5007 Chupp Way Cir · Stonecrest, GA 30038

$160,000

3 bd · 2.5 ba · 1,206 sqft · Townhouse public records · 81 Days on market

Built 2002 1,306 sqft lot $133/sqft · at area comps Est $167k · at est. $100/mo HOA · 6% of rent

---

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 +13.2/30.0
• ARV discount +9.3/15.0
• 1% rule +5.3/10.0
• DSCR +4.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and beautifully maintained, this charming townhome shines from the moment you step inside! The bright, open living room welcomes you with gorgeous hardwood floors and tons of natural light, creating a warm and inviting atmosphere. The eat-in kitchen offers plenty of cabinet and counter space, along with easy access to the back patio, perfect for everyday living and entertaining. A convenient half bath completes the main level. Upstairs, retreat to the spacious primary suite featuring a stunning bay window and vaulted ceiling, along with a private en-suite bath. The second bedroom also includes its own en-suite bathroom, providing comfort and privacy. You'll also love the convenience of the upstairs laundry room! Out back, enjoy a private patio slab ideal for grilling, with a peaceful wooded backdrop for added serenity. Located in a desirable neighborhood close to shopping, dining, and amenities, with easy access to I-20-this home truly has it all! Book your tour today!

Key facts

• $100 HOA
• 2 parking spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $-3 ($-38/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (0.3% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• Zoned schools: Flat Rock Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 996 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 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 fast (+4.6%/yr); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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 81 days — a 6% lower offer ($150k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $150,400 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.03% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 8.1

CMA / ARV

• ARV (median comp): $166,510
• List price: $160,000
• Delta: -3.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3127 Fields Dr	0.05mi	2/2.5 (-1)	1,206 (0%)	3mo	$157,000	$130	90
3010 Fields Dr	0.30mi	3/2.5	1,212 (+0%)	2mo	$169,000	$139	83
2960 Fields Dr	0.28mi	3/2.5	1,212 (+0%)	4mo	$174,000	$144	83
7101 Fairington Ridge Cir	0.61mi	3/2.0	1,292 (+7%)	1mo	$95,000	$74	57
13304 Fairington Ridge Cir Unit L4	0.62mi	3/2.0	1,292 (+7%)	2mo	$90,000	$70	56
5840 Par Four Ct	0.68mi	2/1.5 (-1)	1,220 (+1%)	3mo	$87,500	$72	55
7302 Fairington Village Dr #7302	0.64mi	3/2.0	1,292 (+7%)	2mo	$100,000	$77	55
10204 Fairington Ridge Cir	0.68mi	3/2.0	1,292 (+7%)	2mo	$90,000	$70	53
3204 Fairington Village Dr	0.71mi	3/2.0	1,292 (+7%)	1mo	$100,500	$78	52
2914 Parc Lorraine #2914	0.32mi	2/2.0 (-1)	1,376 (+14%)	4mo	$62,000	$45	52
3100 Parc Lorraine	0.40mi	2/2.0 (-1)	1,376 (+14%)	1mo	$72,000	$52	50
5933 Trent Walk Dr	0.33mi	2/2.0 (-1)	1,386 (+15%)	3mo	$90,000	$65	50

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-23,279
• Equity at exit: $23,857

10-year hold

• IRR: -2.6%
• Equity multiple: 0.81×
• Total profit: $-8,480
• Equity at exit: $13,834

Cash invested: $44,800 (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 30038

• Home prices YoY: -28.0%
• Rents YoY: 4.6%
• Active inventory: 321
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$839
• Tax from tax record: −$301 /mo · $3,617/yr
• Insurance: −$67
• HOA: −$100
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-3

Break-even live

Break-even rent $1,655

Max offer price $159,443

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $42	+0% $-3	+5% $-48	+10% $-94
Rent	-10% $-134	-5% $-68	+0% $-3	+5% $62	+10% $127
Rate	-1.0pp $77	-0.5pp $38	base $-3	+0.5pp $-45	+1.0pp $-87

