7074 Hammond Way · Lithonia, GA 30058

$92,500

4 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 73 Days on market

Built 1966 3,920 sqft lot $83/sqft · 55% below area

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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
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow is this really true? A home available for sale in DeKalb County for under $100,000! This is a total fixer upper. This home does have a brand new roof & decking and subfloor just needs a buyer to finish the renovation. Cash offers only and as is. No blind offers. This is a great deal at this low price!

Key facts

• Brand new roof
• Subfloor
• Decking

Tags

• BRAND NEW ROOF
• DECKING
• SUBFLOOR

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#286 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• 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 (+1.2%/yr); 441 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 41% of the median local income ($62k/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 $640 of loan paydown is wiped out by about $3k 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 + 1.2% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: moderate wind risk, 25% 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 $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 2.26% ✓
• Cap rate: 17.17%
• Cash-on-cash: 38.85%
• DSCR: 2.73
• GRM: 3.7

CMA / ARV

• ARV (median comp): $207,295
• List price: $92,500
• Delta: -55.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 2.34×
• Total profit: $34,796
• Equity at exit: $13,792

10-year hold

• IRR: 38.7%
• Equity multiple: 4.27×
• Total profit: $84,762
• Equity at exit: $7,998

Cash invested: $25,900 (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: 441
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$485
• Tax from tax record: −$288 /mo · $3,456/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $839

Break-even live

Break-even rent $1,027

Max offer price $92,500

Occupancy floor 55%

Sensitivity live

Price	-10% $891	-5% $865	+0% $839	+5% $812	+10% $786
Rent	-10% $673	-5% $756	+0% $839	+5% $921	+10% $1,004
Rate	-1.0pp $885	-0.5pp $862	base $839	+0.5pp $815	+1.0pp $790

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7055 Swift St Lithonia, GA	4.0	2.0	1119	$2,000	$1.79	21d	1	0.57mi
2620 Wiggins St Lithonia, GA	3.0	1.0	1496	$1,795	$1.20	0d	1	0.62mi
2620 Wiggins St Lithonia, GA	3.0	1.0	1496	$1,795	$1.20	11d	1	0.62mi
2502 Park Dr Lithonia, GA	3.0	2.0	892	$1,850	$2.07	44d	1	0.77mi
6813 Main St Lithonia, GA	1.0–3.0	1.0–1.5	1025	$1,500	$1.46	4d	6	0.96mi
2614 Parkway Trl Lithonia, GA	3.0	2.0	1428	$1,795	$1.26	6d	1	1.12mi
40 Amanda Dr Lithonia, GA	1.0–3.0	1.0–2.0	1120	$1,698	$1.52	0d	10	1.13mi
2958 Klondike Rd Lithonia, GA	3.0	2.0	1300	$1,550	$1.19	25d	1	1.47mi
6659 Chupp Rd Lithonia, GA	1.0–4.0	1.0–2.0	1036	$1,899	$1.83	13d	1	1.49mi

Listing history 33 events

1. 2026-06-21
   days on market $92,500 Active 73 DOM
2. 2026-06-18
   days on market $92,500 Active 70 DOM
3. 2026-06-17
   days on market $92,500 Active 69 DOM
4. 2026-06-16
   days on market $92,500 Active 68 DOM
5. 2026-06-15
   days on market $92,500 Active 67 DOM
6. 2026-06-13
   days on market $92,500 Active 65 DOM
7. 2026-06-09
   days on market $92,500 Active 61 DOM
8. 2026-06-08
   days on market $92,500 Active 60 DOM
9. 2026-06-07
   pricedays on market $92,500 Active 59 DOM
10. 2026-06-04
    days on market $99,900 Active 56 DOM
11. 2026-06-03
    days on market $99,900 Active 55 DOM
12. 2026-06-02
    days on market $99,900 Active 54 DOM
13. 2026-06-01
    days on market $99,900 Active 53 DOM
14. 2026-05-31
    days on market $99,900 Active 52 DOM
15. 2026-05-08
    status Back On Market 310-char remark

    Show marketing remark (310 chars)

    Wow is this really true? A home available for sale in DeKalb County for under $100,000! This is a total fixer upper. This home does have a brand new roof & decking and subfloor just needs a buyer to finish the renovation. Cash offers only and as is. No blind offers. This is a great deal at this low price!

