3798 Radcliffe Blvd · Stonecrest, GA 30034

$199,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 58 Days on market

Built 1973 0.35 ac lot $128/sqft · 29% below area Est $280k · 29% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +4.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-story ranch in a quiet Decatur neighborhood! This 3-bedroom, 2-bath home features an open floor plan, spacious living areas, modern kitchen with appliances included, and a covered patio perfect for entertaining. Conveniently located near schools, shopping, and highways. Buyer and agent to verify all information, including square footage, lot size, taxes, and school assignments.

Key facts

• Open floor plan
• Single-story ranch
• Covered patio

Tags

• SINGLE-STORY RANCH
• OPEN FLOOR PLAN
• MODERN KITCHEN
• COVERED PATIO
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $75 ($901/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 rising (+2.2%/yr); 353 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 39% of the median local income ($64k/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 $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 58 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $200k implies a 283% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 8.1

CMA / ARV

• ARV (median comp): $280,384
• List price: $199,900
• Delta: -28.70%
• 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
3611 Concordia Rd	0.46mi	3/2.0	1,498 (-4%)	5mo	$238,000	$159	68
3633 Emerald Pt	0.56mi	3/2.0	1,530 (-2%)	7mo	$215,000	$141	65
3527 Lehigh Way	0.62mi	3/2.0	1,500 (-4%)	5mo	$215,000	$143	61
3640 Sapphire Ct	0.56mi	3/2.0	1,617 (+4%)	10mo	$220,900	$137	60
4094 Colgate Way	0.33mi	3/2.0	1,721 (+10%)	10mo	$285,000	$166	59
3519 Lehigh Way	0.61mi	3/2.5	1,644 (+5%)	3mo	$198,000	$120	58
3988 Chimney Ridge Dr	0.55mi	3/2.5	1,630 (+4%)	9mo	$250,000	$153	57
3887 Mcgill Ln	0.43mi	3/1.0	1,392 (-11%)	9mo	$225,000	$162	51
3951 Mcgill Dr	0.53mi	4/3.0 (+1)	1,705 (+9%)	6mo	$198,000	$116	46
3800 Skidmore Dr	0.42mi	4/3.0 (+1)	1,775 (+14%)	8mo	$280,000	$158	42
3897 Mcgill Dr	0.64mi	3/3.0	1,738 (+11%)	10mo	$230,000	$132	39
4093 Chapel Mill Bnd	0.68mi	3/2.0	1,778 (+14%)	9mo	$264,900	$149	37

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-29,159
• Equity at exit: $29,806

10-year hold

• IRR: -7.5%
• Equity multiple: 0.54×
• Total profit: $-25,474
• Equity at exit: $17,284

Cash invested: $55,972 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$412 /mo · $4,943/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $75

Break-even live

Break-even rent $1,954

Max offer price $199,900

Occupancy floor 91%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3856 Radcliffe Blvd Decatur, GA	4.0	3.0	1968	$1,995	$1.01	44d	1	0.13mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	0.54mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	44d	1	0.54mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	44d	1	0.54mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	0.54mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	0.54mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	44d	1	0.54mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	44d	1	0.55mi
3577 Brycewood Dr Decatur, GA	3.0	2.5	1501	$1,950	$1.30	44d	1	0.55mi
3924 Chimney Ridge Ct Ellenwood, GA	3.0	2.0	1252	$2,000	$1.60	44d	1	0.64mi
4068 Day Trl S Ellenwood, GA	4.0	2.0	1836	$2,100	$1.14	5d	1	0.77mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	44d	1	0.83mi
4061 Faron Ct Ellenwood, GA	4.0	2.0	2184	$2,195	$1.01	13d	1	0.85mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,761	$1.59	2d	18	0.96mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	44d	1	1.12mi
3477 Shepherds Path Decatur, GA	2.0	2.0	1200	$1,200	$1.00	44d	1	1.14mi
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	15d	1	1.37mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	44d	1	1.48mi
4229 Catalpa Park Ellenwood, GA	3.0	2.0	1280	$1,675	$1.31	44d	1	1.49mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	44d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $199,900 Active 58 DOM
2. 2026-06-17
   days on market $199,900 Active 57 DOM
3. 2026-06-16
   days on market $199,900 Active 56 DOM
4. 2026-06-15
   statusdays on market $199,900 Active 55 DOM
5. 2026-06-13
   pricedays on market $199,900 Price Change 53 DOM
6. 2026-06-09
   days on market $209,900 Price Change 49 DOM
7. 2026-06-08
   pricestatusdays on market $209,900 Price Change 48 DOM
8. 2026-06-07
   days on market $219,900 Active 47 DOM
9. 2026-06-04
   days on market $219,900 Active 44 DOM
10. 2026-06-03
    days on market $219,900 Active 43 DOM
11. 2026-06-02
    statusdays on market $219,900 Active 42 DOM
12. 2026-06-01
    days on market $219,900 Back On Market 41 DOM
13. 2026-05-31
    statusdays on market $219,900 Back On Market 40 DOM
14. 2026-05-12
    status Under Contract 396-char remark

    Show marketing remark (396 chars)

    Charming single-story ranch in a quiet Decatur neighborhood! This 3-bedroom, 2-bath home features an open floor plan, spacious living areas, modern kitchen with appliances included, and a covered patio perfect for entertaining. Conveniently located near schools, shopping, and highways. Buyer and agent to verify all information, including square footage, lot size, taxes, and school assignments.

15. 2026-04-03
    listed $219,900 New 396-char remark

    Show marketing remark (396 chars)

    Charming single-story ranch in a quiet Decatur neighborhood! This 3-bedroom, 2-bath home features an open floor plan, spacious living areas, modern kitchen with appliances included, and a covered patio perfect for entertaining. Conveniently located near schools, shopping, and highways. Buyer and agent to verify all information, including square footage, lot size, taxes, and school assignments.

16. 1992-03-01
    soldstatus $52,200
17. 1981-02-03
    soldstatus $39,900

ⓘ 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: $4,943 · $412/mo
• Projected year-2 tax: $4,943 · $412/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 6/10 Major 7 d/yr ≥106°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: $24,585
• − Mortgage interest: −$11,198
• − Property taxes: −$4,943
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$5,815
• Taxable loss: −$2,303
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $1,453/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): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+451.1% since first listed

4 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-04-03 Listed $219,900 GAMLS
• 1992-03-01 Sold (Public Records) $52,200 Public Records
• 1981-02-03 Sold (Public Records) $39,900 Public Records

Property tax history

+8.7%/yr

Latest (2025): $4,943 · +4.9% YoY. Source: county tax records.