2836 Thompson Cir · Stonecrest, GA 30034

$159,900

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 39 Days on market

Built 1940 0.27 ac lot $157/sqft · 30% below area Est $228k · 30% 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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +5.1/10.0
• 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

Located on a quiet street in Decatur with NO HOA...Cozy with 2 large bdrm, 1bath with a 10x20ft storage/workshop in crawlspace/basement area.. Sitting on over 1/3 acre it has large front, back and side yards w/ a fenced-in doggie run in the back. Partial enclosed carport. Drive-bys welcome...But PLEASE do not disturb tenants. Shown by appointment only. Tenant has been there many years and is willing to stay. House sold as-is. Cash or 3rd Party Funding...Owner Is Not Offering Financing *Images were taken prior to tenant

Key facts

• Large front yard
• Fenced-in doggie run
• Large back yard

Tags

• 10X20FT STORAGE
• FENCED-IN DOGGIE RUN
• PARTIAL ENCLOSED CARPORT
• LARGE FRONT YARD
• LARGE BACK YARD
• LARGE SIDE YARD

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank sewer; 220-volt electrical service
• Home design: One level; Resale property
• Construction: Brick construction; Shingle roof; Foundation: see remarks
• Exterior features: Private yard; Back yard fencing; Paved road frontage

Interior

• Kitchen: Cabinet stain finish; Dishwasher; Electric range; Refrigerator
• Bedrooms: Two main-level bedrooms; Split bedroom plan
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Central heating; Central air
• Interior features: Other interior features; No common walls; Exterior-entry basement; Workshop
• Laundry & utility: Laundry in hall; Electric water heater

🏷️ Possibly a rental listed for sale. The $159,900 price doesn't fit this home's estimated sale value (~$227,800) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Zoned schools: Browns Mill Elementary School (math 5% / reading 24%, grade F, #988 of 1,228 statewide, top 81%, 383 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 (+2.2%/yr); 353 active listings in the ZIP; 11 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).
• This rent runs 31% 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 $5k 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 39 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago 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.
• Current owner paid $110k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1940 — 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: 1.04% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 8.0

CMA / ARV

• ARV (median comp): $227,800
• List price: $159,900
• Delta: -29.81%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4449 Thompson Mill Rd	0.10mi	3/2.0 (+1)	1,008 (-1%)	18mo	$247,300	$245	69
4360 Pleasant Forest Dr	0.68mi	3/2.5 (+1)	1,125 (+10%)	12mo	$240,000	$213	30

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-21,369
• Equity at exit: $23,842

10-year hold

• IRR: -5.8%
• Equity multiple: 0.64×
• Total profit: $-16,231
• Equity at exit: $13,825

Cash invested: $44,772 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$839
• Tax from tax record: −$318 /mo · $3,819/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $91

Break-even live

Break-even rent $1,549

Max offer price $159,900

Occupancy floor 90%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	1d	1	0.20mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,088	$1.08	1d	4	0.76mi
3122 Northchester Pl Lithonia, GA	1.0	1.0	1281	$1,350	$1.05	43d	1	0.78mi
10 Friendly Hills Dr Decatur, GA	2.0	2.0	994	$1,534	$1.54	24d	1	0.82mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	24d	1	0.83mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	1.05mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	1.08mi
2577 Terrace Trl Decatur, GA	2.0	2.5	821	$1,795	$2.19	43d	1	1.24mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	20d	1	1.25mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	43d	1	1.26mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	1d	18	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $159,900 Active 39 DOM
2. 2026-06-17
   days on market $159,900 Active 38 DOM
3. 2026-06-16
   days on market $159,900 Active 37 DOM
4. 2026-06-15
   days on market $159,900 Active 36 DOM
5. 2026-06-13
   days on market $159,900 Active 34 DOM
6. 2026-06-09
   days on market $159,900 Active 30 DOM
7. 2026-06-08
   days on market $159,900 Active 29 DOM
8. 2026-06-07
   days on market $159,900 Active 28 DOM
9. 2026-06-04
   days on market $159,900 Active 25 DOM
10. 2026-06-03
    days on market $159,900 Active 24 DOM
11. 2026-06-02
    days on market $159,900 Active 23 DOM
12. 2026-06-01
    days on market $159,900 Active 22 DOM
13. 2026-05-31
    days on market $159,900 Active 21 DOM
14. 2026-05-09
    listed $159,900 Active 535-char remark

