4305 Old Lake Dr · Stonecrest, GA 30034

$253,925

4 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 13 Days on market

Built 1982 0.40 ac lot $142/sqft · 16% below area Est $301k · 16% 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 +14.5/15.0
• Cash flow +10.9/30.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-situated home in a quiet and established DeKalb County neighborhood. This property features a comfortable and functional layout designed to accommodate a variety of living needs. The spacious lot provides ample outdoor space for relaxation, entertaining, or future enhancements. Conveniently located near schools, shopping, dining, parks, and major highways, this home offers easy access to downtown Atlanta and surrounding areas while still maintaining a residential feel. A great opportunity for homeowners or investors seeking location, convenience, and long-term value.

Key facts

• Spacious lot
• Outdoor space
• 0.4 acre lot

Tags

• DEKALB COUNTY NEIGHBORHOOD
• SPACIOUS LOT
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Driveway; Attached garage (1-car); Open parking available
• Utilities: Central air (cooling); Central (heating); Water: Other; Electric: Other; Sewer: Other; Utilities: Other
• Home design: Multi/split levels; Resale property
• Construction: Built with other construction materials; Composition roof; Slab foundation
• Exterior features: Asphalt road frontage on a city street; Directions available

Interior

• Kitchen: White cabinets; Eat-in kitchen; Solid surface countertops; Kitchen open to family room; Dishwasher; Microwave
• Bedrooms: Five main-level bedrooms; Bedroom features: Other
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Finished basement; No shared/common walls; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $254k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (15.2% below list).
• Recommended offer: $215k (15.2% below list) — sets the bar for 1% rule.

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: Chapel Hill Elementary School (math 5% / reading 15%, grade F, #1,076 of 1,228 statewide, top 89%, 559 students, 100% FRL); Chapel Hill Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 692 students, 100% FRL); Southwest Dekalb High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,307 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 (+2.2%/yr); 356 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% of the median local income ($64k/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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $254k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $215,377 (15.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $300,554
• List price: $253,925
• Delta: -18.15%
• 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
4196 Lehigh Blvd	0.28mi	4/2.0	1,832 (+3%)	4mo	$210,000	$115	79
3623 Stanford Cir	0.24mi	4/2.5	1,953 (+9%)	7mo	$300,000	$154	65
3749 Valpariso Cir	0.61mi	3/2.0 (-1)	1,813 (+2%)	2mo	$265,000	$146	63
4158 Marist Ct	0.39mi	4/2.5	1,961 (+10%)	2mo	$320,000	$163	62
3540 Tarragon Dr	0.43mi	3/2.0 (-1)	1,692 (-5%)	8mo	$215,000	$127	59
4094 Colgate Way	0.46mi	3/2.0 (-1)	1,721 (-4%)	10mo	$285,000	$166	59
4586 High Gate Ln	0.72mi	4/2.5	1,747 (-2%)	2mo	$235,000	$135	59
4093 Chapel Mill Bnd	0.61mi	3/2.0 (-1)	1,778 (-0%)	9mo	$264,900	$149	58
3868 Prentiss Dr	0.50mi	3/2.0 (-1)	1,635 (-8%)	10mo	$265,000	$162	49
3631 Raiders Ridge Dr	0.62mi	3/2.5 (-1)	1,951 (+9%)	2mo	$280,000	$144	47
3489 Hollow Tree Dr	0.63mi	4/3.0	2,024 (+13%)	8mo	$250,000	$124	37
4581 Newcastle Cir	0.67mi	4/2.0	1,527 (-14%)	11mo	$250,000	$164	36

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-49,811
• Equity at exit: $37,861

10-year hold

• IRR: -15.2%
• Equity multiple: 0.17×
• Total profit: $-59,191
• Equity at exit: $21,955

Cash invested: $71,099 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 356
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,332
• Tax from tax record: −$373 /mo · $4,482/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-109

