8347 Union Grove Rd · Stonecrest, GA 30058

$255,000

3 bd · 2.0 ba · 1,922 sqft · SingleFamily public records · 316 Days on market

Built 1976 1.10 ac lot $133/sqft · 16% below area Est $304k · 16% 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 +18.9/30.0
• ARV discount +14.7/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 5-bedroom, 2.5-bathroom home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at 678-249-7457 for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

Key facts

• Large level lot
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED FLOORING
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 (+1.2%/yr); 435 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $2,594/mo this rent would consume 50% of the median local household income ($62k/yr) (locally 3471% 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 $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 316 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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.
• Current owner paid $137k; list at $255k implies a 86% gain — meaningful room to come down on a strong offer.

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 $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 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 1976 — 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: 1.02% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (median comp): $303,834
• List price: $255,000
• Delta: -16.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8359 Union Grove Rd	0.03mi	3/2.5	1,872 (-3%)	5mo	$230,000	$123	88
8332 Union Grove Rd	0.19mi	4/3.0 (+1)	2,079 (+8%)	6mo	$525,000	$253	63
8450 Union Grove Rd	0.25mi	3/2.0	1,780 (-7%)	16mo	$347,000	$195	62
2428 Harmony Ridge Ct	0.31mi	4/2.5 (+1)	2,110 (+10%)	11mo	$289,900	$137	53
2975 Riviera Dr NW	0.54mi	3/2.0	2,112 (+10%)	17mo	$254,000	$120	44
2372 Benson Rdg	0.30mi	4/2.5 (+1)	2,202 (+15%)	16mo	$255,000	$116	42
2039 Monterey Dr	0.56mi	4/3.0 (+1)	1,860 (-3%)	23mo	$360,000	$194	41

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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-29,274
• Equity at exit: $38,021

10-year hold

• IRR: -5.2%
• Equity multiple: 0.69×
• Total profit: $-22,276
• Equity at exit: $22,048

Cash invested: $71,400 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 435
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,594 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$344 /mo · $4,128/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $262

Break-even live

Break-even rent $2,263

Max offer price $255,000

Occupancy floor 85%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2902 Barcelona Way Conyers, GA	4.0	2.5	2510	$2,106	$0.84	5d	1	0.49mi
2243 Mason Pt Lithonia, GA	4.0	3.0	2588	$2,700	$1.04	1d	1	0.55mi
2500 Rockbridge Rd NW Unit 1569851P Conyers, GA	4.0	3.0	2594	$5,224	$2.01	3d	1	1.29mi
1831 Nicole Ln Lithonia, GA	4.0	2.0	2000	$1,975	$0.99	5d	1	1.35mi

Listing history 26 events

1. 2025-07-15
   listed $255,000 New 722-char remark

   Show marketing remark (722 chars)

   **100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 5-bedroom, 2.5-bathroom home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at 678-249-7457 for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

2. 2023-07-17
   historical
3. 2020-09-15
   soldstatus $137,000
4. 2020-09-09
   soldstatus $137,000 Sold 353-char remark

   Show marketing remark (353 chars)

   HUGE PRICE REDUCTION!!!! MOTIVATED SELLER!!!!! This lovely 5/2 bath home, located in a non-HOA neighborhood, has been completely updated/remodeled. Plenty of space for your dog to play in the partially fenced backyard. . All of this is located in a quiet neighborhood and just a short drive from all the amenities that Lithonia / Conyers has to offer.

5. 2020-08-25
   status Under Contract 353-char remark

   Show marketing remark (353 chars)

   HUGE PRICE REDUCTION!!!! MOTIVATED SELLER!!!!! This lovely 5/2 bath home, located in a non-HOA neighborhood, has been completely updated/remodeled. Plenty of space for your dog to play in the partially fenced backyard. . All of this is located in a quiet neighborhood and just a short drive from all the amenities that Lithonia / Conyers has to offer.

6. 2020-08-24
   listed $160,000 New 353-char remark

   Show marketing remark (353 chars)

   HUGE PRICE REDUCTION!!!! MOTIVATED SELLER!!!!! This lovely 5/2 bath home, located in a non-HOA neighborhood, has been completely updated/remodeled. Plenty of space for your dog to play in the partially fenced backyard. . All of this is located in a quiet neighborhood and just a short drive from all the amenities that Lithonia / Conyers has to offer.

7. 2020-05-31
   historical
8. 2020-03-17
   price $160,000
9. 2020-01-05
   price $184,900
10. 2019-11-30
    listed $194,900 New
11. 2015-11-09
    historical
12. 2015-08-27
    price $94,900
13. 2015-08-06
    listed $96,500 New
14. 2015-05-04
    historical
15. 2015-03-02
    listed $114,999 New
16. 2013-12-12
    price $40,000
17. 2013-11-27
    soldstatus $40,000 Sold
18. 2013-11-19
    status Under Contract
19. 2013-11-19
    price $44,900
20. 2013-11-01
    status Back On Market
21. 2013-09-25
    status Under Contract
22. 2013-08-29
    status Back On Market
23. 2013-08-13
    status Under Contract
24. 2013-07-31
    price $44,900 Reduced
25. 2013-06-28
    listed $52,500 New
26. 1994-09-29
    soldstatus $95,000

ⓘ 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: $4,128 · $344/mo
• Projected year-2 tax: $4,128 · $344/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 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: $31,125
• − Mortgage interest: −$14,284
• − Property taxes: −$4,128
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − Depreciation: −$7,418
• Taxable loss: −$960
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $3,369/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): 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

+168.4% since first listed

26 events — show timeline

• 2025-07-15 Listed $255,000 GAMLS
• 2023-07-17 Rental Removed — GAMLS
• 2020-09-15 Sold (Public Records) $137,000 Public Records
• 2020-09-09 Sold (MLS) $137,000 GAMLS
• 2020-08-25 Pending — GAMLS
• 2020-08-24 Listed $160,000 GAMLS
• 2020-05-31 Listing Removed — GAMLS
• 2020-03-17 Price Changed $160,000 GAMLS
• 2020-01-05 Price Changed $184,900 GAMLS
• 2019-11-30 Listed $194,900 GAMLS
• 2015-11-09 Listing Removed — GAMLS
• 2015-08-27 Price Changed $94,900 GAMLS
• 2015-08-06 Listed $96,500 GAMLS
• 2015-05-04 Listing Removed — GAMLS
• 2015-03-02 Listed $114,999 GAMLS
• 2013-12-12 Price Changed $40,000 GAMLS
• 2013-11-27 Sold (MLS) $40,000 GAMLS
• 2013-11-19 Pending — GAMLS
• 2013-11-19 Price Changed $44,900 GAMLS
• 2013-11-01 Relisted — GAMLS
• 2013-09-25 Pending — GAMLS
• 2013-08-29 Relisted — GAMLS
• 2013-08-13 Pending — GAMLS
• 2013-07-31 Price Changed $44,900 GAMLS
• 2013-06-28 Listed $52,500 GAMLS
• 1994-09-29 Sold (Public Records) $95,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,128 · +0.1% YoY. Source: county tax records.