3130 Bay St · Scottdale, GA 30079

$235,000

3 bd · 2.0 ba · 1,601 sqft · SingleFamily public records · 37 Days on market

Built 1964 0.26 ac lot $147/sqft · 43% below area ↓ 16% since listing

---

Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

This property offers a great opportunity for builders and developers to bring a modern contemporary vision to life. Surrounded by a wave of new construction, this street has quickly become a hotspot for high-end redevelopment, with newly built homes recently selling at $850K+. The lot's unique topography is ideal for a basement-style design, allowing for expanded living space, elevated views, and the kind of architectural creativity today's buyers demand. Whether you're planning a sleek custom residence or a standout spec home, the potential here is undeniable. With strong resale comps, increasing demand for modern design, and a prime location in one of Scottsdale's most sought-after areas, this property is perfectly positioned for your next successful investment. Don't miss the chance to transform this lot into something exceptional.

Key facts

• Unique topography
• Elevated views
• Strong resale comps

Tags

• UNIQUE TOPOGRAPHY
• BASEMENT STYLE DESIGN
• EXPANDED LIVING SPACE
• ELEVATED VIEWS
• ARCHITECTURAL CREATIVITY
• STRONG RESALE COMPS

Property features AI

Exterior

• Parking: Garage (1 garage space); Two total parking spaces
• Utilities: Public water; Public sewer; Electric (220 volts); Sewer available; Electricity available; Natural gas available
• Home design: Two levels; Fixer condition
• Construction: Brick construction; Composition roof; Block foundation; Other structures; Insulation (energy efficiency)
• Exterior features: Patio; Other exterior features; Street lights in the community

Interior

• Kitchen: Stained cabinets; Other appliances
• Bedrooms: Three main-level bedrooms; One lower-level bedroom
• Flooring: Laminate flooring
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One lower-level full bathroom; Master bathroom: none listed
• Heating & cooling: Central heating; Central air
• Interior features: Gas log fireplace; Double pane windows; Other interior features; Partial basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (11.1% below list).
• Recommended offer: $192k (18.4% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.3% in Scottdale — 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 79/100 on livability (#18 in GA, #2,327 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime A-; Watch: amenities 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: Avondale Elementary School (math 2% / reading 12%, grade F, #1,144 of 1,228 statewide, top 94%, 395 students, 100% FRL); Druid Hills Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 956 students, 46% FRL); Druid Hills High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,358 students, 37% FRL).
• Market conditions: 72 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 30% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (16%) 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; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wind risk, 25% 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 $191,875 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 9.4

CMA / ARV

• ARV (median comp): $674,994
• List price: $235,000
• Delta: -65.18%
• 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
267 Somerlane Pl	0.28mi	3/2.5	1,528 (-5%)	12mo	$425,000	$278	68
283 Somerlane Pl	0.28mi	3/2.5	1,742 (+9%)	5mo	$439,900	$253	66
5 Windsor Ter	0.60mi	3/2.0	1,600 (-0%)	7mo	$430,000	$269	66
383 Third Ave	0.25mi	4/2.0 (+1)	1,482 (-7%)	14mo	$345,000	$233	60
3159 Robinson Ave	0.50mi	4/3.0 (+1)	1,536 (-4%)	4mo	$430,000	$280	58
3158 Granby Ave	0.47mi	3/1.0	1,476 (-8%)	10mo	$299,000	$203	52
3077 Oakham Pl	0.59mi	3/2.5	1,460 (-9%)	7mo	$470,000	$322	50
3513 Kensington Parc Cir	0.48mi	3/2.5	1,444 (-10%)	12mo	$360,000	$249	50
640 Farrar Ct	0.59mi	3/1.0	1,424 (-11%)	5mo	$222,500	$156	46
322 Northern Ave	0.51mi	3/2.0	1,430 (-11%)	17mo	$355,000	$248	45
681 Farrar Ct	0.62mi	3/2.0	1,476 (-8%)	17mo	$360,000	$244	44
618 Farrar Ct	0.56mi	4/2.0 (+1)	1,383 (-14%)	14mo	$340,000	$246	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $112,637
• Equity at exit: $211,707

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $344,317
• Equity at exit: $456,553

Cash invested: $65,800 (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 30079

• Home prices YoY: 7.0%
• Active inventory: 72
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$498 /mo · $5,973/yr
• Insurance: −$98
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-244

Break-even live

Break-even rent $2,398

Max offer price $191,875

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-178	+0% $-244	+5% $-311	+10% $-377
Rent	-10% $-409	-5% $-327	+0% $-244	+5% $-162	+10% $-79
Rate	-1.0pp $-126	-0.5pp $-184	base $-244	+0.5pp $-305	+1.0pp $-367

