13202 Fairington Ridge Cir · Stonecrest, GA 30038

$117,000

3 bd · 2.0 ba · 1,292 sqft · Condo public records · 92 Days on market

Built 2006 $200/mo HOA · 12% of rent

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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 +23.8/30.0
• 1% rule +9.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special - 3BR Condo with Strong Rental Demand Near I-20 Great opportunity for investors seeking a cash-flow rental in a high-demand location. This 3-bedroom, 2-bath second-floor condo in the established Fairington Ridge community offers a tenant-friendly layout and strong rental potential in a growing Lithonia corridor. The unit features a galley-style kitchen, separate dining area, and spacious primary suite with walk-in closet and private bath-a layout that works well for long-term tenants and shared living arrangements. Location supports consistent rental demand: * Walkable access to public transportation * Minutes to I-20 for commuting access * Close to Stonecrest Mall, shopping, restaurants, and employment centers Community amenities help reduce ownership headaches and appeal to tenants, including: * 24/7 security with license plate monitoring * Daily on-site security guard * Off-duty officer patrol on holidays * Well-lit breezeways * Community trash service * Regular pressure washing * Exterior siding maintenance handled by the community Investor-friendly community with excellent rental income potential. Ideal for buy-and-hold investors looking to expand their portfolio with a low-maintenance property in a strong rental corridor. Opportunities like this in a 3-bedroom configuration are in demand-schedule your showing today.

Key facts

• Galley-style kitchen
• Separate dining
• 24/7 plaza security

Tags

• GALLEY-STYLE KITCHEN
• SEPARATE DINING
• WALK IN CLOSET
• 24/7 PLAZA SECURITY
• DAILY ON-SITE SECURITY GUARD
• COMMUNITY TRASH SERVICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $117k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $106k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 fast (+4.6%/yr); 320 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); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k 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 + 4.6% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask is 8257% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,470 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,742
• Equity at exit: $17,445

10-year hold

• IRR: 10.4%
• Equity multiple: 1.89×
• Total profit: $29,089
• Equity at exit: $10,116

Cash invested: $32,760 (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 30038

• Home prices YoY: -28.0%
• Rents YoY: 4.6%
• Active inventory: 320
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$614
• Tax from tax record: −$208 /mo · $2,500/yr
• Insurance: −$49
• HOA: −$200
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $225

Break-even live

Break-even rent $1,355

Max offer price $117,000

Occupancy floor 81%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	44d	1	0.01mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.03mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.03mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.06mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.08mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.08mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.09mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	0.09mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.10mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	10d	1	0.11mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.12mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.12mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	24d	1	0.13mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.13mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.16mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.17mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.19mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	3d	1	0.21mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.21mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.25mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.26mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.27mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,570	$1.16	5d	1	0.28mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	24d	1	0.29mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.29mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	22d	1	0.29mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	18d	1	0.31mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	5d	1	0.35mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	19d	1	0.37mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	2d	15	0.39mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,673	$1.17	5d	1	0.48mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	24d	18	0.50mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,754	$1.57	2d	11	0.51mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	44d	1	0.51mi
3060 Aberdeen Way Lithonia, GA	3.0	2.0	1592	$1,850	$1.16	24d	1	0.52mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	24d	1	0.52mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.58mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	19d	1	0.59mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	22d	1	0.60mi
3008 Bonnes Dr Lithonia, GA	3.0	2.5	1608	$1,800	$1.12	44d	1	0.60mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: trashsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-02
   days on market $117,000 Active 92 DOM
2. 2026-06-01
   days on market $117,000 Active 91 DOM
3. 2026-05-31
   days on market $117,000 Active 90 DOM
4. 2026-03-28
   listed $1,400
5. 2026-03-01
   listed $117,000 New 1388-char remark

   Show marketing remark (1456 chars)

   Investor Special – 3BR Condo with Strong Rental Demand Near I-20 Great opportunity for investors seeking a cash-flow rental in a high-demand location. This 3-bedroom, 2-bath second-floor condo in the established Fairington Ridge community offers a tenant-friendly layout and strong rental potential in a growing Lithonia corridor. The unit features a galley-style kitchen, separate dining area, and spacious primary suite with walk-in closet and private bath—a layout that works well for long-term tenants and shared living arrangements. Location supports consistent rental demand: • Walkable access to public transportation • Minutes to I-20 for commuting access • Close to Stonecrest Mall, shopping, restaurants, and employment centers Community amenities help reduce ownership headaches and appeal to tenants, including: • 24/7 security with license plate monitoring • Daily on-site security guard • Off-duty officer patrol on holidays • Well-lit breezeways • Community trash service • Regular pressure washing • Exterior siding maintenance handled by the community Investor-friendly community with excellent rental income potential. Ideal for buy-and-hold investors looking to expand their portfolio with a low-maintenance property in a strong rental corridor. Opportunities like this in a 3-bedroom configuration are in demand—schedule your showing today.

