2568 Walden Lake Dr · Stonecrest, GA 30035

$195,000

3 bd · 2.5 ba · 1,304 sqft · Condo public records · 157 Days on market

Built 2004 $150/sqft · at area comps Est $190k · at est. $170/mo HOA · 8% of rent

---

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).

• Cash flow +15.4/30.0
• ARV discount +6.2/15.0
• 1% rule +5.6/10.0
• DSCR +4.7/10.0
• 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

Excellent investment opportunity. This tenant-occupied townhome is located in the desirable gated Walden Lake community in Decatur and offers a functional and comfortable layout. The main level features a flexible floor plan, including a front sitting room ideal for a home office or additional living space, a spacious living room, a well-appointed kitchen, and a half bathroom. The kitchen and bathrooms are finished with stone countertops, reflecting thoughtful upgrades throughout the home. Recent updates include Luxury Vinyl Plank (LVP) flooring throughout both levels, installed approximately two years ago, along with updated toilets and major appliances, adding convenience and long-term value. The upper level includes three bedrooms and two full bathrooms, highlighted by a primary suite with a private en-suite bath. The layout provides privacy and a clear separation between living and sleeping areas. Conveniently located with easy access to major highways, nearby colleges, public transportation, shopping, dining, and everyday amenities, this property offers stability and strong long-term potential for investors seeking a well-located, low-maintenance rental.

Key facts

• Gated community
• Recent updates
• Marble countertops

Tags

• GATED COMMUNITY
• FLEXIBLE FLOOR PLAN
• WELL APPOINTED KITCHEN
• MARBLE COUNTERTOPS
• RECENT UPDATES
• PRIVATE EN SUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $76 ($912/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 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: Fairington Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 546 students, 100% FRL); Miller Grove Middle School (math 8% / reading 18%, grade F, #410 of 470 statewide, top 87%, 722 students, 100% FRL); Miller Grove High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 1,188 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 24% district-wide (-17 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 187 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 37% of the median local income ($67k/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 157 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.06% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 7.8

CMA / ARV

• ARV (median comp): $189,704
• List price: $195,000
• Delta: 2.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-30,948
• Equity at exit: $29,075

10-year hold

• IRR: -13.0%
• Equity multiple: 0.32×
• Total profit: $-37,172
• Equity at exit: $16,860

Cash invested: $54,600 (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: 187
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$289 /mo · $3,474/yr
• Insurance: −$81
• HOA: −$170
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $76

Break-even live

Break-even rent $1,979

Max offer price $195,000

Occupancy floor 91%

Sensitivity live

Price	-10% $186	-5% $131	+0% $76	+5% $21	+10% $-34
Rent	-10% $-88	-5% $-6	+0% $76	+5% $158	+10% $240
Rate	-1.0pp $174	-0.5pp $126	base $76	+0.5pp $25	+1.0pp $-26

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	45d	1	0.04mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	45d	1	0.04mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	45d	1	0.19mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	22d	1	0.19mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	45d	1	0.20mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	45d	1	0.24mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	45d	1	0.26mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	14d	1	0.28mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	26d	1	0.28mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	4d	1	0.28mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	14d	1	0.29mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	14d	1	0.32mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	45d	1	0.43mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	3d	18	0.45mi
4926 Windsor Downs Ln Decatur, GA	4.0	3.5	1675	$1,000	$0.60	0d	1	0.65mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	45d	1	0.70mi
10 Friendly Hills Dr Decatur, GA	2.0	2.0	994	$1,534	$1.54	26d	1	0.71mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	22d	1	0.77mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	3d	1	0.89mi
5049 Donnell Way Decatur, GA	3.0	2.0	1566	$1,923	$1.23	45d	1	0.94mi
2314 Hampton Dr Decatur, GA	3.0	3.0	1600	$2,030	$1.27	45d	1	0.95mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	4d	1	0.99mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	1d	1	0.99mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	26d	1	1.01mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	1d	1	1.07mi
4421 Wellington Ter Decatur, GA	3.0	2.5	1704	$1,880	$1.10	0d	1	1.14mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,233	$1.22	0d	3	1.20mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	45d	1	1.26mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	26d	1	1.27mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	45d	1	1.31mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	45d	1	1.33mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	45d	1	1.42mi
5301 W Fairington Pkwy Lithonia, GA	1.0–3.0	1.0–2.0	1020	$1,946	$1.91	3d	37	1.45mi
1000 Hidden Chase Stone Mountain, GA	1.0–3.0	1.0–2.0	1185	$1,510	$1.27	7d	1	1.48mi
2153 Scarbrough Rd Stone Mountain, GA	3.0	2.0	1188	$1,640	$1.38	45d	1	1.49mi

HOA detail condo

• Monthly dues: $170 · $2,040/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $195,000 Active 157 DOM
2. 2026-06-18
   days on market $195,000 Active 154 DOM
3. 2026-06-17
   days on market $195,000 Active 153 DOM
4. 2026-06-16
   days on market $195,000 Active 152 DOM
5. 2026-06-15
   days on market $195,000 Active 151 DOM
6. 2026-06-13
   days on market $195,000 Active 149 DOM
7. 2026-06-09
   days on market $195,000 Active 145 DOM
8. 2026-06-08
   days on market $195,000 Active 144 DOM
9. 2026-06-07
   days on market $195,000 Active 143 DOM
10. 2026-06-04
    days on market $195,000 Active 140 DOM
11. 2026-06-03
    days on market $195,000 Active 139 DOM
12. 2026-06-02
    days on market $195,000 Active 138 DOM
13. 2026-06-01
    days on market $195,000 Active 137 DOM
14. 2026-05-31
    days on market $195,000 Active 136 DOM
15. 2026-03-10
    price $195,000 1189-char remark

