4123 Shorter Way · Stonecrest, GA 30034

$250,000

4 bd · 2.5 ba · 2,029 sqft · SingleFamily public records · 79 Days on market

Built 1965 0.27 ac lot $123/sqft · at area comps Est $301k · 17% under

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now featuring a stunning 3-bedroom, 2-bathroom split-level home located in a highly desirable Decatur neighborhood. The home offers a spacious eat-in kitchen and a family room highlighted by a cozy fireplace making it an ideal space for both relaxing and entertaining. The finished basement adds signific value featuring a full bathroom, an office, and an additional bedroom. This lower-level layout is perfect for a roommate-style arrangement or a modern redesign to suit your needs. Outside, the property includes a patio and an expansive fenced yard. Please note that this home is being sold as-is. While it may need a few cosmetic updates, it represents a fantastic opportunity for a buyer looking to personalize a space and build equity. Additionally, this property is not located within an HOA community. The location is exceptionally convenient, offering close proximity to the Atlanta airport, downtown Atlanta, downtown Decatur, Emory University, Georgia State University, the VA Hospital, and Stone Mountain Park.

Key facts

• Full bathroom
• Finished basement
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FINISHED BASEMENT
• FULL BATHROOM
• EXPANSIVE FENCED YARD
• CLOSE PROXIMITY TO VA HOSPITAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/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 $225k (10.0% below list).
• Recommended offer: $225k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.1% in Stonecrest — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — 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 (+2.2%/yr); 353 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 43% of the median local income ($64k/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 $8k 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 79 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 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 $66k; list at $250k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $225,007 (10.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $300,712
• List price: $250,000
• Delta: -16.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4158 Marist Ct	0.18mi	4/2.5	1,961 (-3%)	2mo	$320,000	$163	84
3623 Stanford Cir	0.16mi	4/2.5	1,953 (-4%)	7mo	$300,000	$154	80
3891 Valpariso Cir	0.27mi	4/3.5	2,080 (+2%)	2mo	$240,000	$115	78
4223 Abilene Ct	0.39mi	4/2.5	2,082 (+3%)	6mo	$262,900	$126	73
4222 Abilene Ct	0.42mi	4/3.0	2,116 (+4%)	2mo	$290,000	$137	70
4196 Lehigh Blvd	0.23mi	4/2.0	1,832 (-10%)	4mo	$210,000	$115	68
3749 Valpariso Cir	0.23mi	3/2.0 (-1)	1,813 (-11%)	2mo	$265,000	$146	63
4001 Kingsbrook Blvd	0.45mi	4/3.5	2,186 (+8%)	4mo	$378,250	$173	59
3797 Flakes Mill Rd	0.67mi	4/2.5	2,180 (+7%)	3mo	$220,000	$101	54
3652 Platina Park Ct	0.60mi	3/2.5 (-1)	1,911 (-6%)	4mo	$260,000	$136	54
3868 Brookview Pt	0.60mi	3/2.5 (-1)	1,860 (-8%)	1mo	$325,000	$175	52
3800 Skidmore Dr	0.51mi	4/3.0	1,775 (-12%)	8mo	$280,000	$158	46

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-23,980
• Equity at exit: $37,276

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-4,973
• Equity at exit: $21,615

Cash invested: $70,000 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,250 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $290

Break-even live

Break-even rent $1,883

Max offer price $250,000

Occupancy floor 82%

Sensitivity live

Price	-10% $432	-5% $361	+0% $290	+5% $219	+10% $149
Rent	-10% $112	-5% $201	+0% $290	+5% $379	+10% $468
Rate	-1.0pp $416	-0.5pp $354	base $290	+0.5pp $225	+1.0pp $160

