5447 Pepperwood Ct · Stone Mountain, GA 30087

$209,900

3 bd · 2.0 ba · 2,270 sqft · SingleFamily public records · 122 Days on market

Built 1985 0.32 ac lot $92/sqft · 26% below area Est $282k · 26% 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 +14.1/30.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this inviting split-level residence tucked away in a quiet Stone Mountain cul-de-sac. This three-bedroom, two-bathroom home offers a versatile floor plan with 1,296 square feet of primary living space and a partially finished basement for additional storage or recreation. The main level features soaring vaulted ceilings and a spacious living area centered around a classic masonry fireplace. Prepare meals in the well-appointed kitchen, which flows into a dedicated dining space overlooking the expansive backyard. The primary suite serves as a private getaway with an ensuite bath, while two additional bedrooms offer ample space for a variety of needs. Outside, enjoy the privacy of a wooded lot with a rear deck perfect for outdoor relaxation. An attached two-car garage provides convenience and extra utility space.

Key facts

• Quiet cul-de-sac
• Masonry fireplace
• 0.32 acre lot

Tags

• SPLIT-LEVEL RESIDENCE
• QUIET CUL-DE-SAC
• PARTIALLY FINISHED BASEMENT
• MASONRY FIREPLACE
• WELL-APPOINTED KITCHEN
• DEDICATED DINING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $33 ($391/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 $204k (2.7% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 5.1% in Stone Mountain — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#11 in GA, #1,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools F, crime 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.
• Market conditions: Rents rising (+1.3%/yr); 249 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 122 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $210k implies a 356% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (median comp): $282,256
• List price: $209,900
• Delta: -25.63%
• 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
439 Orchard Dr	0.49mi	4/2.5 (+1)	2,275 (+0%)	4mo	$65,000	$29	66
709 Pepperwood Trl	0.14mi	3/2.5	1,988 (-12%)	7mo	$282,000	$142	65
730 Rockborough Dr	0.51mi	4/2.5 (+1)	2,173 (-4%)	1mo	$270,000	$124	61
5350 Rockbridge Rd	0.66mi	4/2.5 (+1)	2,280 (+0%)	1mo	$239,000	$105	61
366 O Brian Dr	0.57mi	4/2.0 (+1)	2,328 (+3%)	6mo	$275,000	$118	59
5322 Oshea Ln	0.74mi	4/2.5 (+1)	2,218 (-2%)	2mo	$297,000	$134	53
630 Pennylake Ct	0.43mi	4/3.0 (+1)	2,488 (+10%)	6mo	$310,000	$125	49
618 Rockborough Dr	0.71mi	4/2.5 (+1)	2,100 (-8%)	1mo	$265,000	$126	46
432 Rock Meadow Dr	0.68mi	4/2.5 (+1)	2,086 (-8%)	5mo	$297,000	$142	44
600 San Pablo Ct	0.67mi	4/2.0 (+1)	2,550 (+12%)	2mo	$169,900	$67	42
5242 Cindy Way	0.58mi	4/3.0 (+1)	1,956 (-14%)	2mo	$340,000	$174	39
5385 Martins Ln	0.72mi	4/2.5 (+1)	2,000 (-12%)	8mo	$220,000	$110	33

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-35,263
• Equity at exit: $31,297

10-year hold

• IRR: -13.0%
• Equity multiple: 0.30×
• Total profit: $-41,207
• Equity at exit: $18,148

Cash invested: $58,772 (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 30087

• Rents YoY: 1.3%
• Active inventory: 249
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$392 /mo · $4,709/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $33

Break-even live

Break-even rent $2,001

Max offer price $209,900

Occupancy floor 93%

Sensitivity live

Price	-10% $151	-5% $92	+0% $33	+5% $-27	+10% $-86
Rent	-10% $-129	-5% $-48	+0% $33	+5% $113	+10% $194
Rate	-1.0pp $138	-0.5pp $86	base $33	+0.5pp $-22	+1.0pp $-77

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
697 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1576	$1,650	$1.05	44d	1	0.09mi
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	23d	1	0.26mi
524 Julius Dr Stone Mountain, GA	3.0	2.0	1780	$1,795	$1.01	44d	1	0.69mi
5308 Omalley Ln Stone Mountain, GA	4.0	2.5	1950	$1,949	$1.00	44d	1	0.92mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	12d	1	0.93mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	4d	1	1.13mi
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	44d	1	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $209,900 Active 122 DOM
2. 2026-06-18
   days on market $209,900 Active 119 DOM
3. 2026-06-17
   days on market $209,900 Active 118 DOM
4. 2026-06-16
   days on market $209,900 Active 117 DOM
5. 2026-06-15
   statusdays on market $209,900 Active 116 DOM
6. 2026-06-13
   pricestatusdays on market $209,900 Price Change 114 DOM
7. 2026-06-09
   days on market $219,900 Active 110 DOM
8. 2026-06-08
   days on market $219,900 Active 109 DOM
9. 2026-06-07
   days on market $219,900 Active 108 DOM
10. 2026-06-04
    days on market $219,900 Active 105 DOM
11. 2026-06-03
    days on market $219,900 Active 104 DOM
12. 2026-06-02
    days on market $219,900 Active 103 DOM
13. 2026-06-01
    days on market $219,900 Active 102 DOM
14. 2026-05-31
    statusdays on market $219,900 Active 101 DOM
15. 2026-05-11
    price $224,900 830-char remark

