5900 Simone Dr · Stone Mountain, GA 30087

$255,000

3 bd · 2.5 ba · 1,737 sqft · SingleFamily public records · 86 Days on market

Built 1973 0.51 ac lot $147/sqft · 18% below area Est $310k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.4/10.0
• 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

Welcome to 5900 Simone Dr, a beautifully maintained home nestled in an established community in Stone Mountain. This inviting residence offers a comfortable and functional layout designed for both everyday living and effortless entertaining. The spacious living areas are filled with natural light, creating a warm and welcoming atmosphere, while the kitchen provides ample cabinet and counter space to meet all your culinary needs. Generously sized bedrooms offer peaceful retreats, and the primary suite provides added privacy and comfort. Step outside to enjoy a private backyard ideal for relaxing evenings, outdoor gatherings, or creating your own garden oasis. Conveniently located near shopping, dining, parks, and major commuter routes, this home blends suburban tranquility with everyday convenience-making it a wonderful opportunity you won't want to miss.

Key facts

• Private backyard
• 0.51 acre lot
• 2 garage spots

Tags

• SPACIOUS LIVING AREAS
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (13.4% below list).
• Recommended offer: $221k (13.4% below list) — sets the bar for 1% rule.

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+, 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.
• Zoned schools: Pine Ridge Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 597 students, 100% FRL); Stephenson Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 812 students, 100% FRL); Stephenson High School (math 9% / reading 25%, grade F, #277 of 424 statewide, top 67%, 1,354 students, 64% FRL) — zoned schools average 88% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 250 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 86 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $95k; list at $255k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,866 (13.4% 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 86 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
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 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: 0.87% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (median comp): $310,043
• List price: $255,000
• Delta: -17.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5900 Simone Dr	0.00mi	4/3.0 (+1)	1,737 (0%)	1mo	$255,000	$147	92
644 Navarre Dr	0.08mi	4/3.0 (+1)	1,751 (+1%)	3mo	$309,900	$177	86
577 Simone Way	0.11mi	3/2.0	1,818 (+5%)	1mo	$309,900	$170	85
5916 Simone Dr	0.02mi	3/2.0	1,712 (-1%)	14mo	$329,999	$193	83
5809 Oakleaf Way	0.23mi	3/2.5	1,852 (+7%)	2mo	$235,000	$127	77
563 Navarre Dr	0.25mi	3/2.0	1,691 (-3%)	12mo	$309,900	$183	72
482 Maid Marion Ln	0.56mi	3/2.5	1,776 (+2%)	4mo	$260,000	$146	67
5786 Longbow Dr	0.30mi	3/3.0	1,604 (-8%)	6mo	$227,000	$142	66
441 Navarre Dr	0.47mi	3/2.0	1,676 (-4%)	14mo	$299,900	$179	59
5802 Oakleaf Dr	0.40mi	3/2.5	1,918 (+10%)	8mo	$231,000	$120	58
5847 Navarre Ct	0.46mi	3/2.5	1,832 (+6%)	16mo	$350,000	$191	56
5848 Navarre Ct	0.50mi	3/2.0	1,516 (-13%)	7mo	$220,000	$145	48

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-54,325
• Equity at exit: $38,021

10-year hold

• IRR: -21.8%
• Equity multiple: -0.03×
• Total profit: $-73,684
• 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 30087

• Rents YoY: 1.3%
• Active inventory: 250
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$383 /mo · $4,590/yr
• Insurance: −$106
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-148

Break-even live

Break-even rent $2,396

Max offer price $228,921

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-75	+0% $-148	+5% $-220	+10% $-292
Rent	-10% $-322	-5% $-235	+0% $-148	+5% $-60	+10% $27
Rate	-1.0pp $-19	-0.5pp $-83	base $-148	+0.5pp $-214	+1.0pp $-281

