1640 Rice Sq · Stonecrest, GA 30058

$290,000

4 bd · 3.5 ba · 2,929 sqft · SingleFamily public records · 53 Days on market

Built 2004 8,712 sqft lot Est $425k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• 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

Welcome home to this spacious 4BR/3BA two story floor plan! Main floor features a 2-story foyer with hardwood flooring, separate dining room and living room perfect for entertaining! A secondary bedroom, and full bathroom on the main floor are great for family visit. Family room is sunken with hardwood flooring, ceiling fan and a fireplace! Kitchen features hardwood flooring, breakfast area, panty and island! Upstairs features a loft area with hardwood flooring, laundry room and two additional bedrooms, Owners suite with trey ceiling and separate sitting area, and a full bath featuring dual vanities, garden tub, separate shower with enclosure, and walk-in closet. Exterior features maintenance free vinyl with a brick front and a nice patio on the rear! with a little TLC, this home will be perfect! Schedule your tour today!

Key facts

• Hardwood flooring
• 2 story floor plan
• Dual vanities

Tags

• 2 STORY FLOOR PLAN
• HARDWOOD FLOORING
• SEPARATE DINING ROOM
• FULL BATH
• DUAL VANITIES
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $47 ($563/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (13.0% below list).
• Recommended offer: $252k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Stonecrest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Princeton Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 724 students, 100% FRL); Stephenson Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 812 students, 100% FRL); Stone Mountain High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 435 active listings in the ZIP; 20 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).
• At $2,523/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 3471% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 53 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $252,346 (13.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $424,705
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1727 Rice Sq	0.12mi	5/3.0 (+1)	3,060 (+4%)	2mo	$330,000	$108	78
1343 Alice Ave	0.15mi	5/3.0 (+1)	2,724 (-7%)	1mo	$279,000	$102	73
1118 Old Greystone Dr	0.31mi	5/4.0 (+1)	2,800 (-4%)	6mo	$300,000	$107	66
975 Kingsley Way	0.52mi	5/3.0 (+1)	2,774 (-5%)	2mo	$425,000	$153	58
975 Kingsley Way Lot 2	0.53mi	5/3.0 (+1)	2,774 (-5%)	2mo	$425,000	$153	58
1041 Kingsley Way Lot 13	0.54mi	5/3.0 (+1)	2,774 (-5%)	6mo	$395,247	$142	54
1041 Kingsley Way	0.54mi	5/3.0 (+1)	2,774 (-5%)	6mo	$395,247	$142	54
1100 Kingsley Way Lot 24	0.54mi	5/4.0 (+1)	2,774 (-5%)	6mo	$390,095	$141	54
1011 Kingsley Way Lot 8	0.59mi	5/3.0 (+1)	2,774 (-5%)	4mo	$401,692	$145	53
1011 Kingsley Way	0.59mi	5/3.0 (+1)	2,774 (-5%)	4mo	$401,692	$145	53
987 Kingsley Way	0.63mi	5/3.0 (+1)	2,774 (-5%)	3mo	$417,215	$150	52
987 Kingsley Way Lot 4	0.63mi	5/3.0 (+1)	2,774 (-5%)	3mo	$417,215	$150	52

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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-48,538
• Equity at exit: $43,240

10-year hold

• IRR: -12.8%
• Equity multiple: 0.31×
• Total profit: $-56,361
• Equity at exit: $25,074

Cash invested: $81,200 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 435
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,523 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$305 /mo · $3,660/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $47

