190 (+7%)	14mo	$217,000	$99	49
1717 Mary Lou Ln SE	0.36mi	4/3.0 (+1)	2,291 (+12%)	4mo	$398,900	$174	48
2787 Pasco Ln SE	0.23mi	4/2.0 (+1)	1,770 (-14%)	23mo	$359,000	$203	38

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: 1.2%
• Equity multiple: 1.04×
• Total profit: $1,982
• Equity at exit: $23,525

10-year hold

• IRR: 10.1%
• Equity multiple: 1.76×
• Total profit: $33,546
• Equity at exit: $13,641

Cash invested: $44,177 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,220 high
• Mortgage (P&I): −$827
• Tax from tax record: −$407 /mo · $4,889/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $453

Break-even live

Break-even rent $1,646

Max offer price $157,775

Occupancy floor 75%

Sensitivity live

Price	-10% $543	-5% $498	+0% $453	+5% $409	+10% $364
Rent	-10% $278	-5% $366	+0% $453	+5% $541	+10% $629
Rate	-1.0pp $533	-0.5pp $493	base $453	+0.5pp $412	+1.0pp $371

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: $39,444
• Closing costs: $4,733
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 Wee Kirk Rd SE Atlanta, GA	3.0	1.5	2354	$1,900	$0.81	3d	1	0.25mi
2019 Knight Ct Atlanta, GA	4.0	2.0	1590	$1,900	$1.19	5d	1	0.45mi
2842 Zane Grey Dr SE Atlanta, GA	3.0	2.0	2225	$2,065	$0.93	2d	1	0.46mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	44d	1	0.52mi
2884 Reveille Cir SE Atlanta, GA	3.0	2.0	1437	$2,050	$1.43	44d	1	0.61mi
2959 Sugarcreek Ln SE Atlanta, GA	4.0	2.5	1478	$1,940	$1.31	5d	1	0.69mi
1663 Boulder Walk Dr SE Atlanta, GA	4.0	2.0	2596	$2,840	$1.09	25d	1	0.74mi
2739 Sherlock Dr Decatur, GA	4.0	2.0	1763	$1,886	$1.07	44d	1	0.88mi
2007 Candace Ln SE Atlanta, GA	3.0	3.0	1943	$2,250	$1.16	44d	1	0.90mi
3190 Clifton Church Rd SE Atlanta, GA	3.0	2.0	2004	$1,818	$0.91	25d	1	0.90mi
2434 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1400	$2,499	$1.78	44d	1	1.03mi
2059 Oak Terrace Dr SE Atlanta, GA	3.0	2.0	1606	$2,055	$1.28	5d	1	1.09mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	25d	1	1.13mi
1464 Gates Cir SE Atlanta, GA	3.0	3.0	1833	$2,295	$1.25	44d	1	1.20mi
2352 Second Ave Decatur, GA	3.0	3.0	2347	$2,695	$1.15	25d	1	1.27mi
1878 South Hampton Ln SE Atlanta, GA	3.0	2.5	1890	$2,616	$1.38	25d	1	1.29mi
1928 Shawn Wayne Cir SE Atlanta, GA	3.0	2.0	2614	$1,895	$0.72	2d	1	1.31mi
2378 Charleston Pointe SE Atlanta, GA	3.0	3.0	1604	$2,100	$1.31	22d	1	1.34mi
3220 Tarian Way Decatur, GA	3.0	2.5	1572	$2,200	$1.40	13d	1	1.40mi
2297 Charleston Pointe SE Atlanta, GA	3.0	2.0	1604	$2,200	$1.37	44d	1	1.43mi
2657 Crestdale Cir SE Atlanta, GA	4.0	1.5	1593	$2,600	$1.63	44d	1	1.45mi
1345 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1465	$2,500	$1.71	25d	1	1.46mi
2614 Mills Commons Dr Decatur, GA	4.0	2.5	1968	$2,495	$1.27	44d	1	1.47mi
1337 Parc Bench Rd SE Atlanta, GA	3.0	2.5	1460	$2,390	$1.64	5d	1	1.47mi
2562 Hazel Dr SE Atlanta, GA	3.0	2.5	1922	$1,610	$0.84	13d	1	1.48mi
2642 Hatfield Cir SE Atlanta, GA	3.0	1.5	1430	$2,300	$1.61	22d	1	1.49mi
2642 Hatfield Cir SE Atlanta, GA	3.0	1.5	1430	$2,300	$1.61	0d	1	1.49mi

Listing history 2 events

1. 2026-05-09
   status Under Contract 194-char remark
2. 2026-05-07
   listed $157,775 New 194-char remark

ⓘ 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: $4,889 · $407/mo
• Projected year-2 tax: $4,889 · $407/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 · 17 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: $26,641
• − Mortgage interest: −$8,838
• − Property taxes: −$4,889
• − Insurance: −$789
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$4,590
• Taxable income: $3,273
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $4,654/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

-8.1% since first listed

3 events — show timeline

• 2026-05-29 Sold (MLS) $145,000 GAMLS
• 2026-05-09 Pending — GAMLS
• 2026-05-07 Listed $157,775 GAMLS

Property tax history

+4.0%/yr

Latest (2025): $4,889 · +3.1% YoY. Source: county tax records.