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3577 Brycewood Dr Decatur, GA	3.0	2.5	1501	$1,950	$1.30	44d	1	0.36mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	44d	1	0.37mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	44d	1	0.38mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	0.38mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	0.38mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	44d	1	0.38mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	44d	1	0.39mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	0.39mi
3856 Radcliffe Blvd Decatur, GA	4.0	3.0	1968	$1,995	$1.01	44d	1	0.42mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	13d	1	0.73mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	44d	1	0.76mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,761	$1.59	2d	18	0.88mi
4068 Day Trl S Ellenwood, GA	4.0	2.0	1836	$2,100	$1.14	5d	1	1.02mi
3843 Chimney Ridge Ct Ellenwood, GA	5.0	3.0	1912	$1,945	$1.02	44d	1	1.05mi
3948 English Valley Dr Ellenwood, GA	4.0	3.0	2492	$2,590	$1.04	13d	1	1.05mi
4000 Wychwood Ln Ellenwood, GA	4.0	2.5	2535	$2,535	$1.00	13d	1	1.07mi
4061 Faron Ct Ellenwood, GA	4.0	2.0	2184	$2,195	$1.01	13d	1	1.09mi
3845 Woodyhill Dr Lithonia, GA	5.0	3.0	2930	$2,195	$0.75	22d	1	1.10mi
3688 Seton Hall Dr Decatur, GA	4.0	2.5	2308	$2,300	$1.00	5d	1	1.14mi
3170 Sherwood Oaks Ct Decatur, GA	4.0	2.5	2987	$3,200	$1.07	1d	1	1.24mi
4611 River Rd Ellenwood, GA	4.0	4.0	2564	$2,181	$0.85	24d	1	1.32mi
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	15d	1	1.35mi
4267 Azalea Walk Ellenwood, GA	4.0	2.5	2912	$2,890	$0.99	24d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $250,000 Active 79 DOM
2. 2026-06-17
   days on market $250,000 Active 78 DOM
3. 2026-06-16
   days on market $250,000 Active 77 DOM
4. 2026-06-15
   days on market $250,000 Active 76 DOM
5. 2026-06-13
   days on market $250,000 Active 74 DOM
6. 2026-06-09
   days on market $250,000 Active 70 DOM
7. 2026-06-08
   days on market $250,000 Active 69 DOM
8. 2026-06-07
   days on market $250,000 Active 68 DOM
9. 2026-06-04
   days on market $250,000 Active 65 DOM
10. 2026-06-03
    days on market $250,000 Active 64 DOM
11. 2026-06-02
    days on market $250,000 Active 63 DOM
12. 2026-06-01
    days on market $250,000 Active 62 DOM
13. 2026-05-31
    days on market $250,000 Active 61 DOM
14. 2026-03-31
    listed $250,000 New 1023-char remark

    Show marketing remark (1023 chars)

    Now featuring a stunning 3-bedroom, 2-bathroom split-level home located in a highly desirable Decatur neighborhood. The home offers a spacious eat-in kitchen and a family room highlighted by a cozy fireplace making it an ideal space for both relaxing and entertaining. The finished basement adds signific value featuring a full bathroom, an office, and an additional bedroom. This lower-level layout is perfect for a roommate-style arrangement or a modern redesign to suit your needs. Outside, the property includes a patio and an expansive fenced yard. Please note that this home is being sold as-is. While it may need a few cosmetic updates, it represents a fantastic opportunity for a buyer looking to personalize a space and build equity. Additionally, this property is not located within an HOA community. The location is exceptionally convenient, offering close proximity to the Atlanta airport, downtown Atlanta, downtown Decatur, Emory University, Georgia State University, the VA Hospital, and Stone Mountain Park.

15. 2026-03-31
    listed $250,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    Now featuring a stunning 3-bedroom, 2-bathroom split-level home located in a highly desirable Decatur neighborhood. The home offers a spacious eat-in kitchen and a family room highlighted by a cozy fireplace making it an ideal space for both relaxing and entertaining. The finished basement adds signific value featuring a full bathroom, an office, and an additional bedroom. This lower-level layout is perfect for a roommate-style arrangement or a modern redesign to suit your needs. Outside, the property includes a patio and an expansive fenced yard. Please note that this home is being sold as-is. While it may need a few cosmetic updates, it represents a fantastic opportunity for a buyer looking to personalize a space and build equity. Additionally, this property is not located within an HOA community. The location is exceptionally convenient, offering close proximity to the Atlanta airport, downtown Atlanta, downtown Decatur, Emory University, Georgia State University, the VA Hospital, and Stone Mountain Park.

16. 1985-05-13
    soldstatus $65,500

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,435/yr (+$120/mo · 165.8%)

ⓘ 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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,001
• − Mortgage interest: −$14,004
• − Property taxes: −$865
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$7,273
• Taxable loss: −$711
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $3,654/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): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+281.7% since first listed

3 events — show timeline

• 2026-03-31 Listed $250,000 FMLS
• 2026-03-31 Listed $250,000 GAMLS
• 1985-05-13 Sold (Public Records) $65,500 Public Records

Property tax history

-2.6%/yr

Latest (2025): $865 · -6.5% YoY. Source: county tax records.