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
374 Ivy Glen Cir Avondale Estates, GA	3.0	2.5	2180	$2,900	$1.33	44d	1	0.26mi
427 Third Ave Scottdale, GA	3.0	2.0	1350	$4,500	$3.33	2d	1	0.32mi
688 Stratford Grn Avondale Estates, GA	2.0	2.5	1940	$1,750	$0.90	23d	1	0.49mi
437 Creekview Ct Scottdale, GA	2.0	2.5	1400	$1,195	$0.85	25d	1	0.50mi
3499 Creekview Pl Scottdale, GA	2.0	1.5	1250	$1,150	$0.92	0d	1	0.50mi
3499 Creekview Pl Scottdale, GA	2.0	1.5	1250	$1,150	$0.92	6d	1	0.50mi
3517 Creekview Pl Scottdale, GA	2.0	1.5	1250	$1,150	$0.92	44d	1	0.51mi
524 Warren Ave Scottdale, GA	2.0	3.5	1248	$1,500	$1.20	13d	1	0.61mi
260 Northern Ave Avondale Estates, GA	1.0–3.0	1.0–2.0	1155	$1,380	$1.19	44d	4	0.64mi
3330 Mountain Dr Decatur, GA	1.0–3.0	1.0–2.0	972	$1,757	$1.81	0d	27	0.66mi
3681 Pavilion Point Decatur, GA	2.0–4.0	1.0–2.0	1355	$1,700	$1.25	44d	1	0.82mi
3548 Lantern View Ln Scottdale, GA	3.0	2.5	1500	$2,000	$1.33	44d	1	0.85mi
3799 N Decatur Rd Decatur, GA	1.0–3.0	1.0–2.0	1087	$1,295	$1.19	0d	13	1.01mi
3582 Cloudland Dr Stone Mountain, GA	4.0	2.0	2073	$2,800	$1.35	44d	1	1.01mi
3590 Cloudland Dr Stone Mountain, GA	3.0	2.0	2205	$3,000	$1.36	44d	1	1.03mi
788 Angora Aly Scottdale, GA	3.0	3.5	1622	$2,850	$1.76	2d	1	1.09mi
774 Northern Ave Unit B14 Clarkston, GA	2.0	2.0	1100	$1,250	$1.14	0d	1	1.14mi
774 Northern Ave Unit A14 Clarkston, GA	2.0	2.0	1100	$1,250	$1.14	44d	1	1.14mi
10 Rimington Ln Decatur, GA	1.0–3.0	1.0–2.0	1066	$1,970	$1.85	2d	13	1.16mi
3465 Kensington Rd Decatur, GA	1.0–2.0	1.0–1.5	850	$1,650	$1.94	18d	1	1.18mi
2847 Jordan Oaks Ln Decatur, GA	3.0	2.5	2064	$2,500	$1.21	19d	1	1.19mi
100 Grayson Pl Decatur, GA	1.0–2.0	1.0–2.0	930	$2,310	$2.48	0d	19	1.22mi
703 Twin Oaks Dr Decatur, GA	1.0–2.0	1.0	970	$1,499	$1.55	3d	9	1.22mi
417 Ridge Creek Dr Clarkston, GA	2.0	2.0	1239	$1,399	$1.13	25d	1	1.26mi
777 Valleybrook Xing Decatur, GA	1.0–2.0	1.0–2.0	1019	$1,499	$1.47	44d	1	1.26mi
4107 Stratford Cmns Decatur, GA	2.0	2.0	1262	$2,349	$1.86	4d	1	1.28mi
100 Paces Park Dr Decatur, GA	1.0–3.0	1.0–2.0	1084	$2,299	$2.12	0d	19	1.30mi
846 Regal Path Ln Decatur, GA	2.0	1.5	1470	$1,950	$1.33	25d	1	1.32mi
2740 E College Ave Decatur, GA	2.0	1.0–2.0	1060	$2,595	$2.45	0d	22	1.34mi
2887 Royal Path Ct Decatur, GA	3.0	2.5	1756	$2,000	$1.14	17d	1	1.36mi
2700 E College Ave Decatur, GA	1.0–2.0	1.0–2.0	955	$2,399	$2.51	0d	15	1.38mi
125 N Arcadia Ave Decatur, GA	2.0	1.0–2.0	918	$2,701	$2.94	2d	24	1.40mi
3040 Valley Cir Decatur, GA	4.0	3.0	2250	$3,200	$1.42	44d	1	1.43mi
792 Jolly Ave S Clarkston, GA	1.0–2.0	1.0–2.0	947	$1,100	$1.16	6d	12	1.43mi
645 Dekalb Industrial Way Decatur, GA	1.0–2.0	1.0–2.0	1002	$2,188	$2.18	0d	9	1.45mi
3900 Memorial Dr Decatur, GA	1.0–2.0	1.0–1.5	1050	$1,275	$1.21	13d	4	1.46mi
3800 W Wood Path Stone Mountain, GA	3.0	2.0	1344	$2,500	$1.86	44d	1	1.46mi
2801 Arborcrest Dr Decatur, GA	3.0	2.5	1642	$2,800	$1.71	6d	1	1.48mi