16. 2026-05-08
    status Active 310-char remark

    Show marketing remark (310 chars)

    Wow is this really true? A home available for sale in DeKalb County for under $100,000! This is a total fixer upper. This home does have a brand new roof & decking and subfloor just needs a buyer to finish the renovation. Cash offers only and as is. No blind offers. This is a great deal at this low price!

17. 2026-04-24
    status Pending 310-char remark

    Show marketing remark (310 chars)

    Wow is this really true? A home available for sale in DeKalb County for under $100,000! This is a total fixer upper. This home does have a brand new roof & decking and subfloor just needs a buyer to finish the renovation. Cash offers only and as is. No blind offers. This is a great deal at this low price!

18. 2026-04-23
    status Under Contract 310-char remark

    Show marketing remark (310 chars)

    Wow is this really true? A home available for sale in DeKalb County for under $100,000! This is a total fixer upper. This home does have a brand new roof & decking and subfloor just needs a buyer to finish the renovation. Cash offers only and as is. No blind offers. This is a great deal at this low price!

19. 2026-04-23
    historical Active Under Contract 310-char remark

    Show marketing remark (310 chars)

    Wow is this really true? A home available for sale in DeKalb County for under $100,000! This is a total fixer upper. This home does have a brand new roof & decking and subfloor just needs a buyer to finish the renovation. Cash offers only and as is. No blind offers. This is a great deal at this low price!

20. 2026-03-25
    listed $99,900 New 310-char remark

    Show marketing remark (310 chars)

    Wow is this really true? A home available for sale in DeKalb County for under $100,000! This is a total fixer upper. This home does have a brand new roof & decking and subfloor just needs a buyer to finish the renovation. Cash offers only and as is. No blind offers. This is a great deal at this low price!

21. 2026-03-25
    listed $99,900 Active 310-char remark

    Show marketing remark (310 chars)

    Wow is this really true? A home available for sale in DeKalb County for under $100,000! This is a total fixer upper. This home does have a brand new roof & decking and subfloor just needs a buyer to finish the renovation. Cash offers only and as is. No blind offers. This is a great deal at this low price!

22. 2024-04-26
    soldstatus $65,000 Closed
23. 2024-04-26
    soldstatus $65,000 Sold
24. 2024-04-08
    status Under Contract
25. 2024-04-08
    status Pending
26. 2024-04-08
    listed $65,000 Active
27. 2024-04-08
    listed $65,000 New
28. 2007-04-19
    soldstatus $40,000
29. 2006-11-06
    listed $44,900
30. 2005-12-13
    soldstatus $100,000
31. 1999-09-16
    soldstatus $49,000
32. 1998-03-23
    soldstatus $30,000
33. 1997-09-26
    soldstatus $30,000

ⓘ 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: $3,456 · $288/mo
• Projected year-2 tax: $3,456 · $288/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $25,065
• − Mortgage interest: −$5,181
• − Property taxes: −$3,456
• − Insurance: −$462
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$2,691
• Taxable income: $9,264
• Est. tax owed @ 24.0%: −$2,223
• After-tax cash flow: $7,839/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 — Lithonia

• Score: 63/100
• State rank: #286
• US rank: #15715

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety C User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lithonia, GA
• County: Dekalb County · 782,738 people
• City population: 106,390
• 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

+233.0% since first listed

19 events — show timeline

• 2026-05-08 Relisted — GAMLS
• 2026-05-08 Relisted — FMLS
• 2026-04-24 Pending — FMLS
• 2026-04-23 Pending — GAMLS
• 2026-04-23 Contingent — FMLS
• 2026-03-25 Listed $99,900 FMLS
• 2026-03-25 Listed $99,900 GAMLS
• 2024-04-26 Sold (MLS) $65,000 GAMLS
• 2024-04-26 Sold (MLS) $65,000 FMLS
• 2024-04-08 Pending — GAMLS
• 2024-04-08 Pending — FMLS
• 2024-04-08 Listed $65,000 GAMLS
• 2024-04-08 Listed $65,000 FMLS
• 2007-04-19 Sold (MLS) $40,000 FMLS
• 2006-11-06 Listed $44,900 FMLS
• 2005-12-13 Sold (Public Records) $100,000 Public Records
• 1999-09-16 Sold (Public Records) $49,000 Public Records
• 1998-03-23 Sold (Public Records) $30,000 Public Records
• 1997-09-26 Sold (Public Records) $30,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,456 · -6.0% YoY. Source: county tax records.