Break-even live

Break-even rent $2,464

Max offer price $290,000

Occupancy floor 93%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1597 Rice Sq Lithonia, GA	3.0	3.0	2500	$2,125	$0.85	1d	1	0.10mi
1349 Alice Ave Lithonia, GA	5.0	3.0	2724	$2,655	$0.97	24d	1	0.14mi
1439 Alice Ave Lithonia, GA	5.0	3.0	2940	$2,845	$0.97	43d	1	0.17mi
1378 Persimmon Ct Lithonia, GA	4.0	2.0	2730	$1,000	$0.37	10d	1	0.28mi
1980 Cutters Mill Way Lithonia, GA	4.0	2.5	2133	$2,195	$1.03	43d	1	0.29mi
7189 Sweet Gum Ct Lithonia, GA	3.0	2.5	2070	$2,200	$1.06	43d	1	0.35mi
1040 Baltic Way Lithonia, GA	5.0	3.0	3644	$2,850	$0.78	43d	1	0.37mi
7023 Red Maple Ln Lithonia, GA	4.0	2.5	2668	$2,520	$0.94	5d	1	0.37mi
1650 Cutters Mill Dr Lithonia, GA	4.0	2.5	2900	$2,681	$0.92	5d	1	0.47mi
1583 Cutters Mill Dr Lithonia, GA	3.0	2.5	1967	$2,300	$1.17	43d	1	0.60mi
7086 Brecken Pl Lithonia, GA	4.0	2.5	2130	$2,295	$1.08	19d	1	0.62mi
1576 Rogers Crossing Dr Lithonia, GA	4.0	2.5	2725	$2,400	$0.88	12d	1	0.86mi
1576 Rogers Crossing Dr Lithonia, GA	4.0	2.5	2725	$2,400	$0.88	43d	1	0.86mi
916 S Deshon Rd Lithonia, GA	3.0	3.0	2360	$2,195	$0.93	24d	1	0.87mi
750 Stonemill Mnr Lithonia, GA	4.0	2.0	2410	$2,179	$0.90	16d	1	1.14mi
6916 Dalehollow Dr Lithonia, GA	5.0	3.0	3108	$2,800	$0.90	43d	1	1.14mi
7598 Clear Creek Dr Lithonia, GA	5.0	2.0	1976	$2,130	$1.08	43d	1	1.24mi
725 Stonebrook Dr Lithonia, GA	4.0	2.5	2294	$2,256	$0.98	43d	1	1.25mi
735 Bridgewood Ct Lithonia, GA	4.0	3.0	2520	$2,405	$0.95	1d	1	1.43mi
7179 Fair Harbor Way Lithonia, GA	4.0	2.5	2110	$2,350	$1.11	20d	1	1.46mi

Listing history 16 events

1. 2026-03-30
   status Pending

   Show marketing remark (842 chars)

   Welcome home to this spacious 4BR/3BA two story floor plan! Main floor features a 2-story foyer with hardwood flooring, separate dining room and living room perfect for entertaining! A secondary bedroom, and full bathroom on the main floor are great for family visit. Family room is sunken with hardwood flooring, ceiling fan and a fireplace! Kitchen features hardwood flooring, breakfast area, panty and island! Upstairs features a loft area with hardwood flooring, laundry room and two additional bedrooms, Owners suite with trey ceiling and separate sitting area, and a full bath featuring dual vanities, garden tub, separate shower with enclosure, and walk-in closet. Exterior features maintenance free vinyl with a brick front and a nice patio on the rear! with a little TLC, this home will be perfect! Schedule your tour today!

2. 2026-03-30
   status Under Contract 842-char remark

   Show marketing remark (842 chars)

   Welcome home to this spacious 4BR/3BA two story floor plan! Main floor features a 2-story foyer with hardwood flooring, separate dining room and living room perfect for entertaining! A secondary bedroom, and full bathroom on the main floor are great for family visit. Family room is sunken with hardwood flooring, ceiling fan and a fireplace! Kitchen features hardwood flooring, breakfast area, panty and island! Upstairs features a loft area with hardwood flooring, laundry room and two additional bedrooms, Owners suite with trey ceiling and separate sitting area, and a full bath featuring dual vanities, garden tub, separate shower with enclosure, and walk-in closet. Exterior features maintenance free vinyl with a brick front and a nice patio on the rear! with a little TLC, this home will be perfect! Schedule your tour today!

