1280 Stone Bridge Ct SW · Stonecrest, GA 30094

$285,000

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 36 Days on market

Built 1992 0.50 ac lot $181/sqft · at area comps Est $299k · at est.

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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 +13.0/30.0
• ARV discount +9.7/15.0
• DSCR +3.9/10.0
• Rent growth +3.5/5.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming brick ranch nestled in a lovely Conyers neighborhood, perfectly situated on a quiet cul-de-sac lot with no HOA! This move-in ready 3 bedroom, 2 bathroom house offers timeless appeal with a freshly painted exterior and garage floor, and HVAC less than a year old! Inside, you'll find a GAS LOG FIREPLACE and an abundance of natural light filling the living spaces, creating a warm and inviting atmosphere. Kitchen features white cabinetry with plenty of storage and counter space! Step outside to enjoy a beautiful backyard-ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Roof boasts ARCHITECTURAL SHINGLES! Attic equipped with storage space and pull-down located in both house and garage for plenty of extra storage! This home combines comfort, convenience, and classic style in a desirable setting close to plenty of walking and biking trails at Arabia Mountain National Heritage Area, Panola Mtn State Park, and Monastery of the Holy Spirit!

Key facts

• Quiet cul-de-sac
• Beautiful backyard
• Brick ranch

Tags

• BRICK RANCH
• QUIET CUL-DE-SAC
• FRESHLY PAINTED EXTERIOR
• BEAUTIFUL BACKYARD
• WALKING AND BIKING TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-16 ($-189/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (22.9% below list).
• Recommended offer: $220k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Stonecrest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

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.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $110k; list at $285k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $219,794 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (median comp): $299,307
• List price: $285,000
• Delta: -4.78%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1280 Stone Bridge Ct SW	0.00mi	3/2.0	1,574 (0%)	1mo	$275,000	$175	100
3230 Klondike Rd SW	0.17mi	3/2.0	1,544 (-2%)	7mo	$284,500	$184	83
3021 Stone Bridge Trl SW	0.07mi	3/2.0	1,506 (-4%)	10mo	$299,000	$199	81

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-44,691
• Equity at exit: $42,494

10-year hold

• IRR: -5.5%
• Equity multiple: 0.63×
• Total profit: $-29,713
• Equity at exit: $24,642

Cash invested: $79,800 (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 30094

• Rents YoY: 4.2%
• Active inventory: 386
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-16

Break-even live

Break-even rent $2,218

Max offer price $282,217

Occupancy floor 96%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 Stone Bridge Ct SW Conyers, GA	3.0	3.5	2154	$2,115	$0.98	12d	1	0.04mi
7095 Gladstone Cir Lithonia, GA	3.0	2.5	2006	$2,100	$1.05	5d	1	1.39mi
7062 Mimosa Blf Lithonia, GA	3.0	2.5	1512	$2,100	$1.39	43d	1	1.48mi
7062 Mimosa Blf Lithonia, GA	3.0	2.5	1512	$1,950	$1.29	16d	1	1.48mi
7055 Mimosa Blf Lithonia, GA	3.0	2.5	1467	$1,995	$1.36	5d	1	1.48mi
7055 Mimosa Blf Lithonia, GA	3.0	2.5	1467	$1,995	$1.36	43d	1	1.48mi

Listing history 10 events

1. 2026-05-02
   status Pending 1001-char remark

   Show marketing remark (1001 chars)

   Welcome to this charming brick ranch nestled in a lovely Conyers neighborhood, perfectly situated on a quiet cul-de-sac lot with no HOA! This move-in ready 3 bedroom, 2 bathroom house offers timeless appeal with a freshly painted exterior and garage floor, and HVAC less than a year old! Inside, you'll find a GAS LOG FIREPLACE and an abundance of natural light filling the living spaces, creating a warm and inviting atmosphere. Kitchen features white cabinetry with plenty of storage and counter space! Step outside to enjoy a beautiful backyard-ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Roof boasts ARCHITECTURAL SHINGLES! Attic equipped with storage space and pull-down located in both house and garage for plenty of extra storage! This home combines comfort, convenience, and classic style in a desirable setting close to plenty of walking and biking trails at Arabia Mountain National Heritage Area, Panola Mtn State Park, and Monastery of the Holy Spirit!