6. 2026-03-01
   listed $117,000 Active 1456-char remark

   Show marketing remark (1456 chars)

   Investor Special – 3BR Condo with Strong Rental Demand Near I-20 Great opportunity for investors seeking a cash-flow rental in a high-demand location. This 3-bedroom, 2-bath second-floor condo in the established Fairington Ridge community offers a tenant-friendly layout and strong rental potential in a growing Lithonia corridor. The unit features a galley-style kitchen, separate dining area, and spacious primary suite with walk-in closet and private bath—a layout that works well for long-term tenants and shared living arrangements. Location supports consistent rental demand: • Walkable access to public transportation • Minutes to I-20 for commuting access • Close to Stonecrest Mall, shopping, restaurants, and employment centers Community amenities help reduce ownership headaches and appeal to tenants, including: • 24/7 security with license plate monitoring • Daily on-site security guard • Off-duty officer patrol on holidays • Well-lit breezeways • Community trash service • Regular pressure washing • Exterior siding maintenance handled by the community Investor-friendly community with excellent rental income potential. Ideal for buy-and-hold investors looking to expand their portfolio with a low-maintenance property in a strong rental corridor. Opportunities like this in a 3-bedroom configuration are in demand—schedule your showing today.

7. 2023-10-11
   historical $1,350
8. 2023-09-19
   listed $1,350
9. 2021-09-21
   soldstatus $90,000
10. 2021-09-02
    soldstatus $90,000 Sold
11. 2021-08-13
    status Under Contract
12. 2021-08-07
    listed $90,000 New
13. 2014-08-18
    price $39,700
14. 2014-05-16
    soldstatus $39,700 Sold
15. 2014-04-30
    status Under Contract
16. 2014-04-30
    price $39,900
17. 2014-04-17
    price $39,900 Reduced
18. 2014-03-26
    status Back On Market
19. 2014-03-21
    status Under Contract
20. 2014-03-12
    price $44,900 Reduced
21. 2014-02-06
    listed $49,900 New
22. 2012-11-19
    soldstatus $32,300

ⓘ 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: $2,500 · $208/mo
• Projected year-2 tax: $2,500 · $208/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 · 19 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: $19,685
• − Mortgage interest: −$6,554
• − Property taxes: −$2,500
• − Insurance: −$585
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − HOA: −$2,400
• − Depreciation: −$3,404
• Taxable income: $1,093
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,441/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): 43,776
• Household income: $73,694
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1168.0

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 (84%)
• Race & ethnicity: Black 84% Two or more races 10% Hispanic / Latino 5% White 4% Asian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -74.98%
• Current HPI: 192.8328
• Rent YoY: ▲ 4.60%
• 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

-95.7% since first listed

19 events — show timeline

• 2026-03-28 Listed for Rent $1,400 GAMLS
• 2026-03-01 Listed $117,000 FMLS
• 2026-03-01 Listed $117,000 GAMLS
• 2023-10-11 Rental Removed $1,350 FMLS
• 2023-09-19 Listed for Rent $1,350 FMLS
• 2021-09-21 Sold (Public Records) $90,000 Public Records
• 2021-09-02 Sold (MLS) $90,000 GAMLS
• 2021-08-13 Pending — GAMLS
• 2021-08-07 Listed $90,000 GAMLS
• 2014-08-18 Price Changed $39,700 GAMLS
• 2014-05-16 Sold (MLS) $39,700 GAMLS
• 2014-04-30 Pending — GAMLS
• 2014-04-30 Price Changed $39,900 GAMLS
• 2014-04-17 Price Changed $39,900 GAMLS
• 2014-03-26 Relisted — GAMLS
• 2014-03-21 Pending — GAMLS
• 2014-03-12 Price Changed $44,900 GAMLS
• 2014-02-06 Listed $49,900 GAMLS
• 2012-11-19 Sold (Public Records) $32,300 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,500 · +10.5% YoY. Source: county tax records.