4864 Brookstone Pkwy · Stonecrest, GA 30294

$204,000

3 bd · 1.5 ba · 1,406 sqft · SingleFamily public records · 508 Days on market

Built 1981 0.34 ac lot $145/sqft · 18% below area Est $248k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautifully renovated 4-bedroom, 1.5-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining and more! Do not miss this great opportunity!

Key facts

• 0.34 acre lot
• Built 1981
• Listed 507 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $37 ($443/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 $196k (4.0% below list).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 254 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

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 508 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 508 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

• ARV (median comp): $247,783
• List price: $204,000
• Delta: -17.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4934 Brookstone Pkwy	0.17mi	3/2.0	1,459 (+4%)	7mo	$226,000	$155	78
165 Wilhelmina Dr	0.44mi	3/2.0	1,375 (-2%)	0mo	$247,000	$180	74
70 Juliana Dr	0.55mi	3/2.5	1,352 (-4%)	11mo	$185,000	$137	55
300 Victoria Dr	0.33mi	3/2.0	1,240 (-12%)	21mo	$215,000	$173	46
210 Victoria Dr	0.45mi	3/2.0	1,294 (-8%)	22mo	$264,900	$205	45

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-27,491
• Equity at exit: $30,417

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-7,314
• Equity at exit: $17,638

Cash invested: $57,120 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 254
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$1,070
• Tax from tax record: −$355 /mo · $4,264/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $37

Break-even live

Break-even rent $1,912

Max offer price $204,000

Occupancy floor 93%

Sensitivity live

Price	-10% $152	-5% $95	+0% $37	+5% $-21	+10% $-79
Rent	-10% $-118	-5% $-40	+0% $37	+5% $114	+10% $192
Rate	-1.0pp $140	-0.5pp $89	base $37	+0.5pp $-16	+1.0pp $-70

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4910 Brookstone Pkwy Ellenwood, GA	4.0	3.0	1728	$1,995	$1.15	2d	1	0.12mi
3637 Windmill Rd Ellenwood, GA	3.0	1.0	1200	$1,695	$1.41	25d	1	0.47mi
85 Wilhelmina Dr Ellenwood, GA	3.0	2.0	1600	$4,900	$3.06	44d	1	0.60mi
67 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	19d	1	1.05mi
48 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	19d	1	1.06mi
65 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	19d	1	1.06mi
46 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	25d	1	1.07mi
37 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	44d	1	1.13mi
39 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	13d	1	1.13mi
4402 Davana Dr Ellenwood, GA	3.0	1.0	1056	$1,578	$1.49	0d	1	1.35mi
3303 Homeward Trl Ellenwood, GA	3.0	2.0	1456	$1,799	$1.24	23d	1	1.39mi

Listing history 40 events

1. 2026-06-21
   days on market $204,000 Active 508 DOM
2. 2026-06-18
   days on market $204,000 Active 505 DOM
3. 2026-06-17
   days on market $204,000 Active 504 DOM
4. 2026-06-16
   days on market $204,000 Active 503 DOM
5. 2026-06-15
   days on market $204,000 Active 502 DOM
6. 2026-06-13
   days on market $204,000 Active 500 DOM
7. 2026-06-09
   days on market $204,000 Active 496 DOM
8. 2026-06-08
   days on market $204,000 Active 495 DOM
9. 2026-06-07
   days on market $204,000 Active 494 DOM
10. 2026-06-04
    days on market $204,000 Active 491 DOM
11. 2026-06-03
    days on market $204,000 Active 490 DOM
12. 2026-06-02
    days on market $204,000 Active 489 DOM
13. 2026-06-01
    days on market $204,000 Active 488 DOM
14. 2026-05-31
    days on market $204,000 Active 487 DOM
15. 2025-12-31
    status Back On Market 314-char remark

    Show marketing remark (314 chars)

    A beautifully renovated 4-bedroom, 1.5-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining and more! Do not miss this great opportunity!

16. 2025-11-10
    status Under Contract 314-char remark

    Show marketing remark (314 chars)

    A beautifully renovated 4-bedroom, 1.5-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining and more! Do not miss this great opportunity!