2. 2026-05-02
   status Under Contract 1001-char remark

   Show marketing remark (1001 chars)

   Welcome to this charming brick ranch nestled in a lovely Conyers neighborhood, perfectly situated on a quiet cul-de-sac lot with no HOA! This move-in ready 3 bedroom, 2 bathroom house offers timeless appeal with a freshly painted exterior and garage floor, and HVAC less than a year old! Inside, you'll find a GAS LOG FIREPLACE and an abundance of natural light filling the living spaces, creating a warm and inviting atmosphere. Kitchen features white cabinetry with plenty of storage and counter space! Step outside to enjoy a beautiful backyard-ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Roof boasts ARCHITECTURAL SHINGLES! Attic equipped with storage space and pull-down located in both house and garage for plenty of extra storage! This home combines comfort, convenience, and classic style in a desirable setting close to plenty of walking and biking trails at Arabia Mountain National Heritage Area, Panola Mtn State Park, and Monastery of the Holy Spirit!

3. 2026-04-09
   status Back On Market 1001-char remark

   Show marketing remark (1001 chars)

   Welcome to this charming brick ranch nestled in a lovely Conyers neighborhood, perfectly situated on a quiet cul-de-sac lot with no HOA! This move-in ready 3 bedroom, 2 bathroom house offers timeless appeal with a freshly painted exterior and garage floor, and HVAC less than a year old! Inside, you'll find a GAS LOG FIREPLACE and an abundance of natural light filling the living spaces, creating a warm and inviting atmosphere. Kitchen features white cabinetry with plenty of storage and counter space! Step outside to enjoy a beautiful backyard-ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Roof boasts ARCHITECTURAL SHINGLES! Attic equipped with storage space and pull-down located in both house and garage for plenty of extra storage! This home combines comfort, convenience, and classic style in a desirable setting close to plenty of walking and biking trails at Arabia Mountain National Heritage Area, Panola Mtn State Park, and Monastery of the Holy Spirit!

4. 2026-04-09
   status Active 1001-char remark

   Show marketing remark (1001 chars)

   Welcome to this charming brick ranch nestled in a lovely Conyers neighborhood, perfectly situated on a quiet cul-de-sac lot with no HOA! This move-in ready 3 bedroom, 2 bathroom house offers timeless appeal with a freshly painted exterior and garage floor, and HVAC less than a year old! Inside, you'll find a GAS LOG FIREPLACE and an abundance of natural light filling the living spaces, creating a warm and inviting atmosphere. Kitchen features white cabinetry with plenty of storage and counter space! Step outside to enjoy a beautiful backyard-ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Roof boasts ARCHITECTURAL SHINGLES! Attic equipped with storage space and pull-down located in both house and garage for plenty of extra storage! This home combines comfort, convenience, and classic style in a desirable setting close to plenty of walking and biking trails at Arabia Mountain National Heritage Area, Panola Mtn State Park, and Monastery of the Holy Spirit!

5. 2026-04-06
   status Under Contract 1001-char remark

   Show marketing remark (1001 chars)

   Welcome to this charming brick ranch nestled in a lovely Conyers neighborhood, perfectly situated on a quiet cul-de-sac lot with no HOA! This move-in ready 3 bedroom, 2 bathroom house offers timeless appeal with a freshly painted exterior and garage floor, and HVAC less than a year old! Inside, you'll find a GAS LOG FIREPLACE and an abundance of natural light filling the living spaces, creating a warm and inviting atmosphere. Kitchen features white cabinetry with plenty of storage and counter space! Step outside to enjoy a beautiful backyard-ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Roof boasts ARCHITECTURAL SHINGLES! Attic equipped with storage space and pull-down located in both house and garage for plenty of extra storage! This home combines comfort, convenience, and classic style in a desirable setting close to plenty of walking and biking trails at Arabia Mountain National Heritage Area, Panola Mtn State Park, and Monastery of the Holy Spirit!

