2751 Glenvalley Dr · Candler-McAfee, GA 30032

$159,900

3 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 92 Days on market

Built 1952 10,018 sqft lot $150/sqft · 44% below area Est $288k · 44% 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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +4.8/10.0
• 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

Charming and move-in ready, this well-maintained 3 bedroom, 1 full bathroom home offers comfortable one-level living with 1,067 square feet of inviting space. Featuring a functional layout, the home provides a bright living area, a cozy dining space, and a thoughtfully designed kitchen with ample cabinet storage. All bedrooms are generously sized with great natural light, and the full bath is conveniently located for easy access. The single-story design ensures effortless flow throughout the home. Seller will install AC unit with acceptable offer.

Key facts

• 0.23 acre lot
• Parking
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $65 ($786/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 C — 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.
• 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 32% 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1952 — 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 8.0

CMA / ARV

• ARV (median comp): $287,747
• List price: $159,900
• Delta: -44.43%
• 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
1767 Thomas St	0.25mi	3/1.0	1,042 (-2%)	2mo	$167,500	$161	82
2712 Joyce Ave	0.18mi	3/2.0	1,095 (+3%)	2mo	$300,000	$274	82
2628 Northview Ave	0.18mi	3/1.0	1,024 (-4%)	5mo	$130,000	$127	81
2822 Joyce Ave	0.40mi	3/1.0	1,000 (-6%)	1mo	$185,000	$185	70
2812 Mitchell Dr	0.41mi	3/1.0	1,002 (-6%)	5mo	$172,000	$172	66
2665 Northview Ave	0.19mi	2/1.0 (-1)	936 (-12%)	3mo	$174,000	$186	63
1968 Don Juan Ln	0.33mi	3/2.0	936 (-12%)	2mo	$302,000	$323	59
1987 Meadow Ln	0.67mi	3/2.0	975 (-9%)	1mo	$257,000	$264	50
1909 Meadow Ln	0.60mi	3/2.0	1,175 (+10%)	4mo	$208,000	$177	48
2505 Mellville Ave	0.49mi	2/1.0 (-1)	936 (-12%)	5mo	$210,000	$224	48
1981 Meadow Ln	0.67mi	3/1.0	1,195 (+12%)	3mo	$218,000	$182	46
2913 Santa Monica Dr	0.73mi	3/2.0	1,209 (+13%)	5mo	$321,038	$266	35

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-24,355
• Equity at exit: $23,842

10-year hold

• IRR: -10.5%
• Equity multiple: 0.41×
• Total profit: $-26,204
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$839
• Tax from tax record: −$340 /mo · $4,077/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $65

Break-even live

Break-even rent $1,576

Max offer price $159,900

Occupancy floor 91%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2674 Joyce Ave Decatur, GA	3.0	1.0	1014	$1,044	$1.03	20d	1	0.13mi
2577 Eastwood Dr Decatur, GA	3.0	2.0	1075	$1,700	$1.58	24d	1	0.28mi
2577 Eastwood Dr Decatur, GA	3.0	2.0	1075	$1,700	$1.58	18d	1	0.28mi
2721 White Oak Dr Decatur, GA	1.0–2.0	1.0–1.5	975	$1,190	$1.22	43d	3	0.33mi
2758 Amelia Ave Decatur, GA	2.0	1.0	850	$1,500	$1.76	12d	1	0.34mi
1972 Don Juan Ln Decatur, GA	3.0	1.5	1224	$1,799	$1.47	43d	1	0.36mi
2706 White Oak Dr Decatur, GA	3.0	2.0	1274	$2,175	$1.71	20d	1	0.37mi
2771 White Oak Dr Decatur, GA	3.0	2.0	1032	$1,524	$1.48	5d	2	0.40mi
1994 Don Juan Ln Decatur, GA	2.0	2.0	1200	$1,495	$1.25	12d	1	0.41mi
3529 Robins Landing Way Decatur, GA	1.0–4.0	1.0–2.0	1042	$1,443	$1.38	1d	37	0.43mi
3529 Robins Landing Way Decatur, GA	1.0–3.0	1.0–2.0	982	$1,677	$1.71	43d	26	0.43mi
1630 Line St Unit 1 Decatur, GA	2.0	1.0	900	$895	$0.99	15d	1	0.47mi
1627 Line Cir Unit 4 Decatur, GA	2.0	1.0	1000	$1,295	$1.29	43d	1	0.47mi
2039 Nettie Ct Unit RT Decatur, GA	3.0	1.0	974	$1,600	$1.64	24d	1	0.51mi
1610 Line St Decatur, GA	2.0	1.0	950	$1,350	$1.42	43d	1	0.52mi
1607 Line Cir Apt 2 Decatur, GA	2.0	1.0	850	$950	$1.12	17d	1	0.53mi
1711 Candler Rd Decatur, GA	2.0	1.0	936	$1,860	$1.99	43d	1	0.53mi
1930 Normal St Decatur, GA	4.0	2.0	1459	$1,850	$1.27	43d	1	0.56mi
1596 Line Cir Apt 1 Decatur, GA	2.0	1.0	966	$995	$1.03	1d	1	0.57mi
2873 White Oak Dr Decatur, GA	2.0	1.5	816	$1,800	$2.21	43d	1	0.58mi
2931 Glenwood Ave SE Atlanta, GA	2.0	1.0	865	$1,750	$2.02	43d	1	0.60mi
2912 Glenwood Ave SE Atlanta, GA	2.0	1.0	1063	$1,695	$1.59	22d	1	0.62mi
1689 San Gabriel Ave Decatur, GA	3.0	1.0	989	$1,450	$1.47	43d	1	0.74mi
1693 San Gabriel Ave Decatur, GA	3.0	2.0	1265	$1,995	$1.58	4d	1	0.74mi
3106 Memorial Dr Atlanta, GA	3.0	1.0–2.0	802	$1,850	$2.31	17d	9	0.74mi
2110 Dellwood Pl Decatur, GA	2.0	1.0	1000	$1,550	$1.55	43d	1	0.76mi
3106 Memorial Dr SE Unit N204 Atlanta, GA	2.0	1.0	915	$1,695	$1.85	43d	1	0.77mi
3106 Memorial Dr SE Unit G203 Atlanta, GA	3.0	2.0	1185	$1,850	$1.56	43d	1	0.77mi
1622 Venice Dr SE Atlanta, GA	3.0	1.0	1080	$1,675	$1.55	43d	1	0.80mi
251 Candler Rd SE Atlanta, GA	2.0	1.0	850	$1,305	$1.54	16d	1	0.82mi
531 Allendale Dr Decatur, GA	3.0	2.0	888	$2,100	$2.36	43d	1	0.82mi
1598 San Gabriel Ave Decatur, GA	3.0	2.0	1451	$2,023	$1.39	24d	1	0.90mi
2524 Habersham Dr Decatur, GA	3.0	1.0	1251	$1,395	$1.12	5d	1	0.93mi
3010 Santa Monica Dr Decatur, GA	4.0	2.0	1392	$2,095	$1.51	43d	1	0.93mi
2553 Habersham Dr Decatur, GA	2.0	4.5	1272	$1,520	$1.19	12d	1	0.94mi
2529 Habersham Dr Decatur, GA	4.0	2.0	1272	$7,895	$6.21	20d	1	0.95mi
2386 Cresta Dr Decatur, GA	3.0	2.5	1107	$2,000	$1.81	43d	1	0.96mi
2191 Greystone Way Decatur, GA	3.0	1.0	1053	$1,800	$1.71	43d	1	0.97mi
2234 Brunswick Ave Decatur, GA	2.0	1.0	780	$1,950	$2.50	5d	1	1.03mi
3024 Pasadena Dr Decatur, GA	3.0	2.0	1079	$1,993	$1.85	5d	1	1.03mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $159,900 Under Contract 92 DOM
2. 2026-06-04
   days on market $159,900 Active 91 DOM
3. 2026-06-03
   days on market $159,900 Active 90 DOM
4. 2026-06-02
   days on market $159,900 Active 89 DOM
5. 2026-06-01
   days on market $159,900 Active 88 DOM
6. 2026-05-31
   days on market $159,900 Active 87 DOM
7. 2026-04-18
   price $159,900 554-char remark

