6073 Regent Mnr · Stonecrest, GA 30058

$120,000

3 bd · 2.5 ba · 1,512 sqft · Townhouse public records · 1 Days on market

Built 1973 20 ac lot $79/sqft · 38% above area Est $88k · 37% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own, or purchase as an investment Property ,Convenient location- Close to the Interstate and Marta.No Rental Restrictions! 3 bedroom 2.5 bathrooms Plenty of parking and peace of mind with brand new roofing and new siding, adding both value, a great roommate-friendly layout, and a prime location near Hospital, shopping, I-20, Stonecrest Mall. This property is perfect for a first time home buyer or an investor looking to buy-and-hold for passive income or an owner-occupant, this property checks all the boxes!

Key facts

• New siding
• Investment property
• New roofing

Tags

• INVESTMENT PROPERTY
• CONVENIENT LOCATION
• NEW ROOFING
• NEW SIDING
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available
• Home design: Two levels; Condominium; Resale condition; Slab foundation
• Construction: Built with other construction materials; Other roof type
• Exterior features: Paved road access

Interior

• Kitchen: Dishwasher; Other kitchen features
• Bedrooms: Three upper-level bedrooms; Bedrooms with other features
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in another room; Other interior features
• Laundry & utility: Laundry area with other features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 12.2% 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.
• Zoned schools: Stoneview Elementary School (math 6% / reading 9%, grade F, #1,125 of 1,228 statewide, top 93%, 781 students, 100% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 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 10% 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 (+1.2%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 35% of the median local income ($62k/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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 8y 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 $58k; list at $120k implies a 107% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.49% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.17%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $87,678
• List price: $120,000
• Delta: 36.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Hillandale Ct	0.47mi	3/3.0	1,604 (+6%)	2mo	$229,900	$143	64
109 Hillandale Ct	0.46mi	3/3.0	1,604 (+6%)	9mo	$239,400	$149	59
167 Tiburon Dr	0.61mi	3/2.5	1,413 (-6%)	4mo	$52,700	$37	57
849 Hillandale Ln	0.57mi	2/2.5 (-1)	1,355 (-10%)	1mo	$215,000	$159	51
2930 Parc Lorraine	0.59mi	3/2.0	1,628 (+8%)	8mo	$102,500	$63	50
2914 Parc Lorraine #2914	0.62mi	2/2.0 (-1)	1,376 (-9%)	4mo	$62,000	$45	46
3100 Parc Lorraine	0.69mi	2/2.0 (-1)	1,376 (-9%)	1mo	$72,000	$52	45
5933 Trent Walk Dr	0.67mi	2/2.0 (-1)	1,386 (-8%)	3mo	$90,000	$65	45
3014 Parc Lorraine Cir #3014	0.67mi	3/2.0	1,628 (+8%)	14mo	$85,000	$52	43
5961 Sherwood Trce	0.71mi	3/2.0	1,386 (-8%)	11mo	$182,900	$132	42
5882 Trent Walk Dr	0.74mi	3/2.0	1,692 (+12%)	11mo	$179,900	$106	34
109 Willowick Dr #109	0.74mi	3/2.5	1,705 (+13%)	13mo	$123,950	$73	34

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: 11.6%
• Equity multiple: 1.45×
• Total profit: $15,109
• Equity at exit: $17,892

10-year hold

• IRR: 19.1%
• Equity multiple: 2.46×
• Total profit: $49,129
• Equity at exit: $10,375

Cash invested: $33,600 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 435
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$629
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $593

Break-even live

Break-even rent $1,038

Max offer price $120,000

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6067 Regent Mnr Lithonia, GA	3.0	2.5	1524	$1,700	$1.12	44d	1	0.03mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	44d	1	0.12mi
5975 Hillvale Trl Lithonia, GA	3.0	2.0	1616	$1,900	$1.18	44d	1	0.18mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,600	$1.43	44d	1	0.30mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	22d	1	0.32mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.33mi
6256 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	990	$1,599	$1.62	44d	1	0.41mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	19d	1	0.41mi
6414 Shalks Crossing Dr Lithonia, GA	3.0	2.5	1580	$2,050	$1.30	5d	1	0.42mi
416 Hillandale Park Dr Lithonia, GA	3.0	2.5	1742	$1,759	$1.01	44d	1	0.43mi
2770 Field Spring Dr Lithonia, GA	4.0	2.5	2242	$1,995	$0.89	44d	1	0.43mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	5d	1	0.46mi
564 Hillandale Park Dr Lithonia, GA	2.0	2.0	1150	$2,250	$1.96	44d	1	0.53mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.56mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	24d	1	0.57mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	22d	1	0.57mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,754	$1.57	2d	11	0.57mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.58mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.62mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	3d	1	0.64mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	24d	1	0.67mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.72mi
5873 Keystone Ln Lithonia, GA	3.0	2.5	1986	$2,100	$1.06	44d	1	0.75mi
5873 Keystone Ln Lithonia, GA	3.0	2.5	1986	$2,100	$1.06	19d	1	0.75mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.78mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	18d	1	0.79mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.80mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.80mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.81mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,570	$1.16	5d	1	0.82mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	44d	1	0.83mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.84mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	44d	1	0.84mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	19d	1	0.84mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.84mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.85mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	5d	1	0.85mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.86mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.86mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.86mi

