6020 Regent Mnr · Stonecrest, GA 30058

$88,000

3 bd · 2.5 ba · 1,512 sqft · Condo public records · 147 Days on market

Built 1973 $58/sqft · at area comps Est $88k · at est. $210/mo HOA · 12% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• 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

roomy townhome in good condition. walk to bus, shopping. 5 min to. Property is rented. Great find for investors.

Key facts

• Townhome
• Shopping
• Walk to bus

Tags

• TOWNHOME
• GOOD CONDITION
• WALK TO BUS
• SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 B — 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 rising (+1.2%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $27k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $88k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.07% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.56%
• DSCR: 2.27
• GRM: 4.0

CMA / ARV

• ARV (median comp): $87,884
• List price: $88,000
• Delta: 0.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.81×
• Total profit: $19,989
• Equity at exit: $13,121

10-year hold

• IRR: 27.2%
• Equity multiple: 3.16×
• Total profit: $53,267
• Equity at exit: $7,609

Cash invested: $24,640 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$461
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$37
• HOA: −$210
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $586

Break-even live

Break-even rent $1,077

Max offer price $88,000

Occupancy floor 63%

Sensitivity live

Price	-10% $636	-5% $611	+0% $586	+5% $561	+10% $537
Rent	-10% $443	-5% $514	+0% $586	+5% $658	+10% $730
Rate	-1.0pp $631	-0.5pp $609	base $586	+0.5pp $564	+1.0pp $540

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5975 Hillvale Trl Lithonia, GA	3.0	2.0	1616	$1,900	$1.18	44d	1	0.03mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	44d	1	0.03mi
6067 Regent Mnr Lithonia, GA	3.0	2.5	1524	$1,700	$1.12	44d	1	0.13mi
2770 Field Spring Dr Lithonia, GA	4.0	2.5	2242	$1,995	$0.89	44d	1	0.30mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	5d	1	0.32mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,600	$1.43	44d	1	0.39mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	22d	1	0.45mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.46mi
6256 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	990	$1,599	$1.62	44d	1	0.46mi
6414 Shalks Crossing Dr Lithonia, GA	3.0	2.5	1580	$2,050	$1.30	5d	1	0.47mi
416 Hillandale Park Dr Lithonia, GA	3.0	2.5	1742	$1,759	$1.01	44d	1	0.52mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	19d	1	0.55mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,733	$1.55	0d	11	0.56mi
564 Hillandale Park Dr Lithonia, GA	2.0	2.0	1150	$2,250	$1.96	44d	1	0.58mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.65mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.65mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	25d	1	0.66mi
5873 Keystone Ln Lithonia, GA	3.0	2.5	1986	$2,100	$1.06	19d	1	0.66mi
5873 Keystone Ln Lithonia, GA	3.0	2.5	1986	$2,100	$1.06	44d	1	0.66mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	22d	1	0.66mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.72mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	3d	1	0.73mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	44d	1	0.75mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	25d	1	0.80mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	0.81mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.82mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.84mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.86mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.86mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.88mi
6229 Creekford Ln Lithonia, GA	3.0	2.0	2086	$1,860	$0.89	0d	1	0.88mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	0d	14	0.89mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.91mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	18d	1	0.91mi
6249 Creekford Ln Lithonia, GA	3.0	2.5	1352	$1,586	$1.17	44d	1	0.91mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.91mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	44d	1	0.91mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.91mi
6272 Creekford Dr Lithonia, GA	3.0	2.0	1200	$1,650	$1.38	5d	1	0.91mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	2d	1	0.92mi

HOA detail condo

• Monthly dues: $210 · $2,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $88,000 Active 147 DOM
2. 2026-06-17
   days on market $88,000 Active 146 DOM
3. 2026-06-16
   days on market $88,000 Active 145 DOM
4. 2026-06-15
   days on market $88,000 Active 144 DOM
5. 2026-06-13
   days on market $88,000 Active 142 DOM
6. 2026-06-09
   days on market $88,000 Active 138 DOM
7. 2026-06-08
   days on market $88,000 Active 137 DOM
8. 2026-06-07
   days on market $88,000 Active 136 DOM
9. 2026-06-04
   days on market $88,000 Active 133 DOM
10. 2026-06-03
    days on market $88,000 Active 132 DOM
11. 2026-06-02
    days on market $88,000 Active 131 DOM
12. 2026-06-01
    days on market $88,000 Active 130 DOM
13. 2026-05-31
    days on market $88,000 Active 129 DOM
14. 2026-05-19
    price $88,000 112-char remark

    Show marketing remark (112 chars)

    roomy townhome in good condition. walk to bus, shopping. 5 min to. Property is rented. Great find for investors.