6. 2026-04-06
   status Pending 1001-char remark

   Show marketing remark (1001 chars)

   Welcome to this charming brick ranch nestled in a lovely Conyers neighborhood, perfectly situated on a quiet cul-de-sac lot with no HOA! This move-in ready 3 bedroom, 2 bathroom house offers timeless appeal with a freshly painted exterior and garage floor, and HVAC less than a year old! Inside, you'll find a GAS LOG FIREPLACE and an abundance of natural light filling the living spaces, creating a warm and inviting atmosphere. Kitchen features white cabinetry with plenty of storage and counter space! Step outside to enjoy a beautiful backyard-ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Roof boasts ARCHITECTURAL SHINGLES! Attic equipped with storage space and pull-down located in both house and garage for plenty of extra storage! This home combines comfort, convenience, and classic style in a desirable setting close to plenty of walking and biking trails at Arabia Mountain National Heritage Area, Panola Mtn State Park, and Monastery of the Holy Spirit!

7. 2026-03-24
   listed $285,000 Active 1001-char remark

   Show marketing remark (1001 chars)

   Welcome to this charming brick ranch nestled in a lovely Conyers neighborhood, perfectly situated on a quiet cul-de-sac lot with no HOA! This move-in ready 3 bedroom, 2 bathroom house offers timeless appeal with a freshly painted exterior and garage floor, and HVAC less than a year old! Inside, you'll find a GAS LOG FIREPLACE and an abundance of natural light filling the living spaces, creating a warm and inviting atmosphere. Kitchen features white cabinetry with plenty of storage and counter space! Step outside to enjoy a beautiful backyard-ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Roof boasts ARCHITECTURAL SHINGLES! Attic equipped with storage space and pull-down located in both house and garage for plenty of extra storage! This home combines comfort, convenience, and classic style in a desirable setting close to plenty of walking and biking trails at Arabia Mountain National Heritage Area, Panola Mtn State Park, and Monastery of the Holy Spirit!

8. 2026-03-24
   listed $285,000 New 1001-char remark

   Show marketing remark (1001 chars)

   Welcome to this charming brick ranch nestled in a lovely Conyers neighborhood, perfectly situated on a quiet cul-de-sac lot with no HOA! This move-in ready 3 bedroom, 2 bathroom house offers timeless appeal with a freshly painted exterior and garage floor, and HVAC less than a year old! Inside, you'll find a GAS LOG FIREPLACE and an abundance of natural light filling the living spaces, creating a warm and inviting atmosphere. Kitchen features white cabinetry with plenty of storage and counter space! Step outside to enjoy a beautiful backyard-ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Roof boasts ARCHITECTURAL SHINGLES! Attic equipped with storage space and pull-down located in both house and garage for plenty of extra storage! This home combines comfort, convenience, and classic style in a desirable setting close to plenty of walking and biking trails at Arabia Mountain National Heritage Area, Panola Mtn State Park, and Monastery of the Holy Spirit!

9. 1995-12-21
   soldstatus $109,900
10. 1993-01-06
    soldstatus $98,650

ⓘ 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: $1,666 · $139/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: +$956/yr (+$80/mo · 57.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 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: $26,375
• − Mortgage interest: −$15,964
• − Property taxes: −$1,666
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$8,291
• Taxable loss: −$5,191
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $1,057/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Stonecrest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+188.9% since first listed

10 events — show timeline

• 2026-05-02 Pending — FMLS
• 2026-05-02 Pending — GAMLS
• 2026-04-09 Relisted — GAMLS
• 2026-04-09 Relisted — FMLS
• 2026-04-06 Pending — GAMLS
• 2026-04-06 Pending — FMLS
• 2026-03-24 Listed $285,000 GAMLS
• 2026-03-24 Listed $285,000 FMLS
• 1995-12-21 Sold (Public Records) $109,900 Public Records
• 1993-01-06 Sold (Public Records) $98,650 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,666 · -3.1% YoY. Source: county tax records.