1727 Spring Hill Cv · Stonecrest, GA 30058

$294,900

4 bd · 2.5 ba · 2,686 sqft · SingleFamily public records · 11 Days on market

Built 2002 7,840 sqft lot Est $320k · 8% under $15/mo HOA · 1% of rent

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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 +16.5/30.0
• ARV discount +11.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to Sell FAST in Rogers Crossing - $1,500 Appliance Credit + 1-Year Warranty Included! Step into this spacious 4-bedroom, 2.5-bath home and picture your family making memories here! At 2,686 sq ft, this traditional gem offers formal living and dining rooms, a cozy fireplace in the family room, and an eat-in kitchen perfect for busy mornings and weekend gatherings. Upstairs you'll enjoy a generous primary suite plus three additional bedrooms with ample closet space. Freshly deep-cleaned and pressure-washed inside and out, the home is move-in ready and waiting for your personal style. Conveniently located in a friendly Lithonia neighborhood, you're just minutes from Stone Mountain, Hwy 78, and downtown Atlanta - the perfect blend of suburban peace and city access. No HOA and No rental restrictions. Don't miss this rare value - priced aggressively and loaded with buyer incentives. Schedule your private showing today before it's gone! See it in person Saturday April 4th 12pm-3pm!

Key facts

• Ample closet space
• Eat-in kitchen
• Cozy fireplace

Tags

• 1-YEAR WARRANTY
• FORMAL LIVING AND DINING ROOMS
• COZY FIREPLACE
• EAT-IN KITCHEN
• GENEROUS PRIMARY SUITE
• AMPLE CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (16.7% below list).
• Recommended offer: $246k (16.7% below list) — sets the bar for 1% rule.
• 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 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: Princeton Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 724 students, 100% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 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 (+1.2%/yr); 452 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $2,457/mo this rent would consume 48% of the median local household income ($62k/yr) (locally 3471% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,671 (16.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $319,634
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1727 Spring Hill Cv	0.00mi	4/2.5	2,686 (0%)	1mo	$310,000	$115	100
1478 Rogers Crossing Dr	0.19mi	4/2.5	2,660 (-1%)	3mo	$345,000	$130	87
6987 Dalehollow Dr	0.16mi	4/2.5	2,784 (+4%)	6mo	$330,000	$119	82
1593 Cutters Mill Dr	0.42mi	4/2.5	2,718 (+1%)	6mo	$250,000	$92	74
6701 Wehunt Way	0.58mi	4/2.5	2,656 (-1%)	3mo	$379,000	$143	69
1615 Rogers Crossing Dr	0.14mi	5/3.0 (+1)	3,064 (+14%)	7mo	$385,000	$126	58
6856 Hill Creek Cv	0.30mi	4/3.0	3,048 (+14%)	6mo	$360,050	$118	57
6843 Hill Creek Cv	0.29mi	5/3.0 (+1)	3,048 (+14%)	3mo	$310,000	$102	55
2114 Mulberry Ln	0.64mi	3/3.0 (-1)	2,754 (+2%)	6mo	$295,000	$107	54
2163 Mulberry Ln	0.54mi	4/2.5	2,398 (-11%)	7mo	$286,000	$119	51
7035 Red Maple Ln	0.66mi	4/2.5	2,347 (-13%)	4mo	$280,000	$119	45
1248 Huntington Place Cir	0.69mi	4/2.5	2,310 (-14%)	1mo	$350,000	$152	43

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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-41,410
• Equity at exit: $43,971

10-year hold

• IRR: -8.4%
• Equity multiple: 0.52×
• Total profit: $-39,995
• Equity at exit: $25,498

Cash invested: $82,572 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 452
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,457 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$123
• HOA: −$15
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $172

Break-even live

Break-even rent $2,240

Max offer price $294,900

Occupancy floor 88%

Sensitivity live

Price	-10% $338	-5% $255	+0% $172	+5% $88	+10% $5
Rent	-10% $-23	-5% $74	+0% $172	+5% $269	+10% $366
Rate	-1.0pp $320	-0.5pp $247	base $172	+0.5pp $95	+1.0pp $17

