4263 Southvale Dr · Stonecrest, GA 30034

$194,900

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 133 Days on market

Built 1987 0.42 ac lot $124/sqft · 32% below area Est $288k · 32% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +4.6/10.0
• 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

Spacious 3-bedroom, 2-bath home offering comfort and functionality. Features include a cozy fireplace, well-appointed living areas, and a generous backyard ideal for outdoor entertaining, play, or future enhancements. A great opportunity for buyers seeking space both inside and out.

Key facts

• Cozy fireplace
• Generous backyard
• 0.42 acre lot

Tags

• COZY FIREPLACE
• WELL-APPOINTED LIVING AREAS
• GENEROUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $60 ($725/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Chapel Hill Elementary School (math 5% / reading 15%, grade F, #1,076 of 1,228 statewide, top 89%, 559 students, 100% FRL); Chapel Hill Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 692 students, 100% FRL); Southwest Dekalb High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,307 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); 356 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 38% 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 $6k 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 133 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% 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 $171,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.03% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 8.1

CMA / ARV

• ARV (median comp): $287,843
• List price: $194,900
• Delta: -32.29%
• 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
4373 Dogwood Farms Dr	0.28mi	3/2.0	1,588 (+1%)	15mo	$275,000	$173	73
4205 Whittier Ct	0.19mi	3/2.0	1,696 (+8%)	11mo	$240,000	$142	68
3868 Prentiss Dr	0.38mi	3/2.0	1,635 (+4%)	10mo	$265,000	$162	67
3658 Dogwood Farm Rd	0.21mi	3/2.0	1,452 (-8%)	15mo	$275,000	$189	65
3611 Concordia Rd	0.57mi	3/2.0	1,498 (-5%)	5mo	$238,000	$159	62
4129 Pepperdine Dr	0.47mi	4/2.0 (+1)	1,599 (+2%)	12mo	$293,000	$183	60
3540 Tarragon Dr	0.56mi	3/2.0	1,692 (+8%)	8mo	$215,000	$127	54
4094 Colgate Way	0.46mi	3/2.0	1,721 (+10%)	10mo	$285,000	$166	54
4581 Newcastle Cir	0.74mi	4/2.0 (+1)	1,527 (-3%)	11mo	$250,000	$164	47
3497 Thornewoode Pointe	0.58mi	4/2.5 (+1)	1,694 (+8%)	13mo	$245,000	$145	42
4093 Chapel Mill Bnd	0.68mi	3/2.0	1,778 (+13%)	9mo	$264,900	$149	38
4586 High Gate Ln	0.75mi	4/2.5 (+1)	1,747 (+11%)	2mo	$235,000	$135	37

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-29,242
• Equity at exit: $29,060

10-year hold

• IRR: -8.1%
• Equity multiple: 0.51×
• Total profit: $-26,584
• Equity at exit: $16,851

Cash invested: $54,572 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 356
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$429 /mo · $5,148/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $60

Break-even live

Break-even rent $1,940

Max offer price $194,900

Occupancy floor 92%

Sensitivity live

Price	-10% $171	-5% $116	+0% $60	+5% $5	+10% $-50
Rent	-10% $-99	-5% $-19	+0% $60	+5% $140	+10% $220
Rate	-1.0pp $159	-0.5pp $110	base $60	+0.5pp $10	+1.0pp $-41

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3713 Stanford Cir Decatur, GA	3.0	2.0	1305	$1,820	$1.39	1d	1	0.18mi
3667 Manhattan Dr Decatur, GA	4.0	2.5	1596	$1,981	$1.24	1d	1	0.37mi
3856 Radcliffe Blvd Decatur, GA	4.0	3.0	1968	$1,995	$1.01	45d	1	0.50mi
3577 Brycewood Dr Decatur, GA	3.0	2.5	1501	$1,950	$1.30	45d	1	0.73mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	45d	1	0.73mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.75mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	45d	1	0.75mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	0.75mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.75mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	0.76mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.76mi
3924 Chimney Ridge Ct Ellenwood, GA	3.0	2.0	1252	$2,000	$1.60	45d	1	1.03mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	45d	1	1.13mi
4068 Day Trl S Ellenwood, GA	4.0	2.0	1836	$2,100	$1.14	7d	1	1.16mi
3862 Shane Ct Ellenwood, GA	4.0	2.0	1372	$1,750	$1.28	1d	1	1.24mi
4061 Faron Ct Ellenwood, GA	4.0	2.0	2184	$2,174	$1.00	1d	1	1.25mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,743	$1.58	0d	18	1.25mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	45d	1	1.38mi
3477 Shepherds Path Decatur, GA	2.0	2.0	1200	$1,200	$1.00	45d	1	1.40mi

