4421 Golf Vista Cir · Stonecrest, GA 30035

$105,000

2 bd · 1.5 ba · 1,268 sqft · Townhouse public records · 3 Days on market

Built 1984 2,178 sqft lot Est $99k · 6% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.7/15.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

Key facts

• Built 1984
• Listed 3 days

Property features AI

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Sewer available; Water available
• Home design: Two levels; Brick on three sides; Resale property; Slab foundation; Fee simple ownership; Composition roof
• Construction: Brick exterior (3 sides); Composition roof; Slab foundation
• Exterior features: Balcony; Patio

Interior

• Kitchen: Laminate counters; Dishwasher; Gas oven; Gas range; Range hood; Refrigerator
• Bedrooms: Two upper-level bedrooms; Bedrooms with other/unspecified features
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on upper level; One half bathroom on main level; Master bath with double vanity and separate his-and-hers areas
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: One fireplace in the living room; Double vanity in master bath; Walk-in closet(s); End unit with one common wall
• Laundry & utility: Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 13.6% 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: Canby Lane Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 461 students, 100% FRL); Mary Mcleod Bethune Middle School (math 4% / reading 13%, grade F, #439 of 470 statewide, top 94%, 718 students, 100% FRL); Towers High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 764 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 flat; 180 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 33% of the median local income ($67k/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 $726 of loan paydown is wiped out by about $3k 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 + 0.9% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $30k; list at $105k implies a 250% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.74% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.27%
• DSCR: 2.17
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $98,904
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4421 Golf Vista Cir	0.00mi	2/1.5	1,268 (0%)	0mo	$99,000	$78	100
4485 Golf Vista Cir	0.05mi	2/1.5	1,271 (+0%)	11mo	$101,600	$80	88
4522 Golf Vista Cir #4522	0.11mi	2/2.5	1,268 (0%)	19mo	$95,000	$75	75

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.69×
• Total profit: $20,220
• Equity at exit: $15,656

10-year hold

• IRR: 24.4%
• Equity multiple: 2.89×
• Total profit: $55,615
• Equity at exit: $9,078

Cash invested: $29,400 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 180
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$551
• Tax from tax record: −$206 /mo · $2,467/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $644

Break-even live

Break-even rent $1,013

Max offer price $105,000

Occupancy floor 60%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	24d	1	0.01mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,088	$1.08	1d	4	0.27mi
10 Friendly Hills Dr Decatur, GA	2.0	2.0	994	$1,534	$1.54	24d	1	0.29mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	43d	1	0.30mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	43d	1	0.32mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	43d	1	0.34mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	24d	1	0.77mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,600	$1.43	24d	1	0.82mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	1d	1	0.85mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	43d	1	0.86mi
2347 Greenway Dr Decatur, GA	3.0	2.0	1200	$1,975	$1.65	24d	1	0.93mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	3d	1	0.96mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	0.96mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	43d	1	0.97mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	12d	1	0.97mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	12d	1	0.97mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	0.98mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	43d	1	0.99mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	12d	1	1.01mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	43d	1	1.10mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	20d	1	1.12mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	1d	18	1.15mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	1d	1	1.15mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	43d	1	1.18mi
4010 Emerald Lake Dr Decatur, GA	2.0	2.0	1177	$1,500	$1.27	43d	1	1.19mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	43d	1	1.19mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	43d	1	1.21mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	20d	1	1.26mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	24d	1	1.28mi
4066 Marble Arch Ct Decatur, GA	3.0	2.0	1344	$1,800	$1.34	43d	1	1.43mi
3122 Northchester Pl Lithonia, GA	1.0	1.0	1281	$1,350	$1.05	43d	1	1.49mi

Listing history 20 events

1. 2026-05-21
   listed $105,000 Active
2. 2015-09-15
   price $30,000 96-char remark

   Show marketing remark (96 chars)

   Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

3. 2015-09-01
   price $30,000 96-char remark

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   Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

4. 2015-08-31
   historical Pending 96-char remark

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   Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

5. 2015-08-31
   status Under Contract 96-char remark

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   Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

6. 2015-08-21
   soldstatus $30,000 Sold 96-char remark

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   Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

7. 2015-08-21
   price $35,000 96-char remark

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   Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

8. 2015-08-21
   soldstatus $30,000 Sold 96-char remark

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   Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

9. 2015-07-29
   price $35,000 96-char remark

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   Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

10. 2015-07-03
    status Back On Market 96-char remark

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    Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

11. 2015-06-17
    status Pending Offer Approval 96-char remark

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    Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

12. 2015-05-08
    listed $35,000 New 96-char remark

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    Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

13. 2015-05-08
    listed $35,000 Active 96-char remark

    Show marketing remark (96 chars)

    Don't miss out on this great investment opportunity. Great location and a price you cant beat!!!

14. 2013-07-22
    historical
15. 2013-03-13
    price $35,000 Reduced
16. 2013-01-22
    listed $40,000 New
17. 1989-09-21
    soldstatus $45,700
18. 1989-09-21
    soldstatus $45,700
19. 1989-04-01
    soldstatus $46,300
20. 1987-03-03
    soldstatus $45,900

ⓘ 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: $2,467 · $206/mo
• Projected year-2 tax: $2,467 · $206/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 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: $21,928
• − Mortgage interest: −$5,882
• − Property taxes: −$2,467
• − Insurance: −$525
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$3,055
• Taxable income: $6,492
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $6,166/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): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+128.8% since first listed

20 events — show timeline

• 2026-05-21 Listed $105,000 FMLS
• 2015-09-15 Price Changed $30,000 GAMLS
• 2015-09-01 Price Changed $30,000 FMLS
• 2015-08-31 Contingent — FMLS
• 2015-08-31 Pending — GAMLS
• 2015-08-21 Sold (MLS) $30,000 GAMLS
• 2015-08-21 Sold (MLS) $30,000 FMLS
• 2015-08-21 Price Changed $35,000 FMLS
• 2015-07-29 Price Changed $35,000 GAMLS
• 2015-07-03 Relisted — GAMLS
• 2015-06-17 Pending — GAMLS
• 2015-05-08 Listed $35,000 GAMLS
• 2015-05-08 Listed $35,000 FMLS
• 2013-07-22 Listing Removed — GAMLS
• 2013-03-13 Price Changed $35,000 GAMLS
• 2013-01-22 Listed $40,000 GAMLS
• 1989-09-21 Sold (Public Records) $45,700 Public Records
• 1989-09-21 Sold (Public Records) $45,700 Public Records
• 1989-04-01 Sold (Public Records) $46,300 Public Records
• 1987-03-03 Sold (Public Records) $45,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,467 · -7.8% YoY. Source: county tax records.