    Show marketing remark (830 chars)

    Discover this inviting split-level residence tucked away in a quiet Stone Mountain cul-de-sac. This three-bedroom, two-bathroom home offers a versatile floor plan with 1,296 square feet of primary living space and a partially finished basement for additional storage or recreation. The main level features soaring vaulted ceilings and a spacious living area centered around a classic masonry fireplace. Prepare meals in the well-appointed kitchen, which flows into a dedicated dining space overlooking the expansive backyard. The primary suite serves as a private getaway with an ensuite bath, while two additional bedrooms offer ample space for a variety of needs. Outside, enjoy the privacy of a wooded lot with a rear deck perfect for outdoor relaxation. An attached two-car garage provides convenience and extra utility space.

16. 2026-04-18
    price $234,900 830-char remark

    Show marketing remark (830 chars)

    Discover this inviting split-level residence tucked away in a quiet Stone Mountain cul-de-sac. This three-bedroom, two-bathroom home offers a versatile floor plan with 1,296 square feet of primary living space and a partially finished basement for additional storage or recreation. The main level features soaring vaulted ceilings and a spacious living area centered around a classic masonry fireplace. Prepare meals in the well-appointed kitchen, which flows into a dedicated dining space overlooking the expansive backyard. The primary suite serves as a private getaway with an ensuite bath, while two additional bedrooms offer ample space for a variety of needs. Outside, enjoy the privacy of a wooded lot with a rear deck perfect for outdoor relaxation. An attached two-car garage provides convenience and extra utility space.

17. 2026-03-21
    price $249,900 830-char remark

    Show marketing remark (830 chars)

    Discover this inviting split-level residence tucked away in a quiet Stone Mountain cul-de-sac. This three-bedroom, two-bathroom home offers a versatile floor plan with 1,296 square feet of primary living space and a partially finished basement for additional storage or recreation. The main level features soaring vaulted ceilings and a spacious living area centered around a classic masonry fireplace. Prepare meals in the well-appointed kitchen, which flows into a dedicated dining space overlooking the expansive backyard. The primary suite serves as a private getaway with an ensuite bath, while two additional bedrooms offer ample space for a variety of needs. Outside, enjoy the privacy of a wooded lot with a rear deck perfect for outdoor relaxation. An attached two-car garage provides convenience and extra utility space.

18. 2026-02-19
    listed $254,900 New 830-char remark

    Show marketing remark (830 chars)

    Discover this inviting split-level residence tucked away in a quiet Stone Mountain cul-de-sac. This three-bedroom, two-bathroom home offers a versatile floor plan with 1,296 square feet of primary living space and a partially finished basement for additional storage or recreation. The main level features soaring vaulted ceilings and a spacious living area centered around a classic masonry fireplace. Prepare meals in the well-appointed kitchen, which flows into a dedicated dining space overlooking the expansive backyard. The primary suite serves as a private getaway with an ensuite bath, while two additional bedrooms offer ample space for a variety of needs. Outside, enjoy the privacy of a wooded lot with a rear deck perfect for outdoor relaxation. An attached two-car garage provides convenience and extra utility space.

19. 2013-09-30
    soldstatus $46,000
20. 2012-12-02
    historical
21. 2012-11-26
    soldstatus $46,000
22. 2012-07-03
    listed $39,900 New
23. 1999-10-13
    soldstatus $96,500
24. 1985-05-22
    soldstatus $73,400

ⓘ 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: $4,709 · $392/mo
• Projected year-2 tax: $4,709 · $392/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 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,503
• − Mortgage interest: −$11,758
• − Property taxes: −$4,709
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$6,106
• Taxable loss: −$3,039
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $1,120/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 — Stone Mountain

• Score: 79/100
• State rank: #11
• US rank: #1977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 130,941
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,977
• Household income: $96,491
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 22% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -228.39%
• Current HPI: 204.2122
• Rent YoY: ▲ 1.30%
• 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

+206.4% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $224,900 GAMLS
• 2026-04-18 Price Changed $234,900 GAMLS
• 2026-03-21 Price Changed $249,900 GAMLS
• 2026-02-19 Listed $254,900 GAMLS
• 2013-09-30 Sold (Public Records) $46,000 Public Records
• 2012-12-02 Listing Removed — GAMLS
• 2012-11-26 Sold (Public Records) $46,000 Public Records
• 2012-07-03 Listed $39,900 GAMLS
• 1999-10-13 Sold (Public Records) $96,500 Public Records
• 1985-05-22 Sold (Public Records) $73,400 Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,709 · +0.0% YoY. Source: county tax records.