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	45d	1	0.06mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	4d	1	0.43mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	45d	1	0.60mi
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	6d	1	0.62mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	12d	1	0.63mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	7d	1	0.63mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	17d	1	0.63mi
427 Chanterelle Dr Stone Mountain, GA	3.0	2.5	1608	$1,650	$1.03	4d	1	0.76mi
450 Pennybrook Dr Stone Mountain, GA	3.0	2.0	1404	$1,750	$1.25	26d	1	0.81mi
5994 Pattillo Ln Lithonia, GA	3.0	2.5	1680	$1,940	$1.15	7d	1	0.83mi
564 Field Cliff Dr Stone Mountain, GA	4.0	3.0	2200	$5,500	$2.50	45d	1	0.90mi
524 Julius Dr Stone Mountain, GA	3.0	2.0	1780	$1,795	$1.01	45d	1	0.91mi
651 Mincey Woods Ct Stone Mountain, GA	3.0	2.0	2188	$2,150	$0.98	45d	1	0.93mi
732 Shadow Lake Dr Lithonia, GA	4.0	2.5	2200	$2,800	$1.27	26d	1	0.93mi
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	45d	1	0.99mi
557 Shadow Valley Ct Lithonia, GA	3.0	2.5	1588	$1,700	$1.07	45d	1	1.03mi
6445 Greenock Dr Unit 1 Stone Mountain, GA	2.0	2.5	1200	$2,450	$2.04	45d	1	1.05mi
5612 Pennybrook Ct Stone Mountain, GA	3.0	2.0	1364	$1,941	$1.42	14d	1	1.08mi
597 Shadow Valley Ct Lithonia, GA	3.0	2.0	2141	$1,879	$0.88	45d	1	1.09mi
481 Stephenson Rd Stone Mountain, GA	3.0	1.0	1396	$1,855	$1.33	7d	1	1.17mi
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	23d	1	1.27mi
5734 Lanny Ln Lithonia, GA	3.0	2.0	1589	$1,800	$1.13	26d	1	1.31mi
782 Fox Valley Dr Stone Mountain, GA	4.0	2.0	1964	$2,000	$1.02	26d	1	1.32mi
5486 Fox Valley Ln Stone Mountain, GA	3.0	2.5	1536	$1,850	$1.20	21d	1	1.33mi
5308 Omalley Ln Stone Mountain, GA	4.0	2.5	1950	$1,949	$1.00	45d	1	1.42mi
5370 Zachary Dr Stone Mountain, GA	4.0	2.0	1556	$1,150	$0.74	26d	1	1.50mi

Listing history 17 events

1. 2026-05-16
   status Under Contract 866-char remark

   Show marketing remark (878 chars)

   Welcome to 5900 Simone Dr, a beautifully maintained home nestled in an established community in Stone Mountain. This inviting residence offers a comfortable and functional layout designed for both everyday living and effortless entertaining. The spacious living areas are filled with natural light, creating a warm and welcoming atmosphere, while the kitchen provides ample cabinet and counter space to meet all your culinary needs. Generously sized bedrooms offer peaceful retreats, and the primary suite provides added privacy and comfort. Step outside to enjoy a private backyard ideal for relaxing evenings, outdoor gatherings, or creating your own garden oasis. Conveniently located near shopping, dining, parks, and major commuter routes, this home blends suburban tranquility with everyday convenience—making it a wonderful opportunity you won’t want to miss.

2. 2026-05-16
   status Pending 878-char remark

   Show marketing remark (878 chars)

   Welcome to 5900 Simone Dr, a beautifully maintained home nestled in an established community in Stone Mountain. This inviting residence offers a comfortable and functional layout designed for both everyday living and effortless entertaining. The spacious living areas are filled with natural light, creating a warm and welcoming atmosphere, while the kitchen provides ample cabinet and counter space to meet all your culinary needs. Generously sized bedrooms offer peaceful retreats, and the primary suite provides added privacy and comfort. Step outside to enjoy a private backyard ideal for relaxing evenings, outdoor gatherings, or creating your own garden oasis. Conveniently located near shopping, dining, parks, and major commuter routes, this home blends suburban tranquility with everyday convenience—making it a wonderful opportunity you won’t want to miss.

