5267 Ridge Forest Dr · Stone Mountain, GA 30083

$320,000

4 bd · 5.0 ba · 2,400 sqft · MultiFamily public records · 15 Days on market

Built 1986 6,534 sqft lot

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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 +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

COMPLETELY RENOVATED FULLY OCCUPIED TWO STORY DUPLEX WITH TWO BEDROOMS AND TWO AND ONE HALF BATHS. BOTH UNITS FEATURE ALL NEW APPLIANCES INCLUDING WASHER AND DRYER AND TILED BATHS AND SOLID SURFACE COUNTERTOPS. ADDITIONAL STORAGE SHED IN BACKYARD.

Key facts

• All new appliances
• Tiled baths
• Completely renovated

Tags

• COMPLETELY RENOVATED
• ALL NEW APPLIANCES
• TILED BATHS
• SOLID SURFACE COUNTERTOPS
• ADDITIONAL STORAGE SHED

Property features AI

Finance

• Financial info: Multi-family property with 2 total units

Exterior

• Parking: Driveway with available open parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Two levels
• Construction: Composition roof
• Exterior features: Brick front; Property described by recorded lot/legal parcels

Interior

• Bedrooms: Total of 2 units (multi-family)
• Heating & cooling: Central heating; Ceiling fans for cooling
• Interior features: Two-story layout; Resale condition

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $50 ($597/yr) — positive. Per door: $25/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (4.5% below list).
• Recommended offer: $306k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Stone Mountain — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#11 in GA, #1,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime 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.
• Zoned schools: Stone Mountain Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 450 students, 100% FRL); Stone Mountain Middle School (math 12% / reading 15%, grade F, #407 of 470 statewide, top 87%, 1,072 students, 100% FRL); Stone Mountain High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 1,202 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 rising (+1.3%/yr); 263 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $3,057/mo this rent would consume 66% of the median local household income ($55k/yr) (locally 3574% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 15 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago 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.

Risks & watch-outs

• 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 $305,700 (4.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-53,659
• Equity at exit: $47,713

10-year hold

• IRR: -12.9%
• Equity multiple: 0.30×
• Total profit: $-62,355
• Equity at exit: $27,668

Cash invested: $89,600 (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 30083

• Rents YoY: 1.3%
• Active inventory: 263
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $3,057 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$554 /mo · $6,646/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $50

Break-even live

Break-even rent $2,994

Max offer price $320,000

Occupancy floor 93%

Sensitivity live

Price	-10% $231	-5% $140	+0% $50	+5% $-41	+10% $-131
Rent	-10% $-192	-5% $-71	+0% $50	+5% $170	+10% $291
Rate	-1.0pp $211	-0.5pp $131	base $50	+0.5pp $-33	+1.0pp $-118

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,056
Total (2 units)			$3,057

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
697 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1576	$1,650	$1.05	46d	1	0.31mi
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	24d	1	0.47mi
5308 Omalley Ln Stone Mountain, GA	4.0	2.5	1950	$1,949	$1.00	46d	1	0.84mi
524 Julius Dr Stone Mountain, GA	3.0	2.0	1780	$1,795	$1.01	46d	1	0.95mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	13d	1	1.11mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	5d	1	1.35mi
4980 Fairforest Dr Stone Mountain, GA	3.0	2.0	2181	$2,075	$0.95	15d	1	1.42mi
4757 Fellswood Dr Stone Mountain, GA	3.0	2.0	1665	$1,900	$1.14	1d	1	1.48mi
4959 Demere Ct Stone Mountain, GA	3.0	2.0	1695	$2,000	$1.18	15d	1	1.49mi

Listing history 24 events

1. 2026-06-07
   statusdays on market $320,000 Pending 15 DOM
2. 2026-06-04
   days on market $320,000 Active 14 DOM
3. 2026-06-03
   days on market $320,000 Active 13 DOM
4. 2026-06-02
   days on market $320,000 Active 12 DOM
5. 2026-06-01
   days on market $320,000 Active 11 DOM
6. 2026-05-31
   days on market $320,000 Active 10 DOM
7. 2026-05-21
   listed $320,000 New 249-char remark

   Show marketing remark (249 chars)

   COMPLETELY RENOVATED FULLY OCCUPIED TWO STORY DUPLEX WITH TWO BEDROOMS AND TWO AND ONE HALF BATHS. BOTH UNITS FEATURE ALL NEW APPLIANCES INCLUDING WASHER AND DRYER AND TILED BATHS AND SOLID SURFACE COUNTERTOPS. ADDITIONAL STORAGE SHED IN BACKYARD.

8. 2026-05-21
   listed $320,000 Active

   Show marketing remark (249 chars)

   COMPLETELY RENOVATED FULLY OCCUPIED TWO STORY DUPLEX WITH TWO BEDROOMS AND TWO AND ONE HALF BATHS. BOTH UNITS FEATURE ALL NEW APPLIANCES INCLUDING WASHER AND DRYER AND TILED BATHS AND SOLID SURFACE COUNTERTOPS. ADDITIONAL STORAGE SHED IN BACKYARD.

9. 2024-10-07
   soldstatus $344,500
10. 2018-04-18
    soldstatus $110,000
11. 2018-04-18
    soldstatus $130,000
12. 2016-05-05
    price $28,500 240-char remark

    Show marketing remark (240 chars)

    Brick and frame townhome with 2 bedrooms & 2 1/2 baths. Hardwood floors throughout. Tile flooring in kitchen and hallway. Near historic Stone Mountain. An Equal Housing Opportunity. Sold 'AS IS' info deemed reliable, but not guaranteed.