Listing history 34 events

1. 2026-06-17
   days on marketlisting id $120,000 Active 1 DOM
2. 2026-06-17
   days on market $120,000 Active 51 DOM
3. 2026-06-16
   days on market $120,000 Active 50 DOM
4. 2026-06-15
   days on market $120,000 Active 49 DOM
5. 2026-06-13
   days on market $120,000 Active 47 DOM
6. 2026-06-09
   days on market $120,000 Active 43 DOM
7. 2026-06-08
   days on market $120,000 Active 42 DOM
8. 2026-06-07
   days on market $120,000 Active 41 DOM
9. 2026-06-04
   days on market $120,000 Active 38 DOM
10. 2026-06-03
    days on market $120,000 Active 37 DOM
11. 2026-06-02
    days on market $120,000 Active 36 DOM
12. 2026-06-01
    days on market $120,000 Active 35 DOM
13. 2026-05-31
    days on market $120,000 Active 34 DOM
14. 2026-04-27
    listed $120,000 New 534-char remark

    Show marketing remark (534 chars)

    Great opportunity to own, or purchase as an investment Property ,Convenient location- Close to the Interstate and Marta.No Rental Restrictions! 3 bedroom 2.5 bathrooms Plenty of parking and peace of mind with brand new roofing and new siding, adding both value, a great roommate-friendly layout, and a prime location near Hospital, shopping, I-20, Stonecrest Mall. This property is perfect for a first time home buyer or an investor looking to buy-and-hold for passive income or an owner-occupant, this property checks all the boxes!

15. 2021-02-02
    soldstatus $57,900
16. 2021-01-22
    soldstatus $57,900 Sold 83-char remark

    Show marketing remark (83 chars)

    Condo Move In Ready! Perfect home for investor or owner occupant. Do not hesitate!!

17. 2021-01-13
    status Under Contract 83-char remark

    Show marketing remark (83 chars)

    Condo Move In Ready! Perfect home for investor or owner occupant. Do not hesitate!!

18. 2021-01-02
    listed $59,900 New 83-char remark

    Show marketing remark (83 chars)

    Condo Move In Ready! Perfect home for investor or owner occupant. Do not hesitate!!

19. 2020-11-21
    historical
20. 2020-08-25
    price $51,000
21. 2020-07-22
    status Back on Market
22. 2020-07-21
    historical
23. 2020-05-19
    listed $52,500 New
24. 2018-12-29
    historical
25. 2018-09-05
    status Back on Market
26. 2018-09-04
    status Under Contract
27. 2018-08-17
    price $55,000
28. 2018-07-13
    price $58,900
29. 2018-06-27
    listed $62,900 New
30. 2018-04-26
    historical
31. 2018-03-17
    price $45,000
32. 2018-03-01
    listed $48,000 New
33. 2017-05-17
    soldstatus $22,600
34. 1997-12-08
    soldstatus $45,500

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $1,684 · $140/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $21,453
• − Mortgage interest: −$6,722
• − Property taxes: −$1,684
• − Insurance: −$600
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$3,491
• Taxable income: $5,524
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $5,787/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

• Census place: Stonecrest, GA
• 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

+163.7% since first listed

22 events — show timeline

• 2026-06-17 Listed $120,000 FMLS
• 2026-04-27 Listed $120,000 GAMLS
• 2021-02-02 Sold (Public Records) $57,900 Public Records
• 2021-01-22 Sold (MLS) $57,900 GAMLS
• 2021-01-13 Pending — GAMLS
• 2021-01-02 Listed $59,900 GAMLS
• 2020-11-21 Listing Removed — GAMLS
• 2020-08-25 Price Changed $51,000 GAMLS
• 2020-07-22 Relisted — GAMLS
• 2020-07-21 Listing Removed — GAMLS
• 2020-05-19 Listed $52,500 GAMLS
• 2018-12-29 Listing Removed — GAMLS
• 2018-09-05 Relisted — GAMLS
• 2018-09-04 Pending — GAMLS
• 2018-08-17 Price Changed $55,000 GAMLS
• 2018-07-13 Price Changed $58,900 GAMLS
• 2018-06-27 Listed $62,900 GAMLS
• 2018-04-26 Listing Removed — GAMLS
• 2018-03-17 Price Changed $45,000 GAMLS
• 2018-03-01 Listed $48,000 GAMLS
• 2017-05-17 Sold (Public Records) $22,600 Public Records
• 1997-12-08 Sold (Public Records) $45,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,684 · -16.8% YoY. Source: county tax records.