2393 Winshire Dr · Stonecrest, GA 30035

$230,000

4 bd · 2.0 ba · 1,779 sqft · SingleFamily public records · 207 Days on market

Built 1965 0.35 ac lot Est $269k · 14% under

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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 +14.6/30.0
• ARV discount +14.0/15.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• 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

Four sided brick with side entry car port. Home boasts some upgrades! New front windows, Newer full HVAC system, Roof is only 4 years old. Fenced yard so bring the kids and pets!

Key facts

• 0.35 acre lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $53 ($640/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 $223k (3.1% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• 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: Canby Lane Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 461 students, 100% FRL); Mary Mcleod Bethune Middle School (math 4% / reading 13%, grade F, #439 of 470 statewide, top 94%, 718 students, 100% FRL); Towers High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 764 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 180 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 40% 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 $2k of loan paydown is wiped out by about $7k 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 207 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $141k; list at $230k implies a 63% 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 $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $268,629
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2393 Winshire Dr	0.00mi	4/2.0	1,779 (0%)	1mo	$220,000	$124	100
2401 Winshire Dr	0.02mi	3/2.0 (-1)	1,632 (-8%)	5mo	$260,000	$159	76
2327 Greenway Dr	0.57mi	4/2.0	1,684 (-5%)	2mo	$160,000	$95	63
2380 Greenway Dr	0.56mi	4/3.5	1,844 (+4%)	1mo	$279,000	$151	61
4190 Wingfoot Ct	0.50mi	3/3.0 (-1)	1,716 (-4%)	3mo	$283,000	$165	60
2347 Greenway Dr	0.59mi	3/3.0 (-1)	1,771 (-0%)	6mo	$165,000	$93	58
2256 Greenway Dr	0.61mi	4/3.0	1,664 (-6%)	8mo	$315,000	$189	50
4312 Pleasant Forest Dr	0.71mi	4/2.0	1,902 (+7%)	8mo	$215,000	$113	49
4379 Cross Ln	0.58mi	5/3.0 (+1)	1,957 (+10%)	3mo	$294,900	$151	45
2428 Marsh Rabbit Bnd	0.58mi	3/2.5 (-1)	2,000 (+12%)	3mo	$306,000	$153	42
4105 Emerald Lake Dr	0.68mi	3/2.0 (-1)	1,544 (-13%)	4mo	$240,000	$155	38
4579 Tudor Castle Dr	0.70mi	3/2.0 (-1)	1,534 (-14%)	4mo	$155,000	$101	36

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-38,441
• Equity at exit: $34,294

10-year hold

• IRR: -14.1%
• Equity multiple: 0.27×
• Total profit: $-47,051
• Equity at exit: $19,886

Cash invested: $64,400 (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: 180
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$405 /mo · $4,857/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $53

Break-even live

Break-even rent $2,160

Max offer price $230,000

Occupancy floor 93%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	24d	1	0.30mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	44d	1	0.48mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	24d	1	0.50mi
4203 Wesley Hall Ln Decatur, GA	4.0	3.0	2457	$2,461	$1.00	5d	1	0.52mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	0.55mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	0.56mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	44d	1	0.59mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	44d	1	0.61mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,235	$1.22	2d	4	0.64mi
4116 Snapfinger Way Decatur, GA	4.0	2.0	1334	$1,719	$1.29	44d	1	0.66mi
5089 Galleon Xing Decatur, GA	4.0	2.5	2488	$2,460	$0.99	44d	1	0.83mi
4085 Canby Ln Decatur, GA	4.0	2.0	1400	$1,650	$1.18	44d	1	0.86mi
4033 Emerald North Cir Decatur, GA	4.0	2.5	2000	$2,061	$1.03	17d	1	0.96mi
4066 Marble Arch Ct Decatur, GA	3.0	2.0	1344	$1,800	$1.34	44d	1	0.99mi
2248 Emerald Springs Dr Decatur, GA	3.0	2.0	1918	$1,870	$0.97	44d	1	1.01mi
4111 Northstrand Dr Decatur, GA	3.0	3.0	2173	$2,031	$0.93	13d	1	1.02mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	44d	1	1.04mi
2293 Waters Run Decatur, GA	4.0	2.5	2500	$2,195	$0.88	44d	1	1.04mi
Ramblewood Cir , GA	5.0	3.0	2187	$4,000	$1.83	44d	1	1.06mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	44d	1	1.11mi
2272 Ramblewood Cir Decatur, GA	4.0	2.5	2198	$2,111	$0.96	5d	1	1.13mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	13d	1	1.14mi
2351 Emerald Falls Dr Decatur, GA	3.0	2.0	2400	$1,696	$0.71	44d	1	1.16mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	13d	1	1.16mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	44d	1	1.16mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	13d	1	1.20mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	44d	1	1.23mi
2109 Newgate Dr Decatur, GA	3.0	2.5	1701	$1,850	$1.09	44d	1	1.23mi
1859 Broadway St Decatur, GA	3.0	2.5	1620	$2,200	$1.36	4d	1	1.25mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	1.25mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	21d	1	1.25mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	1.26mi
3920 Wedgefield Cir Decatur, GA	4.0	3.0	2325	$2,500	$1.08	24d	1	1.27mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	44d	1	1.33mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	3d	1	1.34mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	2d	1	1.34mi
4955 Windsor Downs Ln Decatur, GA	4.0	2.0	1888	$2,050	$1.09	5d	1	1.35mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	21d	1	1.35mi
2014 Manhattan Pkwy Decatur, GA	3.0	2.5	1620	$1,956	$1.21	5d	1	1.38mi
2450 Northmill Ln Decatur, GA	4.0	2.5	2046	$2,135	$1.04	44d	1	1.42mi