3. 2026-02-13
   listed $255,000 New 866-char remark

   Show marketing remark (878 chars)

   Welcome to 5900 Simone Dr, a beautifully maintained home nestled in an established community in Stone Mountain. This inviting residence offers a comfortable and functional layout designed for both everyday living and effortless entertaining. The spacious living areas are filled with natural light, creating a warm and welcoming atmosphere, while the kitchen provides ample cabinet and counter space to meet all your culinary needs. Generously sized bedrooms offer peaceful retreats, and the primary suite provides added privacy and comfort. Step outside to enjoy a private backyard ideal for relaxing evenings, outdoor gatherings, or creating your own garden oasis. Conveniently located near shopping, dining, parks, and major commuter routes, this home blends suburban tranquility with everyday convenience—making it a wonderful opportunity you won’t want to miss.

4. 2026-02-13
   listed $255,000 Active 878-char remark

   Show marketing remark (878 chars)

   Welcome to 5900 Simone Dr, a beautifully maintained home nestled in an established community in Stone Mountain. This inviting residence offers a comfortable and functional layout designed for both everyday living and effortless entertaining. The spacious living areas are filled with natural light, creating a warm and welcoming atmosphere, while the kitchen provides ample cabinet and counter space to meet all your culinary needs. Generously sized bedrooms offer peaceful retreats, and the primary suite provides added privacy and comfort. Step outside to enjoy a private backyard ideal for relaxing evenings, outdoor gatherings, or creating your own garden oasis. Conveniently located near shopping, dining, parks, and major commuter routes, this home blends suburban tranquility with everyday convenience—making it a wonderful opportunity you won’t want to miss.

5. 2018-03-21
   historical
6. 2018-02-07
   status Back on Market
7. 2018-01-29
   status Under Contract
8. 2018-01-26
   status Back on Market
9. 2018-01-25
   status Under Contract
10. 2018-01-16
    listed $119,900 New
11. 2015-04-20
    historical
12. 2015-02-05
    historical Pending Approval
13. 2015-01-17
    price $54,900
14. 2015-01-14
    listed $59,900 New
15. 1997-02-26
    soldstatus $95,000
16. 1988-02-18
    soldstatus $79,900
17. 1985-07-30
    soldstatus $77,900

ⓘ 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: $4,590 · $383/mo
• Projected year-2 tax: $4,590 · $383/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,504
• − Mortgage interest: −$14,284
• − Property taxes: −$4,590
• − Insurance: −$2,072
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$7,418
• Taxable loss: −$6,101
• Est. tax savings @ 24.0%: +$1,464
• After-tax cash flow: $-307/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

• County: Dekalb County · 782,738 people
• City population: 130,941
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,977
• Household income: $96,491
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 22% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -228.39%
• Current HPI: 204.2122
• Rent YoY: ▲ 1.30%
• 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

+227.3% since first listed

17 events — show timeline

• 2026-05-16 Pending — GAMLS
• 2026-05-16 Pending — FMLS
• 2026-02-13 Listed $255,000 FMLS
• 2026-02-13 Listed $255,000 GAMLS
• 2018-03-21 Listing Removed — GAMLS
• 2018-02-07 Relisted — GAMLS
• 2018-01-29 Pending — GAMLS
• 2018-01-26 Relisted — GAMLS
• 2018-01-25 Pending — GAMLS
• 2018-01-16 Listed $119,900 GAMLS
• 2015-04-20 Listing Removed — GAMLS
• 2015-02-05 Contingent — GAMLS
• 2015-01-17 Price Changed $54,900 GAMLS
• 2015-01-14 Listed $59,900 GAMLS
• 1997-02-26 Sold (Public Records) $95,000 Public Records
• 1988-02-18 Sold (Public Records) $79,900 Public Records
• 1985-07-30 Sold (Public Records) $77,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,590 · +26.9% YoY. Source: county tax records.