Listing history 30 events

1. 2026-06-17
   status $194,900 Under Contract 133 DOM
2. 2026-06-16
   days on market $194,900 Active 133 DOM
3. 2026-06-15
   days on market $194,900 Active 132 DOM
4. 2026-06-13
   days on market $194,900 Active 130 DOM
5. 2026-06-09
   days on market $194,900 Active 126 DOM
6. 2026-06-08
   days on market $194,900 Active 125 DOM
7. 2026-06-07
   days on market $194,900 Active 124 DOM
8. 2026-06-04
   days on market $194,900 Active 121 DOM
9. 2026-06-03
   days on market $194,900 Active 120 DOM
10. 2026-06-02
    days on market $194,900 Active 119 DOM
11. 2026-06-01
    statusdays on market $194,900 Active 118 DOM
12. 2026-05-31
    days on market $194,900 Price Change 117 DOM
13. 2026-05-09
    price $199,900 283-char remark

    Show marketing remark (283 chars)

    Spacious 3-bedroom, 2-bath home offering comfort and functionality. Features include a cozy fireplace, well-appointed living areas, and a generous backyard ideal for outdoor entertaining, play, or future enhancements. A great opportunity for buyers seeking space both inside and out.

14. 2026-03-20
    price $209,900 283-char remark

    Show marketing remark (283 chars)

    Spacious 3-bedroom, 2-bath home offering comfort and functionality. Features include a cozy fireplace, well-appointed living areas, and a generous backyard ideal for outdoor entertaining, play, or future enhancements. A great opportunity for buyers seeking space both inside and out.

15. 2026-02-24
    price $214,900 283-char remark

    Show marketing remark (283 chars)

    Spacious 3-bedroom, 2-bath home offering comfort and functionality. Features include a cozy fireplace, well-appointed living areas, and a generous backyard ideal for outdoor entertaining, play, or future enhancements. A great opportunity for buyers seeking space both inside and out.

16. 2026-02-03
    listed $219,900 New 283-char remark

    Show marketing remark (283 chars)

    Spacious 3-bedroom, 2-bath home offering comfort and functionality. Features include a cozy fireplace, well-appointed living areas, and a generous backyard ideal for outdoor entertaining, play, or future enhancements. A great opportunity for buyers seeking space both inside and out.

17. 2025-12-31
    historical
18. 2025-10-02
    price $223,900
19. 2025-09-12
    price $230,900
20. 2025-09-03
    price $237,900
21. 2025-08-21
    price $239,900
22. 2025-08-01
    price $244,900
23. 2025-07-27
    price $254,900
24. 2025-07-18
    price $259,900
25. 2025-07-10
    price $264,900
26. 2025-06-24
    listed $269,900 New
27. 2005-08-15
    soldstatus $132,500
28. 1993-05-25
    soldstatus $74,559
29. 1993-05-04
    soldstatus $74,559
30. 1987-12-30
    soldstatus $68,900

ⓘ 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: $5,148 · $429/mo
• Projected year-2 tax: $5,148 · $429/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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,193
• − Mortgage interest: −$10,917
• − Property taxes: −$5,148
• − Insurance: −$974
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$5,670
• Taxable loss: −$2,388
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $1,298/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
• 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

+190.1% since first listed

18 events — show timeline

• 2026-05-09 Price Changed $199,900 GAMLS
• 2026-03-20 Price Changed $209,900 GAMLS
• 2026-02-24 Price Changed $214,900 GAMLS
• 2026-02-03 Listed $219,900 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-02 Price Changed $223,900 GAMLS
• 2025-09-12 Price Changed $230,900 GAMLS
• 2025-09-03 Price Changed $237,900 GAMLS
• 2025-08-21 Price Changed $239,900 GAMLS
• 2025-08-01 Price Changed $244,900 GAMLS
• 2025-07-27 Price Changed $254,900 GAMLS
• 2025-07-18 Price Changed $259,900 GAMLS
• 2025-07-10 Price Changed $264,900 GAMLS
• 2025-06-24 Listed $269,900 GAMLS
• 2005-08-15 Sold (Public Records) $132,500 Public Records
• 1993-05-25 Sold (Public Records) $74,559 Public Records
• 1993-05-04 Sold (Public Records) $74,559 Public Records
• 1987-12-30 Sold (Public Records) $68,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,148 · +25.2% YoY. Source: county tax records.