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	24d	1	0.07mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	20d	1	0.07mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	45d	1	0.09mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	26d	1	0.33mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	26d	1	0.36mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	45d	1	0.36mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	6d	1	0.39mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	14d	1	0.42mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,600	$1.43	45d	1	0.44mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	45d	1	0.45mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	7d	1	0.46mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	19d	1	0.49mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,535	$1.14	1d	1	0.52mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	20d	1	0.52mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	7d	1	0.54mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	45d	1	0.55mi
6256 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	990	$1,599	$1.62	45d	1	0.58mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,733	$1.55	1d	11	0.61mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	45d	1	0.61mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	45d	1	0.62mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	45d	1	0.63mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	5d	1	0.64mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	18d	1	0.64mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	26d	1	0.65mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	45d	1	0.68mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	26d	1	0.68mi
564 Hillandale Park Dr Lithonia, GA	2.0	2.0	1150	$2,250	$1.96	45d	1	0.69mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	45d	1	0.69mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	7d	1	0.69mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	45d	1	0.69mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	12d	1	0.74mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	22d	1	0.76mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	26d	1	0.76mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	7d	1	0.80mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	7d	1	0.82mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	1d	14	0.82mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	26d	18	1.05mi
2157 Wellington Cir Lithonia, GA	2.0	2.5	1176	$1,600	$1.36	1d	1	1.12mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,643	$1.15	1d	1	1.12mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	45d	1	1.13mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 16 events

1. 2026-06-21
   days on market $160,000 Active 81 DOM
2. 2026-06-18
   days on market $160,000 Active 78 DOM
3. 2026-06-17
   days on market $160,000 Active 77 DOM
4. 2026-06-16
   days on market $160,000 Active 76 DOM
5. 2026-06-15
   days on market $160,000 Active 75 DOM
6. 2026-06-13
   days on market $160,000 Active 73 DOM
7. 2026-06-09
   days on market $160,000 Active 69 DOM
8. 2026-06-08
   days on market $160,000 Active 68 DOM
9. 2026-06-07
   days on market $160,000 Active 67 DOM
10. 2026-06-04
    days on market $160,000 Active 64 DOM
11. 2026-06-03
    days on market $160,000 Active 63 DOM
12. 2026-06-02
    days on market $160,000 Active 62 DOM
13. 2026-06-01
    days on market $160,000 Active 61 DOM
14. 2026-05-31
    days on market $160,000 Active 60 DOM
15. 2026-04-01
    listed $160,000 New 997-char remark

    Show marketing remark (1009 chars)

    Move-in ready and beautifully maintained, this charming townhome shines from the moment you step inside! The bright, open living room welcomes you with gorgeous hardwood floors and tons of natural light, creating a warm and inviting atmosphere. The eat-in kitchen offers plenty of cabinet and counter space, along with easy access to the back patio, perfect for everyday living and entertaining. A convenient half bath completes the main level. Upstairs, retreat to the spacious primary suite featuring a stunning bay window and vaulted ceiling, along with a private en-suite bath. The second bedroom also includes its own en-suite bathroom, providing comfort and privacy. You’ll also love the convenience of the upstairs laundry room! Out back, enjoy a private patio slab ideal for grilling, with a peaceful wooded backdrop for added serenity. Located in a desirable neighborhood close to shopping, dining, and amenities, with easy access to I-20—this home truly has it all! Book your tour today!

16. 2026-04-01
    listed $160,000 Active 1009-char remark

    Show marketing remark (1009 chars)

    Move-in ready and beautifully maintained, this charming townhome shines from the moment you step inside! The bright, open living room welcomes you with gorgeous hardwood floors and tons of natural light, creating a warm and inviting atmosphere. The eat-in kitchen offers plenty of cabinet and counter space, along with easy access to the back patio, perfect for everyday living and entertaining. A convenient half bath completes the main level. Upstairs, retreat to the spacious primary suite featuring a stunning bay window and vaulted ceiling, along with a private en-suite bath. The second bedroom also includes its own en-suite bathroom, providing comfort and privacy. You’ll also love the convenience of the upstairs laundry room! Out back, enjoy a private patio slab ideal for grilling, with a peaceful wooded backdrop for added serenity. Located in a desirable neighborhood close to shopping, dining, and amenities, with easy access to I-20—this home truly has it all! Book your tour today!

ⓘ 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: $3,617 · $301/mo
• Projected year-2 tax: $3,617 · $301/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 · 18 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: $19,808
• − Mortgage interest: −$8,962
• − Property taxes: −$3,617
• − Insurance: −$800
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − HOA: −$1,200
• − Depreciation: −$4,655
• Taxable loss: −$2,596
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $585/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): 43,776
• Household income: $73,694
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1168.0

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% Two or more races 10% Hispanic / Latino 5% White 4% Asian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -74.98%
• Current HPI: 192.8328
• Rent YoY: ▲ 4.60%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-01 Listed $160,000 FMLS
• 2026-04-01 Listed $160,000 GAMLS

Property tax history

+9.1%/yr

Latest (2025): $3,617 · +6.0% YoY. Source: county tax records.