4281 Arcadia Dr · Stonecrest, GA 30034

$174,530

3 bd · 4.5 ba · 1,675 sqft · Townhouse public records · 126 Days on market

Built 2023 Fair condition 2,178 sqft lot $104/sqft · 35% below area Est $270k · 35% under ↓ 34% since listing

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.8/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• Built 2023
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 3-bed/4.5-bath townhouse listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 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; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $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 126 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $153,586 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (median comp): $270,335
• List price: $174,530
• Delta: -35.44%
• 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
4282 Callum Ct	0.10mi	3/2.5	1,675 (0%)	2mo	$232,000	$139	85
4277 Arcadia Dr	0.01mi	3/2.5	1,611 (-4%)	13mo	$281,850	$175	74
4279 Arcadia Dr #2	0.00mi	3/2.5	1,611 (-4%)	18mo	$290,200	$180	70
4288 Callum Ct	0.10mi	3/2.5	1,611 (-4%)	15mo	$277,300	$172	68
4284 Callum Ct	0.10mi	3/2.5	1,611 (-4%)	17mo	$277,300	$172	67
2631 Axel Rdg #40	0.05mi	3/2.5	1,611 (-4%)	20mo	$289,000	$179	67
4292 Callum Ct	0.11mi	3/2.5	1,611 (-4%)	17mo	$277,800	$172	67
4290 Callum Ct	0.10mi	3/2.5	1,611 (-4%)	17mo	$278,200	$173	67
4294 Callum Ct	0.11mi	3/2.5	1,611 (-4%)	17mo	$280,200	$174	67
4278 Cullum Ct #39	0.10mi	3/2.5	1,611 (-4%)	20mo	$289,700	$180	64
4280 Cullum Ct #38	0.10mi	3/2.5	1,611 (-4%)	21mo	$287,300	$178	64
4532 Golf Vista Cir	0.47mi	3/2.5	1,500 (-10%)	17mo	$105,000	$70	38

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-7,115
• Equity at exit: $26,023

10-year hold

• IRR: 4.8%
• Equity multiple: 1.34×
• Total profit: $16,615
• Equity at exit: $15,090

Cash invested: $48,868 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$915
• Tax from tax record: −$287 /mo · $3,441/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $358

Break-even live

Break-even rent $1,614

Max offer price $174,530

Occupancy floor 78%

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: $43,632
• Closing costs: $5,236
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	43d	1	0.07mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	43d	1	0.11mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	43d	1	0.11mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,235	$1.22	2d	4	0.12mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	24d	1	0.36mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	43d	1	0.77mi
4116 Snapfinger Way Decatur, GA	4.0	2.0	1334	$1,719	$1.29	43d	1	0.78mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,600	$1.43	24d	1	0.79mi
2347 Greenway Dr Decatur, GA	3.0	2.0	1200	$1,975	$1.65	24d	1	0.82mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	43d	1	0.82mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	24d	1	0.84mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	2d	1	0.93mi
4010 Emerald Lake Dr Decatur, GA	2.0	2.0	1177	$1,500	$1.27	43d	1	1.01mi
2248 Emerald Springs Dr Decatur, GA	3.0	2.0	1918	$1,870	$0.97	43d	1	1.18mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	1d	1	1.19mi
4085 Canby Ln Decatur, GA	4.0	2.0	1400	$1,650	$1.18	43d	1	1.19mi
4033 Emerald North Cir Decatur, GA	4.0	2.5	2000	$2,061	$1.03	17d	1	1.20mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	3d	1	1.23mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	43d	1	1.25mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	1.29mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	1.32mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	43d	1	1.33mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	12d	1	1.33mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	12d	1	1.34mi
4111 Northstrand Dr Decatur, GA	3.0	3.0	2173	$2,031	$0.93	12d	1	1.35mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	43d	1	1.36mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	12d	1	1.37mi
4066 Marble Arch Ct Decatur, GA	3.0	2.0	1344	$1,800	$1.34	43d	1	1.39mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	43d	1	1.45mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	20d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $174,530 Active 126 DOM
2. 2026-06-17
   days on market $174,530 Active 125 DOM
3. 2026-06-16
   days on market $174,530 Active 124 DOM
4. 2026-06-15
   days on market $174,530 Active 123 DOM
5. 2026-06-13
   days on market $174,530 Active 121 DOM
6. 2026-06-09
   days on market $174,530 Active 117 DOM
7. 2026-06-08
   days on market $174,530 Active 116 DOM
8. 2026-06-07
   days on market $174,530 Active 115 DOM
9. 2026-06-04
   days on market $174,530 Active 112 DOM
10. 2026-06-03
    days on market $174,530 Active 111 DOM
11. 2026-06-02
    days on market $174,530 Active 110 DOM
12. 2026-06-01
    days on market $174,530 Active 109 DOM
13. 2026-05-31
    days on market $174,530 Active 108 DOM
14. 2026-04-16
    price $174,530 245-char remark

    Show marketing remark (245 chars)

    Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

15. 2026-02-11
    listed $202,680 Active 245-char remark

    Show marketing remark (245 chars)

    Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

16. 2026-02-11
    historical

    Show marketing remark (245 chars)

    Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

17. 2026-01-07
    price $249,999
18. 2025-10-10
    listed $265,000 New

ⓘ 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: $3,441 · $287/mo
• Projected year-2 tax: $3,441 · $287/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,797
• − Mortgage interest: −$9,776
• − Property taxes: −$3,441
• − Insurance: −$873
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$5,077
• Taxable income: $1,662
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $3,894/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

The property presents as a well-maintained townhouse with average exterior and interior conditions. Minor repairs and updates to landscaping and interior paint would significantly enhance its value.

Repairs flagged

• Minor Landscaping — The landscaping could benefit from some trimming and maintenance.
• Minor Fencing — The fencing could benefit from some touch-up painting or repair to maintain its appearance.
• Minor Interior paint — The interior paint appears to be in good condition, but touch-ups may be needed for a fresh look.

Value-add opportunities

• Both Landscaping — A well-maintained landscape can enhance curb appeal and property value.
• Both Interior paint — Fresh paint can improve the home's appearance and make it more appealing to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping could benefit from some trimming and maintenance.	Minor	$500–3,000
Fencing · The fencing could benefit from some touch-up painting or repair to maintain its appearance.	Minor	$500–3,000
Interior paint · The interior paint appears to be in good condition, but touch-ups may be needed for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Landscaping — A well-maintained landscape can enhance curb appeal and property value. ↑
• Both Interior paint — Fresh paint can improve the home's appearance and make it more appealing to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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

-34.1% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $174,530 MGMLS
• 2026-02-11 Listing Removed — GAMLS
• 2026-02-11 Listed $202,680 MGMLS
• 2026-01-07 Price Changed $249,999 GAMLS
• 2025-10-10 Listed $265,000 GAMLS

Property tax history

+77.3%/yr

Latest (2025): $3,441 · +2.2% YoY. Source: county tax records.