    Show marketing remark (1189 chars)

    Excellent investment opportunity. This tenant-occupied townhome is located in the desirable gated Walden Lake community in Decatur and offers a functional and comfortable layout. The main level features a flexible floor plan, including a front sitting room ideal for a home office or additional living space, a spacious living room, a well-appointed kitchen, and a half bathroom. The kitchen and bathrooms are finished with stone countertops, reflecting thoughtful upgrades throughout the home. Recent updates include Luxury Vinyl Plank (LVP) flooring throughout both levels, installed approximately two years ago, along with updated toilets and major appliances, adding convenience and long-term value. The upper level includes three bedrooms and two full bathrooms, highlighted by a primary suite with a private en-suite bath. The layout provides privacy and a clear separation between living and sleeping areas. Conveniently located with easy access to major highways, nearby colleges, public transportation, shopping, dining, and everyday amenities, this property offers stability and strong long-term potential for investors seeking a well-located, low-maintenance rental.

16. 2026-03-10
    price $195,000 1189-char remark

    Show marketing remark (1189 chars)

    Excellent investment opportunity. This tenant-occupied townhome is located in the desirable gated Walden Lake community in Decatur and offers a functional and comfortable layout. The main level features a flexible floor plan, including a front sitting room ideal for a home office or additional living space, a spacious living room, a well-appointed kitchen, and a half bathroom. The kitchen and bathrooms are finished with stone countertops, reflecting thoughtful upgrades throughout the home. Recent updates include Luxury Vinyl Plank (LVP) flooring throughout both levels, installed approximately two years ago, along with updated toilets and major appliances, adding convenience and long-term value. The upper level includes three bedrooms and two full bathrooms, highlighted by a primary suite with a private en-suite bath. The layout provides privacy and a clear separation between living and sleeping areas. Conveniently located with easy access to major highways, nearby colleges, public transportation, shopping, dining, and everyday amenities, this property offers stability and strong long-term potential for investors seeking a well-located, low-maintenance rental.

17. 2026-01-15
    listed $215,000 New 1189-char remark

    Show marketing remark (1189 chars)

    Excellent investment opportunity. This tenant-occupied townhome is located in the desirable gated Walden Lake community in Decatur and offers a functional and comfortable layout. The main level features a flexible floor plan, including a front sitting room ideal for a home office or additional living space, a spacious living room, a well-appointed kitchen, and a half bathroom. The kitchen and bathrooms are finished with stone countertops, reflecting thoughtful upgrades throughout the home. Recent updates include Luxury Vinyl Plank (LVP) flooring throughout both levels, installed approximately two years ago, along with updated toilets and major appliances, adding convenience and long-term value. The upper level includes three bedrooms and two full bathrooms, highlighted by a primary suite with a private en-suite bath. The layout provides privacy and a clear separation between living and sleeping areas. Conveniently located with easy access to major highways, nearby colleges, public transportation, shopping, dining, and everyday amenities, this property offers stability and strong long-term potential for investors seeking a well-located, low-maintenance rental.

18. 2026-01-15
    listed $215,000 Active 1189-char remark

    Show marketing remark (1189 chars)

    Excellent investment opportunity. This tenant-occupied townhome is located in the desirable gated Walden Lake community in Decatur and offers a functional and comfortable layout. The main level features a flexible floor plan, including a front sitting room ideal for a home office or additional living space, a spacious living room, a well-appointed kitchen, and a half bathroom. The kitchen and bathrooms are finished with stone countertops, reflecting thoughtful upgrades throughout the home. Recent updates include Luxury Vinyl Plank (LVP) flooring throughout both levels, installed approximately two years ago, along with updated toilets and major appliances, adding convenience and long-term value. The upper level includes three bedrooms and two full bathrooms, highlighted by a primary suite with a private en-suite bath. The layout provides privacy and a clear separation between living and sleeping areas. Conveniently located with easy access to major highways, nearby colleges, public transportation, shopping, dining, and everyday amenities, this property offers stability and strong long-term potential for investors seeking a well-located, low-maintenance rental.

19. 2021-11-23
    soldstatus $180,000 Closed
20. 2021-11-23
    soldstatus $180,000 Sold
21. 2021-10-23
    status Under Contract
22. 2021-10-23
    status Pending
23. 2021-10-15
    listed $168,300 New
24. 2021-10-15
    listed $168,300 Active
25. 2021-08-26
    soldstatus $158,886

ⓘ 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: $3,474 · $289/mo
• Projected year-2 tax: $3,474 · $289/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 ≥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: $24,902
• − Mortgage interest: −$10,923
• − Property taxes: −$3,474
• − Insurance: −$975
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − HOA: −$2,040
• − Depreciation: −$5,673
• Taxable loss: −$2,167
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $1,432/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

+22.7% since first listed

11 events — show timeline

• 2026-03-10 Price Changed $195,000 GAMLS
• 2026-03-10 Price Changed $195,000 FMLS
• 2026-01-15 Listed $215,000 FMLS
• 2026-01-15 Listed $215,000 GAMLS
• 2021-11-23 Sold (MLS) $180,000 GAMLS
• 2021-11-23 Sold (MLS) $180,000 FMLS
• 2021-10-23 Pending — GAMLS
• 2021-10-23 Pending — FMLS
• 2021-10-15 Listed $168,300 GAMLS
• 2021-10-15 Listed $168,300 FMLS
• 2021-08-26 Sold (Public Records) $158,886 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,474 · +1.6% YoY. Source: county tax records.