    Show marketing remark (535 chars)

    Located on a quiet street in Decatur with NO HOA...Cozy with 2 large bdrm, 1bath with a 10x20ft storage/workshop in crawlspace/basement area.. Sitting on over 1/3 acre it has large front, back and side yards w/ a fenced-in doggie run in the back. Partial enclosed carport. Drive-bys welcome...But PLEASE do not disturb tenants. Shown by appointment only. Tenant has been there many years and is willing to stay. House sold as-is. Cash or 3rd Party Funding...Owner Is Not Offering Financing *Images were taken prior to tenant

15. 2026-05-09
    listed $159,900 New 535-char remark

    Show marketing remark (535 chars)

    Located on a quiet street in Decatur with NO HOA...Cozy with 2 large bdrm, 1bath with a 10x20ft storage/workshop in crawlspace/basement area.. Sitting on over 1/3 acre it has large front, back and side yards w/ a fenced-in doggie run in the back. Partial enclosed carport. Drive-bys welcome...But PLEASE do not disturb tenants. Shown by appointment only. Tenant has been there many years and is willing to stay. House sold as-is. Cash or 3rd Party Funding...Owner Is Not Offering Financing *Images were taken prior to tenant

16. 2021-01-29
    soldstatus $110,000
17. 2019-06-20
    soldstatus $117,500
18. 2019-06-12
    soldstatus $117,500 Closed

    Show marketing remark (203 chars)

    Fully renovated home, with new windows, appliances, cabinets and more. Move in ready. Motivated seller. Investor owned. Information deemed reliable but not guaranteed. Buyer must confirm all information.

19. 2019-06-04
    status Pending

    Show marketing remark (203 chars)

    Fully renovated home, with new windows, appliances, cabinets and more. Move in ready. Motivated seller. Investor owned. Information deemed reliable but not guaranteed. Buyer must confirm all information.

20. 2019-03-10
    listed $119,000 Active

    Show marketing remark (203 chars)

    Fully renovated home, with new windows, appliances, cabinets and more. Move in ready. Motivated seller. Investor owned. Information deemed reliable but not guaranteed. Buyer must confirm all information.

21. 2019-01-04
    historical
22. 2018-09-11
    listed $124,999 New
23. 2003-12-08
    soldstatus $50,000
24. 1985-04-19
    soldstatus $31,400

ⓘ 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: $3,819 · $318/mo
• Projected year-2 tax: $3,819 · $318/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 ≥105°F today · 17 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: $19,968
• − Mortgage interest: −$8,957
• − Property taxes: −$3,819
• − Insurance: −$800
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$4,652
• Taxable loss: −$1,454
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,443/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

+409.2% since first listed

11 events — show timeline

• 2026-05-09 Listed $159,900 FMLS
• 2026-05-09 Listed $159,900 GAMLS
• 2021-01-29 Sold (Public Records) $110,000 Public Records
• 2019-06-20 Sold (Public Records) $117,500 Public Records
• 2019-06-12 Sold (MLS) $117,500 FMLS
• 2019-06-04 Pending — FMLS
• 2019-03-10 Listed $119,000 FMLS
• 2019-01-04 Listing Removed — GAMLS
• 2018-09-11 Listed $124,999 GAMLS
• 2003-12-08 Sold (Public Records) $50,000 Public Records
• 1985-04-19 Sold (Public Records) $31,400 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,819 · +5.9% YoY. Source: county tax records.