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1576 Rogers Crossing Dr Lithonia, GA	4.0	2.5	2725	$2,400	$0.88	46d	1	0.04mi
1576 Rogers Crossing Dr Lithonia, GA	4.0	2.5	2725	$2,400	$0.88	15d	1	0.04mi
6959 Rogers Pt Lithonia, GA	3.0	2.5	1816	$1,895	$1.04	4d	1	0.16mi
6916 Dalehollow Dr Lithonia, GA	5.0	3.0	3108	$2,800	$0.90	46d	1	0.28mi
1297 Millstone Way Lithonia, GA	4.0	3.0	1752	$2,370	$1.35	0d	1	0.35mi
1583 Cutters Mill Dr Lithonia, GA	3.0	2.5	1967	$2,300	$1.17	46d	1	0.39mi
6614 Rebecca Lou Ln Lithonia, GA	3.0	2.5	1893	$1,895	$1.00	0d	1	0.51mi
1650 Cutters Mill Dr Lithonia, GA	4.0	2.5	2900	$2,681	$0.92	7d	1	0.53mi
7189 Sweet Gum Ct Lithonia, GA	3.0	2.5	2070	$2,200	$1.06	46d	1	0.53mi
1378 Persimmon Ct Lithonia, GA	4.0	2.0	2730	$1,000	$0.37	13d	1	0.60mi
7023 Red Maple Ln Lithonia, GA	4.0	2.5	2668	$2,515	$0.94	0d	1	0.64mi
6936 Deshon Ridge Dr Lithonia, GA	3.0	2.5	1872	$1,741	$0.93	2d	1	0.65mi
1930 Cutters Mill Way Lithonia, GA	3.0	3.0	1909	$2,281	$1.19	7d	1	0.66mi
1980 Cutters Mill Way Lithonia, GA	4.0	2.5	2133	$2,195	$1.03	46d	1	0.70mi
1439 Alice Ave Lithonia, GA	5.0	3.0	2940	$2,845	$0.97	46d	1	0.73mi
1439 Alice Ave Lithonia, GA	5.0	3.0	2940	$2,850	$0.97	2d	1	0.73mi
1349 Alice Ave Lithonia, GA	5.0	3.0	2724	$2,655	$0.97	27d	1	0.77mi
6458 Berryside Dr Lithonia, GA	5.0	3.0	2557	$2,697	$1.05	27d	1	0.89mi
1597 Rice Sq Lithonia, GA	3.0	3.0	2500	$2,125	$0.85	4d	1	0.89mi
7086 Brecken Pl Lithonia, GA	4.0	2.5	2130	$2,295	$1.08	22d	1	0.89mi
6470 Rebecca Way Lithonia, GA	5.0	2.5	2690	$2,581	$0.96	2d	1	0.95mi
916 S Deshon Rd Lithonia, GA	3.0	3.0	2360	$2,195	$0.93	27d	1	0.97mi
883 Timbervale Ln Lithonia, GA	3.0	2.5	1848	$2,075	$1.12	7d	1	1.07mi
6583 Carriage Ln Stone Mountain, GA	5.0	3.0	3267	$2,605	$0.80	2d	1	1.08mi
991 Alford Ct Lithonia, GA	4.0	2.5	1896	$2,045	$1.08	46d	1	1.09mi
6551 Laurens Way Stone Mountain, GA	4.0	2.5	2444	$2,440	$1.00	47d	1	1.10mi
6389 Isle of Palms Lithonia, GA	5.0	3.0	2512	$2,485	$0.99	46d	1	1.13mi
1040 Baltic Way Lithonia, GA	5.0	3.0	3644	$2,850	$0.78	46d	1	1.19mi
6294 Saddlewood Dr Lithonia, GA	4.0	3.0	1964	$1,795	$0.91	46d	1	1.20mi
6337 Windy Ridge Way Unit /63 Lithonia, GA	5.0	3.5	3516	$2,595	$0.74	46d	1	1.27mi
917 Stonemill Mnr Lithonia, GA	4.0	2.5	2260	$2,275	$1.01	2d	1	1.27mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 7 events

1. 2026-04-14
   status Pending
2. 2026-04-08
   historical Active Under Contract 996-char remark

   Show marketing remark (996 chars)

   Priced to Sell FAST in Rogers Crossing - $1,500 Appliance Credit + 1-Year Warranty Included! Step into this spacious 4-bedroom, 2.5-bath home and picture your family making memories here! At 2,686 sq ft, this traditional gem offers formal living and dining rooms, a cozy fireplace in the family room, and an eat-in kitchen perfect for busy mornings and weekend gatherings. Upstairs you'll enjoy a generous primary suite plus three additional bedrooms with ample closet space. Freshly deep-cleaned and pressure-washed inside and out, the home is move-in ready and waiting for your personal style. Conveniently located in a friendly Lithonia neighborhood, you're just minutes from Stone Mountain, Hwy 78, and downtown Atlanta - the perfect blend of suburban peace and city access. No HOA and No rental restrictions. Don't miss this rare value - priced aggressively and loaded with buyer incentives. Schedule your private showing today before it's gone! See it in person Saturday April 4th 12pm-3pm!