Listing history 10 events

1. 2026-06-07
   status $235,000 Pending 37 DOM
2. 2026-06-04
   days on market $235,000 Active Under Contract 37 DOM
3. 2026-06-03
   days on market $235,000 Active Under Contract 36 DOM
4. 2026-06-02
   days on market $235,000 Active Under Contract 35 DOM
5. 2026-06-01
   days on market $235,000 Active Under Contract 34 DOM
6. 2026-05-31
   days on market $235,000 Active Under Contract 33 DOM
7. 2026-05-01
   price $250,000 878-char remark

   Show marketing remark (848 chars)

   This property offers a great opportunity for builders and developers to bring a modern contemporary vision to life. Surrounded by a wave of new construction, this street has quickly become a hotspot for high-end redevelopment, with newly built homes recently selling at $850K+. The lot's unique topography is ideal for a basement-style design, allowing for expanded living space, elevated views, and the kind of architectural creativity today's buyers demand. Whether you're planning a sleek custom residence or a standout spec home, the potential here is undeniable. With strong resale comps, increasing demand for modern design, and a prime location in one of Scottsdale's most sought-after areas, this property is perfectly positioned for your next successful investment. Don't miss the chance to transform this lot into something exceptional.

8. 2026-05-01
   price $250,000 848-char remark

   Show marketing remark (848 chars)

   This property offers a great opportunity for builders and developers to bring a modern contemporary vision to life. Surrounded by a wave of new construction, this street has quickly become a hotspot for high-end redevelopment, with newly built homes recently selling at $850K+. The lot's unique topography is ideal for a basement-style design, allowing for expanded living space, elevated views, and the kind of architectural creativity today's buyers demand. Whether you're planning a sleek custom residence or a standout spec home, the potential here is undeniable. With strong resale comps, increasing demand for modern design, and a prime location in one of Scottsdale's most sought-after areas, this property is perfectly positioned for your next successful investment. Don't miss the chance to transform this lot into something exceptional.

9. 2026-04-27
   listed $280,000 New 848-char remark

   Show marketing remark (848 chars)

   This property offers a great opportunity for builders and developers to bring a modern contemporary vision to life. Surrounded by a wave of new construction, this street has quickly become a hotspot for high-end redevelopment, with newly built homes recently selling at $850K+. The lot's unique topography is ideal for a basement-style design, allowing for expanded living space, elevated views, and the kind of architectural creativity today's buyers demand. Whether you're planning a sleek custom residence or a standout spec home, the potential here is undeniable. With strong resale comps, increasing demand for modern design, and a prime location in one of Scottsdale's most sought-after areas, this property is perfectly positioned for your next successful investment. Don't miss the chance to transform this lot into something exceptional.

10. 2026-04-27
    listed $280,000 Active 878-char remark

    Show marketing remark (848 chars)

    This property offers a great opportunity for builders and developers to bring a modern contemporary vision to life. Surrounded by a wave of new construction, this street has quickly become a hotspot for high-end redevelopment, with newly built homes recently selling at $850K+. The lot's unique topography is ideal for a basement-style design, allowing for expanded living space, elevated views, and the kind of architectural creativity today's buyers demand. Whether you're planning a sleek custom residence or a standout spec home, the potential here is undeniable. With strong resale comps, increasing demand for modern design, and a prime location in one of Scottsdale's most sought-after areas, this property is perfectly positioned for your next successful investment. Don't miss the chance to transform this lot into something exceptional.

ⓘ 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: $5,973 · $498/mo
• Projected year-2 tax: $5,973 · $498/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 7/10 Severe FEMA zone X (unshaded) · 97% 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 5/10 Major 25% 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: $25,068
• − Mortgage interest: −$13,164
• − Property taxes: −$5,973
• − Insurance: −$1,972
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$6,836
• Taxable loss: −$6,888
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $-1,276/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 — Scottdale

• Score: 79/100
• State rank: #18
• US rank: #2327

Category grades

Amenities F Commute A+ Cost of living B+ Crime A- Employment A- Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottdale, GA
• County: Dekalb County · 782,738 people
• City population: 4,831
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 4,831
• Household income: $82,500
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 353.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Black 40% White 22% Two or more races 19% Hispanic / Latino 17% Asian 16%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 17% · Canada, South Korea, Vietnam
• Languages at home: 78% English-only · Other Indo-European 14% Spanish 2% French/Haitian/Cajun 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: ▲ 23.96%
• Current HPI: 368.6558
• Rent YoY: —
• 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

-16.1% since first listed

10 events — show timeline

• 2026-06-06 Pending — GAMLS
• 2026-06-05 Pending — FMLS
• 2026-05-30 Contingent — GAMLS
• 2026-05-30 Contingent — FMLS
• 2026-05-19 Price Changed $235,000 GAMLS
• 2026-05-19 Price Changed $235,000 FMLS
• 2026-05-01 Price Changed $250,000 FMLS
• 2026-05-01 Price Changed $250,000 GAMLS
• 2026-04-27 Listed $280,000 FMLS
• 2026-04-27 Listed $280,000 GAMLS

Property tax history

+10.2%/yr

Latest (2025): $5,973 · +6.9% YoY. Source: county tax records.