1150 Rankin St Unit 3H · Stone Mountain, GA 30083

$135,000

4 bd · 2.5 ba · 1,929 sqft · Condo public records · 73 Days on market

Built 1971 $70/sqft · at area comps Est $130k · at est. $265/mo HOA · 14% of rent ↓ 34% since listing

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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 +20.3/30.0
• 1% rule +9.2/10.0
• DSCR +6.5/10.0
• ARV discount +5.7/15.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this spacious four-bedroom, 3.5-bath condo-the largest you'll find in the community. Fresh carpet welcomes you, while durable LVP floors run seamlessly through the main living areas. The open, comfortable layout makes entertaining a breeze and gives you plenty of meeting rooms for family time, work, or play. This home is investor-friendly and a smart fit for a transitional buyer looking for flexibility and long-term value. Enjoy the benefit of a sizable space without the upkeep, plus all the community perks and low maintenance that come with it. Don't miss your chance to own a standout condo in a neighborhood that's hard to beat.

Key facts

• Community perks
• Open layout
• Durable lvp floors

Tags

• SPACIOUS CONDO
• DURABLE LVP FLOORS
• OPEN LAYOUT
• INVESTOR-FRIENDLY
• COMMUNITY PERKS
• LOW MAINTENANCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.1% in Stone Mountain — 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 79/100 on livability (#11 in GA, #1,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• 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 (+1.3%/yr); 257 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 42% of the median local income ($55k/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 $933 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 5.9

CMA / ARV

• ARV (median comp): $129,683
• List price: $135,000
• Delta: 4.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-13,734
• Equity at exit: $20,129

10-year hold

• IRR: -4.1%
• Equity multiple: 0.75×
• Total profit: $-9,278
• Equity at exit: $11,672

Cash invested: $37,800 (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 30083

• Rents YoY: 1.3%
• Active inventory: 257
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$708
• Tax from tax record: −$309 /mo · $3,711/yr
• Insurance: −$56
• HOA: −$265
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $174

Break-even live

Break-even rent $1,694

Max offer price $135,000

Occupancy floor 86%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Rankin St Stone Mountain, GA	2.0–3.0	2.5	1437	$1,850	$1.29	43d	2	0.02mi
1047 Ridge Ave Stone Mountain, GA	3.0	1.0	1402	$2,150	$1.53	24d	1	0.31mi
1248 Park Blvd Stone Mountain, GA	3.0	2.0	1350	$1,880	$1.39	43d	1	0.37mi
1313 Stone Mill Way Stone Mountain, GA	1.0–4.0	1.0–2.5	1004	$1,875	$1.87	15d	12	0.73mi
5100 W Mountain St Stone Mountain, GA	1.0–3.0	1.0–2.0	1150	$1,484	$1.29	3d	11	0.85mi
779 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1458	$2,045	$1.40	4d	1	0.89mi
697 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1576	$1,650	$1.05	43d	1	0.94mi
1405 Stone Mill Trce Stone Mountain, GA	3.0	1.5	2304	$1,800	$0.78	43d	1	1.01mi
4996 Sheila Ln Stone Mountain, GA	4.0	2.0	1450	$1,890	$1.30	1d	1	1.03mi
4959 Demere Ct Stone Mountain, GA	3.0	2.0	1695	$2,000	$1.18	12d	1	1.11mi
4923 Sheila Ln Stone Mountain, GA	3.0	2.0	1266	$1,200	$0.95	43d	1	1.20mi
5025 Brittany Dr Stone Mountain, GA	3.0	2.5	1484	$1,845	$1.24	12d	1	1.20mi
4900 Central Dr Stone Mountain, GA	1.0–3.0	1.0–2.0	1100	$1,725	$1.57	1d	15	1.23mi
5370 Zachary Dr Stone Mountain, GA	4.0	2.0	1556	$1,150	$0.74	24d	1	1.27mi
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	21d	1	1.28mi
1075 N Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	992	$1,540	$1.55	5d	12	1.33mi
5612 Pennybrook Ct Stone Mountain, GA	3.0	2.0	1364	$1,941	$1.42	12d	1	1.38mi
1073 Thornwoode Ln Stone Mountain, GA	3.0	2.5	1235	$697	$0.56	21d	1	1.39mi
6097 Memorial Dr Stone Mountain, GA	2.0–3.0	1.0–2.0	1123	$1,671	$1.49	3d	9	1.43mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 73 DOM
2. 2026-06-17
   days on market $135,000 Active 72 DOM
3. 2026-06-16
   days on market $135,000 Active 71 DOM
4. 2026-06-15
   days on market $135,000 Active 70 DOM
5. 2026-06-13
   days on market $135,000 Active 68 DOM
6. 2026-06-09
   days on market $135,000 Active 64 DOM
7. 2026-06-08
   days on market $135,000 Active 63 DOM
8. 2026-06-07
   days on market $135,000 Active 62 DOM
9. 2026-06-04
   days on market $135,000 Active 59 DOM
10. 2026-06-03
    days on market $135,000 Active 58 DOM
11. 2026-06-02
    days on market $135,000 Active 57 DOM
12. 2026-06-01
    days on market $135,000 Active 56 DOM
13. 2026-05-31
    days on market $135,000 Active 55 DOM
14. 2026-05-13
    price $135,000 647-char remark

