4526 Golf Vista Cir · Stonecrest, GA 30035

$115,000

1 bd · 1.5 ba · 1,268 sqft · Townhouse public records · 99 Days on market

Built 1984 2,178 sqft lot $91/sqft · at area comps Est $119k · at est. $60/mo HOA · 4% of rent

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• 1% rule +7.4/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this cozy 2-bedroom, 1-bath townhome featuring a warm and inviting atmosphere. Recent updates include a new roof, HVAC system, flooring, carpeting, storm doors, and windows, ensuring peace of mind and energy efficiency. The kitchen boasts stained cabinets and an eat-in area in the family room, perfect for casual meals. Relax in the family room, highlighted by a stylish brick accent wall. Both bedrooms are generously sized, with the primary suite offering private access to a balcony overlooking the backyard. Conveniently located near Snapfinger and Wesley Chapel, with easy access to all major interstates, this home is a perfect blend of comfort and convenience!

Key facts

• Eat-in area
• Brick accent wall
• Stained cabinets

Tags

• NEW ROOF
• HVAC SYSTEM
• STAINED CABINETS
• EAT-IN AREA
• BRICK ACCENT WALL
• PRIVATE ACCESS TO BALCONY

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 5.1% in Stonecrest — 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 flat; 180 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $795 of loan paydown is wiped out by about $3k 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 99 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago 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.
• Current owner paid $95k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.24% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $118,688
• List price: $115,000
• Delta: -3.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4421 Golf Vista Cir	0.12mi	2/1.5 (+1)	1,268 (0%)	0mo	$99,000	$78	89
4485 Golf Vista Cir	0.08mi	2/1.5 (+1)	1,271 (+0%)	11mo	$101,600	$80	82
4522 Golf Vista Cir #4522	0.01mi	2/2.5 (+1)	1,268 (0%)	19mo	$95,000	$75	75

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,361
• Equity at exit: $17,147

10-year hold

• IRR: 8.6%
• Equity multiple: 1.59×
• Total profit: $19,038
• Equity at exit: $9,943

Cash invested: $32,200 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 180
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$603
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$48
• HOA: −$60
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $361

Break-even live

Break-even rent $967

Max offer price $115,000

Occupancy floor 70%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Friendly Hills Dr Decatur, GA	2.0	2.0	994	$1,534	$1.54	24d	1	0.18mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$941	$0.93	1d	4	0.35mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,600	$1.43	24d	1	0.95mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$913	$0.95	1d	18	1.05mi
4010 Emerald Lake Dr Decatur, GA	2.0	2.0	1177	$1,500	$1.27	43d	1	1.32mi
3122 Northchester Pl Lithonia, GA	1.0	1.0	1281	$1,350	$1.05	43d	1	1.37mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 31 events

1. 2026-06-18
   days on market $115,000 Active 99 DOM
2. 2026-06-17
   days on market $115,000 Active 98 DOM
3. 2026-06-16
   days on market $115,000 Active 97 DOM
4. 2026-06-15
   days on market $115,000 Active 96 DOM
5. 2026-06-13
   days on market $115,000 Active 94 DOM
6. 2026-06-09
   days on market $115,000 Active 90 DOM
7. 2026-06-08
   days on market $115,000 Active 89 DOM
8. 2026-06-07
   days on market $115,000 Active 88 DOM
9. 2026-06-04
   days on market $115,000 Active 85 DOM
10. 2026-06-03
    days on market $115,000 Active 84 DOM
11. 2026-06-02
    days on market $115,000 Active 83 DOM
12. 2026-06-01
    days on market $115,000 Active 82 DOM
13. 2026-05-31
    days on market $115,000 Active 81 DOM
14. 2026-03-10
    listed $115,000 New 677-char remark

    Show marketing remark (679 chars)

    Discover this cozy 2-bedroom, 1.5 bath townhome featuring a warm and inviting atmosphere. Recent updates include a new roof, HVAC system, flooring, carpeting, storm doors, and windows, ensuring peace of mind and energy efficiency. The kitchen boasts stained cabinets and an eat-in area in the family room, perfect for casual meals. Relax in the family room, highlighted by a stylish brick accent wall. Both bedrooms are generously sized, with the primary suite offering private access to a balcony overlooking the backyard. Conveniently located near Snapfinger and Wesley Chapel, with easy access to all major interstates, this home is a perfect blend of comfort and convenience!

15. 2026-03-10
    listed $115,000 Active 679-char remark

    Show marketing remark (679 chars)

    Discover this cozy 2-bedroom, 1.5 bath townhome featuring a warm and inviting atmosphere. Recent updates include a new roof, HVAC system, flooring, carpeting, storm doors, and windows, ensuring peace of mind and energy efficiency. The kitchen boasts stained cabinets and an eat-in area in the family room, perfect for casual meals. Relax in the family room, highlighted by a stylish brick accent wall. Both bedrooms are generously sized, with the primary suite offering private access to a balcony overlooking the backyard. Conveniently located near Snapfinger and Wesley Chapel, with easy access to all major interstates, this home is a perfect blend of comfort and convenience!

16. 2025-05-12
    historical
17. 2025-05-12
    historical
18. 2025-04-15
    status Active
19. 2025-04-15
    price $175,000
20. 2025-04-15
    price $175,000
21. 2025-03-26
    status New
22. 2025-02-27
    historical
23. 2025-02-24
    listed $180,000 New
24. 2025-02-24
    listed $180,000 Active
25. 2024-04-25
    soldstatus $95,000
26. 2024-04-25
    soldstatus $113,000
27. 2024-04-22
    soldstatus $113,000 Sold
28. 2024-03-07
    price $119,900
29. 2024-02-16
    listed $125,000 New
30. 2022-07-05
    soldstatus $85,000
31. 1992-09-25
    soldstatus $30,000

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$418/yr (+$35/mo · 65.3%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,091
• − Mortgage interest: −$6,442
• − Property taxes: −$640
• − Insurance: −$575
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − HOA: −$720
• − Depreciation: −$3,345
• Taxable income: $2,634
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,698/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 — Stonecrest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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 (91%)
• Race & ethnicity: Black 91% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+283.3% since first listed

18 events — show timeline

• 2026-03-10 Listed $115,000 FMLS
• 2026-03-10 Listed $115,000 GAMLS
• 2025-05-12 Listing Removed — FMLS
• 2025-05-12 Listing Removed — GAMLS
• 2025-04-15 Relisted — FMLS
• 2025-04-15 Price Changed $175,000 GAMLS
• 2025-04-15 Price Changed $175,000 FMLS
• 2025-03-26 Relisted — GAMLS
• 2025-02-27 Listing Removed — GAMLS
• 2025-02-24 Listed $180,000 FMLS
• 2025-02-24 Listed $180,000 GAMLS
• 2024-04-25 Sold (Public Records) $113,000 Public Records
• 2024-04-25 Sold (Public Records) $95,000 Public Records
• 2024-04-22 Sold (MLS) $113,000 GAMLS
• 2024-03-07 Price Changed $119,900 GAMLS
• 2024-02-16 Listed $125,000 GAMLS
• 2022-07-05 Sold (Public Records) $85,000 Public Records
• 1992-09-25 Sold (Public Records) $30,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $640 · -66.8% YoY. Source: county tax records.