3. 2026-02-05
   listed $290,000 Active
4. 2025-09-30
   historical
5. 2025-09-18
   historical
6. 2025-08-19
   price $299,900
7. 2025-08-19
   price $299,900
8. 2025-07-08
   price $309,900
9. 2025-07-08
   price $309,900
10. 2025-05-05
    price $314,900
11. 2025-05-05
    price $314,900
12. 2025-03-24
    listed $290,000 New 842-char remark

    Show marketing remark (842 chars)

    Welcome home to this spacious 4BR/3BA two story floor plan! Main floor features a 2-story foyer with hardwood flooring, separate dining room and living room perfect for entertaining! A secondary bedroom, and full bathroom on the main floor are great for family visit. Family room is sunken with hardwood flooring, ceiling fan and a fireplace! Kitchen features hardwood flooring, breakfast area, panty and island! Upstairs features a loft area with hardwood flooring, laundry room and two additional bedrooms, Owners suite with trey ceiling and separate sitting area, and a full bath featuring dual vanities, garden tub, separate shower with enclosure, and walk-in closet. Exterior features maintenance free vinyl with a brick front and a nice patio on the rear! with a little TLC, this home will be perfect! Schedule your tour today!

13. 2025-03-24
    listed $320,000 Active

    Show marketing remark (842 chars)

    Welcome home to this spacious 4BR/3BA two story floor plan! Main floor features a 2-story foyer with hardwood flooring, separate dining room and living room perfect for entertaining! A secondary bedroom, and full bathroom on the main floor are great for family visit. Family room is sunken with hardwood flooring, ceiling fan and a fireplace! Kitchen features hardwood flooring, breakfast area, panty and island! Upstairs features a loft area with hardwood flooring, laundry room and two additional bedrooms, Owners suite with trey ceiling and separate sitting area, and a full bath featuring dual vanities, garden tub, separate shower with enclosure, and walk-in closet. Exterior features maintenance free vinyl with a brick front and a nice patio on the rear! with a little TLC, this home will be perfect! Schedule your tour today!

14. 2025-03-24
    listed $320,000 New

    Show marketing remark (842 chars)

    Welcome home to this spacious 4BR/3BA two story floor plan! Main floor features a 2-story foyer with hardwood flooring, separate dining room and living room perfect for entertaining! A secondary bedroom, and full bathroom on the main floor are great for family visit. Family room is sunken with hardwood flooring, ceiling fan and a fireplace! Kitchen features hardwood flooring, breakfast area, panty and island! Upstairs features a loft area with hardwood flooring, laundry room and two additional bedrooms, Owners suite with trey ceiling and separate sitting area, and a full bath featuring dual vanities, garden tub, separate shower with enclosure, and walk-in closet. Exterior features maintenance free vinyl with a brick front and a nice patio on the rear! with a little TLC, this home will be perfect! Schedule your tour today!

15. 2004-06-03
    soldstatus $600,000
16. 2003-10-28
    soldstatus $5,460,000

ⓘ 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: $3,660 · $305/mo
• Projected year-2 tax: $3,660 · $305/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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $30,282
• − Mortgage interest: −$16,245
• − Property taxes: −$3,660
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$8,436
• Taxable loss: −$4,354
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $1,608/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): 62,614
• Household income: $61,684
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 3471.0

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% Hispanic / Latino 3% White 3% Two or more races 3%
• Common ancestry: Hispanic 0%
• Foreign-born: 12% · Canada, United Kingdom
• Languages at home: 93% English-only · 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: ▼ -60.90%
• Current HPI: 224.0366
• Rent YoY: ▲ 1.18%
• 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

-94.7% since first listed

16 events — show timeline

• 2026-03-30 Pending — FMLS
• 2026-03-30 Pending — GAMLS
• 2026-02-05 Listed $290,000 FMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-09-18 Listing Removed — GAMLS
• 2025-08-19 Price Changed $299,900 FMLS
• 2025-08-19 Price Changed $299,900 GAMLS
• 2025-07-08 Price Changed $309,900 FMLS
• 2025-07-08 Price Changed $309,900 GAMLS
• 2025-05-05 Price Changed $314,900 FMLS
• 2025-05-05 Price Changed $314,900 GAMLS
• 2025-03-24 Listed $320,000 GAMLS
• 2025-03-24 Listed $320,000 FMLS
• 2025-03-24 Listed $290,000 GAMLS
• 2004-06-03 Sold (Public Records) $600,000 Public Records
• 2003-10-28 Sold (Public Records) $5,460,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,660 · -3.3% YoY. Source: county tax records.