17. 2025-07-22
    price $204,000 314-char remark

    Show marketing remark (314 chars)

    A beautifully renovated 4-bedroom, 1.5-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining and more! Do not miss this great opportunity!

18. 2025-05-18
    price $219,375 314-char remark

    Show marketing remark (314 chars)

    A beautifully renovated 4-bedroom, 1.5-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining and more! Do not miss this great opportunity!

19. 2024-12-10
    listed $225,000 New 314-char remark

    Show marketing remark (314 chars)

    A beautifully renovated 4-bedroom, 1.5-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining and more! Do not miss this great opportunity!

20. 2023-08-29
    historical $1,450
21. 2023-08-19
    listed $1,450
22. 2020-07-24
    soldstatus $867,700
23. 2014-10-01
    price $28,000 342-char remark

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

24. 2014-03-21
    price $28,000
25. 2014-03-21
    historical
26. 2014-03-14
    historical 342-char remark

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

27. 2014-03-14
    soldstatus $28,000 Sold 342-char remark

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

28. 2014-03-14
    soldstatus $28,000 Sold

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

29. 2014-03-14
    price $36,900

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

30. 2014-01-14
    status Pending

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

31. 2014-01-14
    status Under Contract 342-char remark

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

32. 2014-01-14
    price $36,900 342-char remark

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

33. 2013-12-03
    price $36,900 Reduced 342-char remark

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

34. 2013-12-03
    price $36,900

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

35. 2013-11-04
    price $39,900 Reduced 342-char remark

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

36. 2013-11-04
    price $39,900

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

37. 2013-10-01
    listed $46,000 Active

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

38. 2013-10-01
    listed $46,000 New 342-char remark

    Show marketing remark (342 chars)

    Charming ranch home located in the Brookstone Community. The home features a front porch, fenced back yard, out building and an enclosed patio. Inside there is a living room, eat in kitchen, laundry area, 3 bedrooms and 1.5 baths. Convenient to all services. Quiet Street! This property is approved for Homepath Renovation Mortgage financing.

39. 1996-07-29
    soldstatus $56,300
40. 1981-09-02
    soldstatus $41,000

ⓘ 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: $4,264 · $355/mo
• Projected year-2 tax: $4,264 · $355/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,500
• − Mortgage interest: −$11,427
• − Property taxes: −$4,264
• − Insurance: −$1,020
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$5,935
• Taxable loss: −$2,906
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $1,141/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: Henry County · 316,359 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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 (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+397.6% since first listed

26 events — show timeline

• 2025-12-31 Relisted — GAMLS
• 2025-11-10 Pending — GAMLS
• 2025-07-22 Price Changed $204,000 GAMLS
• 2025-05-18 Price Changed $219,375 GAMLS
• 2024-12-10 Listed $225,000 GAMLS
• 2023-08-29 Rental Removed $1,450 GAMLS
• 2023-08-19 Listed for Rent $1,450 GAMLS
• 2020-07-24 Sold (Public Records) $867,700 Public Records
• 2014-10-01 Price Changed $28,000 GAMLS
• 2014-03-21 Price Changed $28,000 FMLS
• 2014-03-21 Listing Removed — FMLS
• 2014-03-14 Listing Removed — GAMLS
• 2014-03-14 Sold (MLS) $28,000 GAMLS
• 2014-03-14 Price Changed $36,900 FMLS
• 2014-03-14 Sold (MLS) $28,000 FMLS
• 2014-01-14 Pending — FMLS
• 2014-01-14 Pending — GAMLS
• 2014-01-14 Price Changed $36,900 GAMLS
• 2013-12-03 Price Changed $36,900 GAMLS
• 2013-12-03 Price Changed $36,900 FMLS
• 2013-11-04 Price Changed $39,900 GAMLS
• 2013-11-04 Price Changed $39,900 FMLS
• 2013-10-01 Listed $46,000 FMLS
• 2013-10-01 Listed $46,000 GAMLS
• 1996-07-29 Sold (Public Records) $56,300 Public Records
• 1981-09-02 Sold (Public Records) $41,000 Public Records

Property tax history

+19.4%/yr

Latest (2025): $4,264 · +0.1% YoY. Source: county tax records.