Decatur six-unit near transit
Candler Rd · Decatur · Decatur, GA 30032 · DeKalb County County
Exact address released to verified buyers with proof of funds on file.
Front elevation
1 / 6Asking price
$742,000
ARV range
$935K–$990K
Repairs
$88K–$112K
Discount to ARV
22.9%
Projected profit
-$26,115
ROI
-2.8%
Cap rate
7.3%
Cash-on-cash
5.3%
Risk flags and disclosures
Surfaced automatically from the listing data. Confirm every item during your own diligence.
Value-add depends on turnover
Rent upside is only realized as units turn. Model a 12 to 18 month stabilization.
- All six leases convey. One tenant is in month 11 of a 12-month term.
Underwrite this deal
Every input is editable and every number recalculates instantly. Seller figures are pre-filled — replace them with your own assumptions.
Maximum allowable offer
$563,750
Asking price is $178K above your rule.
Total basis
$921,240
Selling costs
$67,375
Holding costs
$23,400
Contingency
$10,000
Net profit
-$26,115
ROI
-2.8%
Annualized ROI
-3.8%
Break-even sale price
$990,581
Modeled projections for demonstration only. They are not an appraisal, a guarantee of returns, or investment advice.
Six two-bedroom units, fully occupied, averaging $1,350 per month against a submarket average closer to $1,575 for renovated units. Seller completed roof replacement in 2023. Interior upgrades on turnover drive the value-add case.
Beds / baths
9 / 6
Square feet
4,650
Lot size
11,800 sqft
Year built
1968
Units
6
Occupancy
Tenant Occupied
Market rent
$8,100/mo
Taxes
$780/mo
Access
Tour after proof of funds verification
Highlights
- Fully occupied with a documented 24-month payment history
- Roof replaced in 2023 with a transferable warranty
- Half-mile from a rail station
Known repairs
- Interior upgrades on turnover
- Parking and lighting
- Laundry room equipment
Deal structure
Direct-to-seller. Seller prefers a 45-day close with a 21-day due diligence period.