13. 2016-05-03
    soldstatus $30,000 Sold 240-char remark

    Show marketing remark (240 chars)

    Brick and frame townhome with 2 bedrooms & 2 1/2 baths. Hardwood floors throughout. Tile flooring in kitchen and hallway. Near historic Stone Mountain. An Equal Housing Opportunity. Sold 'AS IS' info deemed reliable, but not guaranteed.

14. 2016-04-08
    status Under Contract 240-char remark

    Show marketing remark (240 chars)

    Brick and frame townhome with 2 bedrooms & 2 1/2 baths. Hardwood floors throughout. Tile flooring in kitchen and hallway. Near historic Stone Mountain. An Equal Housing Opportunity. Sold 'AS IS' info deemed reliable, but not guaranteed.

15. 2016-04-06
    price $30,000 240-char remark

    Show marketing remark (240 chars)

    Brick and frame townhome with 2 bedrooms & 2 1/2 baths. Hardwood floors throughout. Tile flooring in kitchen and hallway. Near historic Stone Mountain. An Equal Housing Opportunity. Sold 'AS IS' info deemed reliable, but not guaranteed.

16. 2016-04-04
    historical Pending Approval 240-char remark

    Show marketing remark (240 chars)

    Brick and frame townhome with 2 bedrooms & 2 1/2 baths. Hardwood floors throughout. Tile flooring in kitchen and hallway. Near historic Stone Mountain. An Equal Housing Opportunity. Sold 'AS IS' info deemed reliable, but not guaranteed.

17. 2016-03-23
    status Back On Market 240-char remark

    Show marketing remark (240 chars)

    Brick and frame townhome with 2 bedrooms & 2 1/2 baths. Hardwood floors throughout. Tile flooring in kitchen and hallway. Near historic Stone Mountain. An Equal Housing Opportunity. Sold 'AS IS' info deemed reliable, but not guaranteed.

18. 2016-03-17
    historical Pending Approval 240-char remark

    Show marketing remark (240 chars)

    Brick and frame townhome with 2 bedrooms & 2 1/2 baths. Hardwood floors throughout. Tile flooring in kitchen and hallway. Near historic Stone Mountain. An Equal Housing Opportunity. Sold 'AS IS' info deemed reliable, but not guaranteed.

19. 2016-03-16
    status Back On Market 240-char remark

    Show marketing remark (240 chars)

    Brick and frame townhome with 2 bedrooms & 2 1/2 baths. Hardwood floors throughout. Tile flooring in kitchen and hallway. Near historic Stone Mountain. An Equal Housing Opportunity. Sold 'AS IS' info deemed reliable, but not guaranteed.

20. 2016-03-09
    historical Pending Approval 240-char remark

    Show marketing remark (240 chars)

    Brick and frame townhome with 2 bedrooms & 2 1/2 baths. Hardwood floors throughout. Tile flooring in kitchen and hallway. Near historic Stone Mountain. An Equal Housing Opportunity. Sold 'AS IS' info deemed reliable, but not guaranteed.

21. 2016-02-27
    listed $28,500 New 240-char remark

    Show marketing remark (240 chars)

    Brick and frame townhome with 2 bedrooms & 2 1/2 baths. Hardwood floors throughout. Tile flooring in kitchen and hallway. Near historic Stone Mountain. An Equal Housing Opportunity. Sold 'AS IS' info deemed reliable, but not guaranteed.

22. 1999-12-10
    soldstatus $113,000
23. 1986-12-31
    soldstatus $98,000
24. 1985-12-16
    soldstatus $36,000

ⓘ 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: $6,646 · $554/mo
• Projected year-2 tax: $6,646 · $554/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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,684
• − Mortgage interest: −$17,925
• − Property taxes: −$6,646
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,935
• − Management: −$2,935
• − Depreciation: −$9,309
• Taxable loss: −$4,666
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $1,716/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 — Stone Mountain

• Score: 79/100
• State rank: #11
• US rank: #1977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stone Mountain, GA
• County: Dekalb County · 782,738 people
• City population: 130,941
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,724
• Household income: $55,307
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 3574.0

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 (75%)
• Race & ethnicity: Black 75% White 8% Asian 8% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Arab 1%
• Foreign-born: 24% · Canada, Vietnam, India
• Languages at home: 71% English-only · Spanish 4% Other Indo-European 4% Vietnamese 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: ▼ -213.61%
• Current HPI: 216.2527
• Rent YoY: ▲ 1.31%
• 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

+788.9% since first listed

20 events — show timeline

• 2026-06-05 Pending — GAMLS
• 2026-06-05 Pending — FMLS
• 2026-05-21 Listed $320,000 FMLS
• 2026-05-21 Listed $320,000 GAMLS
• 2024-10-07 Sold (Public Records) $344,500 Public Records
• 2018-04-18 Sold (Public Records) $130,000 Public Records
• 2018-04-18 Sold (Public Records) $110,000 Public Records
• 2016-05-05 Price Changed $28,500 GAMLS
• 2016-05-03 Sold (MLS) $30,000 GAMLS
• 2016-04-08 Pending — GAMLS
• 2016-04-06 Price Changed $30,000 GAMLS
• 2016-04-04 Contingent — GAMLS
• 2016-03-23 Relisted — GAMLS
• 2016-03-17 Contingent — GAMLS
• 2016-03-16 Relisted — GAMLS
• 2016-03-09 Contingent — GAMLS
• 2016-02-27 Listed $28,500 GAMLS
• 1999-12-10 Sold (Public Records) $113,000 Public Records
• 1986-12-31 Sold (Public Records) $98,000 Public Records
• 1985-12-16 Sold (Public Records) $36,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $6,646 · +7.3% YoY. Source: county tax records.