7 Quail Run · Stonecrest, GA 30035

$69,500

2 bd · 1.5 ba · 1,572 sqft · Condo public records · 125 Days on market

Built 1973 $44/sqft · 60% below area $387/mo HOA · 20% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

1572 sq ft finished space on 2 floors almost like detached house- NO one over you or under you or on exterior side just attached on right side- Huge covered deck off off back overlooking green space and subdivision entry

Key facts

• Covered deck
• Green space
• Subdivision entry

Tags

• COVERED DECK
• GREEN SPACE
• SUBDIVISION ENTRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 B — 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 flat; 187 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 35% 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 $481 of loan paydown is wiped out by about $2k 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 + 0.9% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts; this cycle's ask is 6850% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• 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 $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 2.80% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.42%
• DSCR: 2.53
• GRM: 3.0

CMA / ARV

• ARV (median comp): $172,391
• List price: $69,500
• Delta: -59.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 2.06×
• Total profit: $20,538
• Equity at exit: $10,363

10-year hold

• IRR: 32.3%
• Equity multiple: 3.52×
• Total profit: $48,958
• Equity at exit: $6,009

Cash invested: $19,460 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$364
• Tax from tax record: −$200 /mo · $2,402/yr
• Insurance: −$29
• HOA: −$387
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $558

Break-even live

Break-even rent $1,241

Max offer price $69,500

Occupancy floor 66%

Sensitivity live

Price	-10% $598	-5% $578	+0% $558	+5% $539	+10% $519
Rent	-10% $404	-5% $481	+0% $558	+5% $635	+10% $712
Rate	-1.0pp $593	-0.5pp $576	base $558	+0.5pp $540	+1.0pp $522

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	44d	1	0.12mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	13d	1	0.13mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	13d	1	0.16mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	13d	1	0.17mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	0.20mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	0.20mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	44d	1	0.24mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	44d	1	0.24mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	21d	1	0.27mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	44d	1	0.33mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	44d	1	0.34mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	2d	18	0.34mi
4948 Longview Run Decatur, GA	3.0	2.0	1892	$2,135	$1.13	6d	1	0.39mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	3d	1	0.46mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	25d	1	0.47mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	44d	1	0.54mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	21d	1	0.61mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	44d	1	0.67mi
2314 Hampton Dr Decatur, GA	3.0	3.0	1600	$2,030	$1.27	44d	1	0.83mi
5049 Donnell Way Decatur, GA	3.0	2.0	1566	$1,923	$1.23	44d	1	0.84mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	25d	1	0.88mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	4d	1	0.88mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	0d	1	0.88mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	2d	1	0.96mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,081	$1.07	0d	4	1.10mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	44d	1	1.15mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	1.18mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	0d	1	1.20mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	1.20mi
3122 Northchester Pl Lithonia, GA	1.0	1.0	1281	$1,350	$1.05	44d	1	1.29mi
1000 Hidden Chase Stone Mountain, GA	1.0–3.0	1.0–2.0	1185	$1,192	$1.01	6d	1	1.30mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	25d	1	1.37mi
2153 Scarbrough Rd Stone Mountain, GA	3.0	2.0	1188	$1,640	$1.38	44d	1	1.39mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	25d	1	1.49mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-21
   days on market $69,500 Active 125 DOM
2. 2026-06-18
   remarks 285-char remark
3. 2026-06-18
   days on market $69,500 Active 122 DOM
4. 2026-06-17
   days on market $69,500 Active 121 DOM
5. 2026-06-16
   days on market $69,500 Active 120 DOM
6. 2026-06-15
   days on market $69,500 Active 119 DOM
7. 2026-06-13
   remarks 220-char remark
8. 2026-06-13
   days on marketlisting id $69,500 Active 117 DOM
9. 2026-06-09
   days on market $69,500 Active 225 DOM
10. 2026-06-08
    days on market $69,500 Active 224 DOM
11. 2026-06-07
    days on market $69,500 Active 223 DOM
12. 2026-06-04
    statusdays on market $69,500 Active 220 DOM
13. 2026-06-03
    days on market $69,500 Back On Market 219 DOM
14. 2026-06-02
    days on market $69,500 Back On Market 218 DOM
15. 2026-06-02
    status $69,500 Back On Market 217 DOM
16. 2026-05-15
    historical $1,000
17. 2026-05-12
    status Pending 220-char remark

    Show marketing remark (220 chars)

    1572 sq ft finished space on 2 floors almost like detached house- NO one over you or under you or on exterior side just attached on right side- Huge covered deck off off back overlooking green space and subdivision entry

18. 2026-05-12
    listed $1,000

    Show marketing remark (220 chars)

    1572 sq ft finished space on 2 floors almost like detached house- NO one over you or under you or on exterior side just attached on right side- Huge covered deck off off back overlooking green space and subdivision entry

19. 2026-05-11
    historical $1,000

    Show marketing remark (194 chars)

    Good value for the price and needs some work but location is excellent bus line-20 ft deck in back porch Lots of sq footage with dining seating 12 people, real fireplace and lots of closet space

20. 2026-05-11
    status Under Contract 194-char remark

    Show marketing remark (194 chars)

    Good value for the price and needs some work but location is excellent bus line-20 ft deck in back porch Lots of sq footage with dining seating 12 people, real fireplace and lots of closet space

