1259 Chinon Pt · Stonecrest, GA 30058

$199,900

3 bd · 2.5 ba · 1,572 sqft · Townhouse · 7 Days on market

Built 2006 Good condition 1,742 sqft lot $127/sqft · 16% below area Est $238k · 16% under $73/mo HOA · 4% of rent

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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 +16.3/30.0
• ARV discount +14.7/15.0
• DSCR +5.1/10.0
• 1% rule +4.9/10.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVELY 3 BEDROOM TOWNHOME IN A NICE NEIGHBORHOOD. HUD HOME SOLD AS IS. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FOR ADDITIONAL BIDDING INFORMATION GO TO

Key facts

• $73 HOA
• Garage
• Built 2006

Property features AI

Finance

• Other: Subdivision: Villas At Rogers Cross
• HOA & community: Community association; Association fee $880 (includes grounds maintenance)

Exterior

• Parking: Garage; Parking pad; Open parking; 2 parking spaces total
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Phone available; Sewer connected; Underground utilities
• Home design: Townhouse (attached); Two levels; Resale property
• Construction: Built in 2006; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Patio; Level lot

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Breakfast area
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central heating (electric); Electric cooling; Other cooling
• Interior features: Vaulted ceilings; Walk-in closets; 2+ common walls (attached unit); Family room; Foyer; Breakfast area
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (0.9% below list).
• Recommended offer: $198k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Rock Chapel Elementary School (math 8% / reading 22%, grade F, #988 of 1,228 statewide, top 81%, 558 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.
• Market conditions: Rents rising (+1.2%/yr); 435 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 39% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $200k implies a 387% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $198,081 (0.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

• ARV (median comp): $237,862
• List price: $199,900
• Delta: -15.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1341 Rogers Trce	0.15mi	3/2.5	1,568 (-0%)	8mo	$219,000	$140	86
1323 Rogers Trce	0.09mi	3/2.5	1,546 (-2%)	19mo	$250,000	$162	77
1334 Rogers Landing Rd	0.16mi	3/2.5	1,728 (+10%)	8mo	$249,000	$144	69
1362 Rogers Trce	0.22mi	4/2.5 (+1)	1,722 (+10%)	5mo	$190,000	$110	65
1350 Rogers Trce	0.19mi	3/2.5	1,396 (-11%)	15mo	$219,500	$157	60

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-28,851
• Equity at exit: $29,806

10-year hold

• IRR: -9.5%
• Equity multiple: 0.47×
• Total profit: $-29,862
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$73
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $110

Break-even live

Break-even rent $1,841

Max offer price $199,900

Occupancy floor 89%

Sensitivity live

Price	-10% $249	-5% $179	+0% $110	+5% $41	+10% $-28
Rent	-10% $-46	-5% $32	+0% $110	+5% $189	+10% $267
Rate	-1.0pp $211	-0.5pp $161	base $110	+0.5pp $59	+1.0pp $6

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6959 Rogers Pt Lithonia, GA	3.0	2.5	1816	$1,895	$1.04	2d	1	0.11mi
1370 Rogers Trce Lithonia, GA	3.0	2.5	1564	$1,725	$1.10	13d	1	0.21mi
6614 Rebecca Lou Ln Lithonia, GA	3.0	2.5	1893	$1,895	$1.00	22d	1	0.41mi
1297 Millstone Way Lithonia, GA	4.0	3.0	1752	$2,340	$1.34	0d	1	0.49mi
1583 Cutters Mill Dr Lithonia, GA	3.0	2.5	1967	$2,300	$1.17	44d	1	0.53mi
7189 Sweet Gum Ct Lithonia, GA	3.0	2.5	2070	$2,200	$1.06	44d	1	0.63mi
6936 Deshon Ridge Dr Lithonia, GA	3.0	2.5	1872	$1,741	$0.93	0d	1	0.65mi
1367 Swift Creek Ln Lithonia, GA	3.0	2.0	1633	$1,200	$0.73	22d	1	0.65mi
1367 Swift Creek Ln Lithonia, GA	3.0	2.0	1633	$1,000	$0.61	11d	1	0.65mi
1930 Cutters Mill Way Lithonia, GA	3.0	3.0	1909	$2,281	$1.19	6d	1	0.78mi
1980 Cutters Mill Way Lithonia, GA	4.0	2.5	2133	$2,195	$1.03	44d	1	0.82mi
6683 Shapiro Ct Stone Mountain, GA	3.0	2.5	1672	$2,255	$1.35	44d	1	0.84mi
6482 Alford Way Lithonia, GA	3.0	2.5	1446	$1,675	$1.16	16d	1	0.90mi
7086 Brecken Pl Lithonia, GA	4.0	2.5	2130	$2,295	$1.08	20d	1	0.92mi
888 Timbercrest Ct Lithonia, GA	4.0	2.0	1632	$1,850	$1.13	44d	1	0.96mi
991 Alford Ct Lithonia, GA	4.0	2.5	1896	$2,045	$1.08	44d	1	0.96mi
883 Timbervale Ln Lithonia, GA	3.0	2.5	1848	$2,075	$1.12	6d	1	1.03mi
6294 Saddlewood Dr Lithonia, GA	4.0	3.0	1964	$1,795	$0.91	44d	1	1.09mi
493 Stonemill Mnr Lithonia, GA	4.0	2.0	1646	$2,055	$1.25	25d	1	1.43mi
493 Stonemill Mnr Lithonia, GA	3.0	2.5	1646	$1,945	$1.18	44d	1	1.43mi
1691 Redan W Lithonia, GA	4.0	3.0	1691	$1,760	$1.04	44d	1	1.50mi