   Show marketing remark (554 chars)

   Charming and move-in ready, this well-maintained 3 bedroom, 1 full bathroom home offers comfortable one-level living with 1,067 square feet of inviting space. Featuring a functional layout, the home provides a bright living area, a cozy dining space, and a thoughtfully designed kitchen with ample cabinet storage. All bedrooms are generously sized with great natural light, and the full bath is conveniently located for easy access. The single-story design ensures effortless flow throughout the home. Seller will install AC unit with acceptable offer.

8. 2026-04-10
   price $164,900 554-char remark

   Show marketing remark (554 chars)

   Charming and move-in ready, this well-maintained 3 bedroom, 1 full bathroom home offers comfortable one-level living with 1,067 square feet of inviting space. Featuring a functional layout, the home provides a bright living area, a cozy dining space, and a thoughtfully designed kitchen with ample cabinet storage. All bedrooms are generously sized with great natural light, and the full bath is conveniently located for easy access. The single-story design ensures effortless flow throughout the home. Seller will install AC unit with acceptable offer.

9. 2026-03-05
   listed $169,900 New 554-char remark

   Show marketing remark (554 chars)

   Charming and move-in ready, this well-maintained 3 bedroom, 1 full bathroom home offers comfortable one-level living with 1,067 square feet of inviting space. Featuring a functional layout, the home provides a bright living area, a cozy dining space, and a thoughtfully designed kitchen with ample cabinet storage. All bedrooms are generously sized with great natural light, and the full bath is conveniently located for easy access. The single-story design ensures effortless flow throughout the home. Seller will install AC unit with acceptable offer.

10. 2012-12-20
    soldstatus $714,000
11. 2008-09-25
    soldstatus $31,000 72-char remark

    Show marketing remark (72 chars)

    GREAT INVESTMENT, SOLD "AS IS". HARDWOOD FLOORS, FIXER UPPER.

12. 2008-08-03
    listed $45,320 72-char remark

    Show marketing remark (72 chars)

    GREAT INVESTMENT, SOLD "AS IS". HARDWOOD FLOORS, FIXER UPPER.

13. 2006-07-20
    soldstatus $110,000
14. 1988-09-16
    soldstatus $49,000
15. 1983-04-22
    soldstatus $41,900

ⓘ 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: $4,077 · $340/mo
• Projected year-2 tax: $4,077 · $340/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 · 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: $19,905
• − Mortgage interest: −$8,957
• − Property taxes: −$4,077
• − Insurance: −$800
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,652
• Taxable loss: −$1,765
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $1,209/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

+281.6% since first listed

9 events — show timeline

• 2026-04-18 Price Changed $159,900 GAMLS
• 2026-04-10 Price Changed $164,900 GAMLS
• 2026-03-05 Listed $169,900 GAMLS
• 2012-12-20 Sold (Public Records) $714,000 Public Records
• 2008-09-25 Sold (MLS) $31,000 FMLS
• 2008-08-03 Listed $45,320 FMLS
• 2006-07-20 Sold (Public Records) $110,000 Public Records
• 1988-09-16 Sold (Public Records) $49,000 Public Records
• 1983-04-22 Sold (Public Records) $41,900 Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,077 · +0.1% YoY. Source: county tax records.