3. 2026-04-08
   historical Active Under Contract

   Show marketing remark (996 chars)

   Priced to Sell FAST in Rogers Crossing - $1,500 Appliance Credit + 1-Year Warranty Included! Step into this spacious 4-bedroom, 2.5-bath home and picture your family making memories here! At 2,686 sq ft, this traditional gem offers formal living and dining rooms, a cozy fireplace in the family room, and an eat-in kitchen perfect for busy mornings and weekend gatherings. Upstairs you'll enjoy a generous primary suite plus three additional bedrooms with ample closet space. Freshly deep-cleaned and pressure-washed inside and out, the home is move-in ready and waiting for your personal style. Conveniently located in a friendly Lithonia neighborhood, you're just minutes from Stone Mountain, Hwy 78, and downtown Atlanta - the perfect blend of suburban peace and city access. No HOA and No rental restrictions. Don't miss this rare value - priced aggressively and loaded with buyer incentives. Schedule your private showing today before it's gone! See it in person Saturday April 4th 12pm-3pm!

4. 2026-04-02
   listed $294,900 Active

   Show marketing remark (996 chars)

   Priced to Sell FAST in Rogers Crossing - $1,500 Appliance Credit + 1-Year Warranty Included! Step into this spacious 4-bedroom, 2.5-bath home and picture your family making memories here! At 2,686 sq ft, this traditional gem offers formal living and dining rooms, a cozy fireplace in the family room, and an eat-in kitchen perfect for busy mornings and weekend gatherings. Upstairs you'll enjoy a generous primary suite plus three additional bedrooms with ample closet space. Freshly deep-cleaned and pressure-washed inside and out, the home is move-in ready and waiting for your personal style. Conveniently located in a friendly Lithonia neighborhood, you're just minutes from Stone Mountain, Hwy 78, and downtown Atlanta - the perfect blend of suburban peace and city access. No HOA and No rental restrictions. Don't miss this rare value - priced aggressively and loaded with buyer incentives. Schedule your private showing today before it's gone! See it in person Saturday April 4th 12pm-3pm!

5. 2026-04-02
   listed $294,900 New 996-char remark

   Show marketing remark (996 chars)

   Priced to Sell FAST in Rogers Crossing - $1,500 Appliance Credit + 1-Year Warranty Included! Step into this spacious 4-bedroom, 2.5-bath home and picture your family making memories here! At 2,686 sq ft, this traditional gem offers formal living and dining rooms, a cozy fireplace in the family room, and an eat-in kitchen perfect for busy mornings and weekend gatherings. Upstairs you'll enjoy a generous primary suite plus three additional bedrooms with ample closet space. Freshly deep-cleaned and pressure-washed inside and out, the home is move-in ready and waiting for your personal style. Conveniently located in a friendly Lithonia neighborhood, you're just minutes from Stone Mountain, Hwy 78, and downtown Atlanta - the perfect blend of suburban peace and city access. No HOA and No rental restrictions. Don't miss this rare value - priced aggressively and loaded with buyer incentives. Schedule your private showing today before it's gone! See it in person Saturday April 4th 12pm-3pm!

6. 2026-03-30
   historical
7. 2026-03-26
   historical

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $2,713 · $226/mo
• Expected delta: +$1,694/yr (+$141/mo · 166.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $29,481
• − Mortgage interest: −$16,519
• − Property taxes: −$1,019
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$180
• − Depreciation: −$8,579
• Taxable loss: −$3,008
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $2,780/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): 62,614
• Household income: $61,684
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 3471.0

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% Hispanic / Latino 3% White 3% Two or more races 3%
• Common ancestry: Hispanic 0%
• Foreign-born: 12% · Canada, United Kingdom
• 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: ▼ -60.90%
• Current HPI: 224.0366
• Rent YoY: ▲ 1.18%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-04-14 Pending — FMLS
• 2026-04-08 Contingent — GAMLS
• 2026-04-08 Contingent — FMLS
• 2026-04-02 Listed $294,900 GAMLS
• 2026-04-02 Listed $294,900 FMLS
• 2026-03-30 Listing Removed — FMLS
• 2026-03-26 Coming Soon — FMLS

Property tax history

-4.3%/yr

Latest (2025): $1,019 · -6.9% YoY. Source: county tax records.