15. 2026-05-18
    price $88,000 112-char remark

    Show marketing remark (112 chars)

    roomy townhome in good condition. walk to bus, shopping. 5 min to. Property is rented. Great find for investors.

16. 2026-04-28
    price $93,000 112-char remark

    Show marketing remark (112 chars)

    roomy townhome in good condition. walk to bus, shopping. 5 min to. Property is rented. Great find for investors.

17. 2026-04-28
    price $93,000 112-char remark

    Show marketing remark (112 chars)

    roomy townhome in good condition. walk to bus, shopping. 5 min to. Property is rented. Great find for investors.

18. 2026-02-09
    price $98,000 112-char remark

    Show marketing remark (112 chars)

    roomy townhome in good condition. walk to bus, shopping. 5 min to. Property is rented. Great find for investors.

19. 2026-02-09
    price $98,000 112-char remark

    Show marketing remark (112 chars)

    roomy townhome in good condition. walk to bus, shopping. 5 min to. Property is rented. Great find for investors.

20. 2026-01-22
    listed $115,000 New 112-char remark

    Show marketing remark (112 chars)

    roomy townhome in good condition. walk to bus, shopping. 5 min to. Property is rented. Great find for investors.

21. 2026-01-22
    listed $115,000 Active 112-char remark

    Show marketing remark (112 chars)

    roomy townhome in good condition. walk to bus, shopping. 5 min to. Property is rented. Great find for investors.

22. 2020-06-23
    soldstatus $44,000
23. 2020-06-18
    soldstatus $44,000 Sold
24. 2020-05-13
    status Under Contract
25. 2020-03-19
    listed $48,000 New
26. 2018-12-29
    historical
27. 2018-07-13
    price $58,900
28. 2018-06-27
    listed $62,900 New
29. 2017-05-17
    soldstatus $24,200
30. 2013-06-28
    soldstatus $40,000
31. 2012-09-25
    soldstatus $18,500
32. 1986-02-04
    soldstatus $45,000
33. 1980-12-19
    soldstatus $42,100
34. 1980-11-10
    soldstatus $29,600

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,709 · $142/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 · 20 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: $21,827
• − Mortgage interest: −$4,929
• − Property taxes: −$1,709
• − Insurance: −$440
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$2,520
• − Depreciation: −$2,560
• Taxable income: $6,176
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,554/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

• Census place: Stonecrest, GA
• 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

+197.3% since first listed

21 events — show timeline

• 2026-05-19 Price Changed $88,000 GAMLS
• 2026-05-18 Price Changed $88,000 FMLS
• 2026-04-28 Price Changed $93,000 FMLS
• 2026-04-28 Price Changed $93,000 GAMLS
• 2026-02-09 Price Changed $98,000 GAMLS
• 2026-02-09 Price Changed $98,000 FMLS
• 2026-01-22 Listed $115,000 FMLS
• 2026-01-22 Listed $115,000 GAMLS
• 2020-06-23 Sold (Public Records) $44,000 Public Records
• 2020-06-18 Sold (MLS) $44,000 GAMLS
• 2020-05-13 Pending — GAMLS
• 2020-03-19 Listed $48,000 GAMLS
• 2018-12-29 Listing Removed — GAMLS
• 2018-07-13 Price Changed $58,900 GAMLS
• 2018-06-27 Listed $62,900 GAMLS
• 2017-05-17 Sold (Public Records) $24,200 Public Records
• 2013-06-28 Sold (Public Records) $40,000 Public Records
• 2012-09-25 Sold (Public Records) $18,500 Public Records
• 1986-02-04 Sold (Public Records) $45,000 Public Records
• 1980-12-19 Sold (Public Records) $42,100 Public Records
• 1980-11-10 Sold (Public Records) $29,600 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,709 · -17.4% YoY. Source: county tax records.