HOA detail

• Monthly dues: $73 · $876/yr

Listing history 13 events

1. 2026-05-18
   status Under Contract 553-char remark
2. 2026-04-20
   historical
3. 2026-02-13
   historical $1,495
4. 2026-02-10
   price $209,900
5. 2025-12-11
   listed $199,900 New 553-char remark
6. 2025-12-11
   listed $219,900 New
7. 2025-12-03
   listed $1,495
8. 2015-10-28
   price $41,010

   Show marketing remark (163 chars)

   LOVELY 3 BEDROOM TOWNHOME IN A NICE NEIGHBORHOOD. HUD HOME SOLD AS IS. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FOR ADDITIONAL BIDDING INFORMATION GO TO

9. 2012-07-09
   soldstatus $41,010 Sold

   Show marketing remark (163 chars)

   LOVELY 3 BEDROOM TOWNHOME IN A NICE NEIGHBORHOOD. HUD HOME SOLD AS IS. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FOR ADDITIONAL BIDDING INFORMATION GO TO

10. 2012-04-19
    price $43,000

    Show marketing remark (163 chars)

    LOVELY 3 BEDROOM TOWNHOME IN A NICE NEIGHBORHOOD. HUD HOME SOLD AS IS. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FOR ADDITIONAL BIDDING INFORMATION GO TO

11. 2012-04-19
    historical

    Show marketing remark (163 chars)

    LOVELY 3 BEDROOM TOWNHOME IN A NICE NEIGHBORHOOD. HUD HOME SOLD AS IS. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FOR ADDITIONAL BIDDING INFORMATION GO TO

12. 2012-03-23
    historical Pending Approval

    Show marketing remark (163 chars)

    LOVELY 3 BEDROOM TOWNHOME IN A NICE NEIGHBORHOOD. HUD HOME SOLD AS IS. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FOR ADDITIONAL BIDDING INFORMATION GO TO

13. 2012-03-06
    listed $43,000 New

    Show marketing remark (163 chars)

    LOVELY 3 BEDROOM TOWNHOME IN A NICE NEIGHBORHOOD. HUD HOME SOLD AS IS. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FOR ADDITIONAL BIDDING INFORMATION GO TO

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 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: $23,770
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − HOA: −$876
• − Depreciation: −$5,815
• Taxable loss: −$1,920
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,785/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse in Villas at Rogers Crossing offers a good starting point for a cosmetic renovation, with updates that can significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Standard and dated

Value-add opportunities

• Both Paint fresh coat — Enhances curb appeal and interior aesthetics
• Both New flooring — Improves living space and resale value
• Both Kitchen updates — Modernizes space and increases appeal
• Both Bathroom updates — Enhances functionality and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Standard and dated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint fresh coat — Enhances curb appeal and interior aesthetics ↑
• Both New flooring — Improves living space and resale value ↑
• Both Kitchen updates — Modernizes space and increases appeal ↑
• Both Bathroom updates — Enhances functionality and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-96.5% since first listed

13 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-04-20 Listing Removed — GAMLS
• 2026-02-13 Rental Removed $1,495 GAMLS
• 2026-02-10 Price Changed $209,900 GAMLS
• 2025-12-11 Listed $219,900 GAMLS
• 2025-12-11 Listed $199,900 GAMLS
• 2025-12-03 Listed for Rent $1,495 GAMLS
• 2015-10-28 Price Changed $41,010 GAMLS
• 2012-07-09 Sold (MLS) $41,010 GAMLS
• 2012-04-19 Listing Removed — GAMLS
• 2012-04-19 Price Changed $43,000 GAMLS
• 2012-03-23 Contingent — GAMLS
• 2012-03-06 Listed $43,000 GAMLS