    Show marketing remark (671 chars)

    Step into this spacious four-bedroom, 3.5-bath condo—the largest you’ll find in the community. Fresh carpet welcomes you, while durable LVP floors run seamlessly through the main living areas. The open, comfortable layout makes entertaining a breeze and gives you plenty of meeting rooms for family time, work, or play. This home is investor-friendly and a smart fit for a transitional buyer looking for flexibility and long-term value. Enjoy the benefit of a sizable space without the upkeep, plus all the community perks and low maintenance that come with it. Don’t miss your chance to own a standout condo in a neighborhood that’s hard to beat.

15. 2026-05-13
    price $135,000 671-char remark

    Show marketing remark (671 chars)

    Step into this spacious four-bedroom, 3.5-bath condo—the largest you’ll find in the community. Fresh carpet welcomes you, while durable LVP floors run seamlessly through the main living areas. The open, comfortable layout makes entertaining a breeze and gives you plenty of meeting rooms for family time, work, or play. This home is investor-friendly and a smart fit for a transitional buyer looking for flexibility and long-term value. Enjoy the benefit of a sizable space without the upkeep, plus all the community perks and low maintenance that come with it. Don’t miss your chance to own a standout condo in a neighborhood that’s hard to beat.

16. 2026-04-06
    listed $140,000 New 647-char remark

    Show marketing remark (671 chars)

    Step into this spacious four-bedroom, 3.5-bath condo—the largest you’ll find in the community. Fresh carpet welcomes you, while durable LVP floors run seamlessly through the main living areas. The open, comfortable layout makes entertaining a breeze and gives you plenty of meeting rooms for family time, work, or play. This home is investor-friendly and a smart fit for a transitional buyer looking for flexibility and long-term value. Enjoy the benefit of a sizable space without the upkeep, plus all the community perks and low maintenance that come with it. Don’t miss your chance to own a standout condo in a neighborhood that’s hard to beat.

17. 2026-04-06
    listed $140,000 Active 671-char remark

    Show marketing remark (671 chars)

    Step into this spacious four-bedroom, 3.5-bath condo—the largest you’ll find in the community. Fresh carpet welcomes you, while durable LVP floors run seamlessly through the main living areas. The open, comfortable layout makes entertaining a breeze and gives you plenty of meeting rooms for family time, work, or play. This home is investor-friendly and a smart fit for a transitional buyer looking for flexibility and long-term value. Enjoy the benefit of a sizable space without the upkeep, plus all the community perks and low maintenance that come with it. Don’t miss your chance to own a standout condo in a neighborhood that’s hard to beat.

18. 2026-03-31
    historical
19. 2026-02-02
    price $145,000
20. 2025-12-30
    listed $150,000 New
21. 2004-02-11
    soldstatus $203,600

ⓘ 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: $3,711 · $309/mo
• Projected year-2 tax: $3,711 · $309/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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,970
• − Mortgage interest: −$7,562
• − Property taxes: −$3,711
• − Insurance: −$675
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$3,180
• − Depreciation: −$3,927
• Taxable income: $239
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,027/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 — Stone Mountain

• Score: 79/100
• State rank: #11
• US rank: #1977

Category grades

Amenities B+ Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stone Mountain, GA
• County: Dekalb County · 782,738 people
• City population: 130,941
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,724
• Household income: $55,307
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 3574.0

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 (75%)
• Race & ethnicity: Black 75% White 8% Asian 8% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Arab 1%
• Foreign-born: 24% · Canada, Vietnam, India
• Languages at home: 71% English-only · Spanish 4% Other Indo-European 4% Vietnamese 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: ▼ -213.61%
• Current HPI: 216.2527
• Rent YoY: ▲ 1.31%
• 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

-33.7% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $135,000 GAMLS
• 2026-05-13 Price Changed $135,000 FMLS
• 2026-04-06 Listed $140,000 FMLS
• 2026-04-06 Listed $140,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-02-02 Price Changed $145,000 GAMLS
• 2025-12-30 Listed $150,000 GAMLS
• 2004-02-11 Sold (Public Records) $203,600 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,711 · -4.0% YoY. Source: county tax records.