Listing history 18 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-02-09
   price $230,000
4. 2025-10-02
   listed $265,000 Active
5. 2025-09-26
   historical
6. 2025-09-22
   historical $265,000
7. 2025-09-21
   listed $265,000 New
8. 2019-01-24
   soldstatus $141,000
9. 2018-12-13
   soldstatus $141,000 Sold 178-char remark

   Show marketing remark (178 chars)

   Four sided brick with side entry car port. Home boasts some upgrades! New front windows, Newer full HVAC system, Roof is only 4 years old. Fenced yard so bring the kids and pets!

10. 2018-12-13
    soldstatus $141,000 Sold

    Show marketing remark (178 chars)

    Four sided brick with side entry car port. Home boasts some upgrades! New front windows, Newer full HVAC system, Roof is only 4 years old. Fenced yard so bring the kids and pets!

11. 2018-11-13
    status Under Contract

    Show marketing remark (178 chars)

    Four sided brick with side entry car port. Home boasts some upgrades! New front windows, Newer full HVAC system, Roof is only 4 years old. Fenced yard so bring the kids and pets!

12. 2018-11-13
    status Pending 178-char remark

    Show marketing remark (178 chars)

    Four sided brick with side entry car port. Home boasts some upgrades! New front windows, Newer full HVAC system, Roof is only 4 years old. Fenced yard so bring the kids and pets!

13. 2018-11-02
    price $144,900
14. 2018-11-01
    price $144,900 178-char remark

    Show marketing remark (178 chars)

    Four sided brick with side entry car port. Home boasts some upgrades! New front windows, Newer full HVAC system, Roof is only 4 years old. Fenced yard so bring the kids and pets!

15. 2018-10-15
    listed $150,000 Active 178-char remark

    Show marketing remark (178 chars)

    Four sided brick with side entry car port. Home boasts some upgrades! New front windows, Newer full HVAC system, Roof is only 4 years old. Fenced yard so bring the kids and pets!

16. 2018-10-15
    listed $150,000 New

    Show marketing remark (178 chars)

    Four sided brick with side entry car port. Home boasts some upgrades! New front windows, Newer full HVAC system, Roof is only 4 years old. Fenced yard so bring the kids and pets!

17. 2000-11-08
    soldstatus $109,000
18. 1989-12-28
    soldstatus $76,500

ⓘ 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: $4,857 · $405/mo
• Projected year-2 tax: $4,857 · $405/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: $26,735
• − Mortgage interest: −$12,884
• − Property taxes: −$4,857
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$6,691
• Taxable loss: −$3,124
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $1,390/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

+200.7% since first listed

18 events — show timeline

• 2026-04-28 Pending — FMLS
• 2026-04-23 Contingent — FMLS
• 2026-02-09 Price Changed $230,000 FMLS
• 2025-10-02 Listed $265,000 FMLS
• 2025-09-26 Listing Removed — GAMLS
• 2025-09-22 Coming Soon $265,000 FMLS
• 2025-09-21 Listed $265,000 GAMLS
• 2019-01-24 Sold (Public Records) $141,000 Public Records
• 2018-12-13 Sold (MLS) $141,000 GAMLS
• 2018-12-13 Sold (MLS) $141,000 FMLS
• 2018-11-13 Pending — GAMLS
• 2018-11-13 Pending — FMLS
• 2018-11-02 Price Changed $144,900 GAMLS
• 2018-11-01 Price Changed $144,900 FMLS
• 2018-10-15 Listed $150,000 GAMLS
• 2018-10-15 Listed $150,000 FMLS
• 2000-11-08 Sold (Public Records) $109,000 Public Records
• 1989-12-28 Sold (Public Records) $76,500 Public Records

Property tax history

+17.0%/yr

Latest (2025): $4,857 · +2.8% YoY. Source: county tax records.