21. 2026-04-06
    listed $1,000
22. 2026-04-06
    historical $1,000
23. 2026-04-02
    listed $1,000
24. 2026-04-01
    historical $1,000
25. 2026-03-21
    price $69,500 220-char remark

    Show marketing remark (220 chars)

    1572 sq ft finished space on 2 floors almost like detached house- NO one over you or under you or on exterior side just attached on right side- Huge covered deck off off back overlooking green space and subdivision entry

26. 2026-03-20
    historical $1,000
27. 2026-03-08
    price $69,500 194-char remark

    Show marketing remark (194 chars)

    Good value for the price and needs some work but location is excellent bus line-20 ft deck in back porch Lots of sq footage with dining seating 12 people, real fireplace and lots of closet space

28. 2026-01-30
    price $70,000 220-char remark

    Show marketing remark (194 chars)

    Good value for the price and needs some work but location is excellent bus line-20 ft deck in back porch Lots of sq footage with dining seating 12 people, real fireplace and lots of closet space

29. 2026-01-30
    price $70,000 194-char remark

    Show marketing remark (194 chars)

    Good value for the price and needs some work but location is excellent bus line-20 ft deck in back porch Lots of sq footage with dining seating 12 people, real fireplace and lots of closet space

30. 2026-01-16
    listed $89,900 Active 220-char remark

    Show marketing remark (220 chars)

    1572 sq ft finished space on 2 floors almost like detached house- NO one over you or under you or on exterior side just attached on right side- Huge covered deck off off back overlooking green space and subdivision entry

31. 2025-12-31
    price $1,000
32. 2025-12-31
    price $1,100
33. 2025-12-30
    price $89,900 194-char remark

    Show marketing remark (194 chars)

    Good value for the price and needs some work but location is excellent bus line-20 ft deck in back porch Lots of sq footage with dining seating 12 people, real fireplace and lots of closet space

34. 2025-12-05
    listed $1,100
35. 2025-12-04
    price $1,100
36. 2025-11-29
    historical $1,250
37. 2025-11-11
    price $90,000 194-char remark

    Show marketing remark (194 chars)

    Good value for the price and needs some work but location is excellent bus line-20 ft deck in back porch Lots of sq footage with dining seating 12 people, real fireplace and lots of closet space

38. 2025-10-07
    historical
39. 2025-09-11
    listed $1,250 New 194-char remark

    Show marketing remark (194 chars)

    Good value for the price and needs some work but location is excellent bus line-20 ft deck in back porch Lots of sq footage with dining seating 12 people, real fireplace and lots of closet space

40. 2025-08-22
    listed $1,250
41. 2025-08-20
    listed $1,250
42. 2025-05-07
    price $90,000
43. 2025-03-19
    price $95,000
44. 2025-01-28
    historical
45. 2025-01-27
    listed $100,000 New
46. 2025-01-26
    listed $100,000 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: $2,402 · $200/mo
• Projected year-2 tax: $2,402 · $200/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: $23,373
• − Mortgage interest: −$3,893
• − Property taxes: −$2,402
• − Insurance: −$348
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$4,644
• − Depreciation: −$2,022
• Taxable income: $6,325
• Est. tax owed @ 24.0%: −$1,518
• After-tax cash flow: $5,180/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

-99.0% since first listed

31 events — show timeline

• 2026-05-15 Rental Removed $1,000 REALBIRD
• 2026-05-12 Pending — FMLS
• 2026-05-12 Listed for Rent $1,000 REALBIRD
• 2026-05-11 Rental Removed $1,000 FMLS
• 2026-05-11 Pending — GAMLS
• 2026-04-06 Listed for Rent $1,000 FMLS
• 2026-04-06 Rental Removed $1,000 GAMLS
• 2026-04-02 Listed for Rent $1,000 GAMLS
• 2026-04-01 Rental Removed $1,000 FMLS
• 2026-03-21 Price Changed $69,500 FMLS
• 2026-03-20 Rental Removed $1,000 GAMLS
• 2026-03-08 Price Changed $69,500 GAMLS
• 2026-01-30 Price Changed $70,000 FMLS
• 2026-01-30 Price Changed $70,000 GAMLS
• 2026-01-16 Listed $89,900 FMLS
• 2025-12-31 Price Changed $1,000 FMLS
• 2025-12-31 Price Changed $1,100 GAMLS
• 2025-12-30 Price Changed $89,900 GAMLS
• 2025-12-05 Listed for Rent $1,100 GAMLS
• 2025-12-04 Price Changed $1,100 FMLS
• 2025-11-29 Rental Removed $1,250 GAMLS
• 2025-11-11 Price Changed $90,000 GAMLS
• 2025-10-07 Listing Removed — GAMLS
• 2025-09-11 Listed $1,250 GAMLS
• 2025-08-22 Listed for Rent $1,250 FMLS
• 2025-08-20 Listed for Rent $1,250 GAMLS
• 2025-05-07 Price Changed $90,000 GAMLS
• 2025-03-19 Price Changed $95,000 GAMLS
• 2025-01-28 Listing Removed — GAMLS
• 2025-01-27 Listed $100,000 GAMLS
• 2025-01-26 Listed $100,000 GAMLS

Property tax history

+6.5%/yr

Latest (2025): $2,402 · -11.8% YoY. Source: county tax records.