Break-even live

Break-even rent $2,292

Max offer price $234,596

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-38	+0% $-109	+5% $-181	+10% $-253
Rent	-10% $-280	-5% $-194	+0% $-109	+5% $-24	+10% $61
Rate	-1.0pp $18	-0.5pp $-45	base $-109	+0.5pp $-175	+1.0pp $-242

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: $63,481
• Closing costs: $7,618
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3713 Stanford Cir Decatur, GA	3.0	2.0	1305	$1,820	$1.39	1d	1	0.21mi
3667 Manhattan Dr Decatur, GA	4.0	2.5	1596	$1,981	$1.24	1d	1	0.39mi
3856 Radcliffe Blvd Decatur, GA	4.0	3.0	1968	$1,995	$1.01	45d	1	0.63mi
3577 Brycewood Dr Decatur, GA	3.0	2.5	1501	$1,950	$1.30	45d	1	0.73mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	45d	1	0.73mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.75mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	45d	1	0.75mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.76mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	0.76mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	0.77mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.77mi
3948 English Valley Dr Ellenwood, GA	4.0	3.0	2492	$2,590	$1.04	14d	1	1.04mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	14d	1	1.13mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	45d	1	1.16mi
3924 Chimney Ridge Ct Ellenwood, GA	3.0	2.0	1252	$2,000	$1.60	45d	1	1.16mi
4000 Wychwood Ln Ellenwood, GA	4.0	2.5	2535	$2,535	$1.00	14d	1	1.25mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,743	$1.58	0d	18	1.27mi
4068 Day Trl S Ellenwood, GA	4.0	2.0	1836	$2,100	$1.14	6d	1	1.29mi
3843 Chimney Ridge Ct Ellenwood, GA	5.0	3.0	1912	$1,945	$1.02	45d	1	1.34mi
3862 Shane Ct Ellenwood, GA	4.0	2.0	1372	$1,750	$1.28	1d	1	1.36mi
4061 Faron Ct Ellenwood, GA	4.0	2.0	2184	$2,174	$1.00	1d	1	1.38mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	45d	1	1.38mi
4611 River Rd Ellenwood, GA	4.0	4.0	2564	$2,181	$0.85	26d	1	1.41mi

Listing history 13 events

1. 2026-06-21
   pricedays on market $253,925 Active 13 DOM
2. 2026-06-18
   days on market $267,300 Active 10 DOM
3. 2026-06-17
   days on market $267,300 Active 9 DOM
4. 2026-06-16
   days on market $267,300 Active 8 DOM
5. 2026-06-15
   days on market $267,300 Active 7 DOM
6. 2026-06-13
   days on market $267,300 Active 5 DOM
7. 2026-06-09
   pricestatusdays on marketlisting id $267,300 Active 1 DOM
8. 2026-05-04
   historical
9. 2025-07-22
   price $246,000
10. 2025-06-17
    price $259,000
11. 2025-02-11
    listed $267,000 New
12. 2020-03-18
    soldstatus $139,000
13. 1982-10-29
    soldstatus $50,950

ⓘ 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: $4,482 · $373/mo
• Projected year-2 tax: $4,482 · $373/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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,845
• − Mortgage interest: −$14,224
• − Property taxes: −$4,482
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$7,387
• Taxable loss: −$5,652
• Est. tax savings @ 24.0%: +$1,356
• After-tax cash flow: $43/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): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+398.4% since first listed

10 events — show timeline

• 2026-06-19 Price Changed $253,925 FMLS
• 2026-06-19 Price Changed $253,925 GAMLS
• 2026-06-08 Listed $267,300 FMLS
• 2026-06-08 Listed $267,300 GAMLS
• 2026-05-04 Listing Removed — GAMLS
• 2025-07-22 Price Changed $246,000 GAMLS
• 2025-06-17 Price Changed $259,000 GAMLS
• 2025-02-11 Listed $267,000 GAMLS
• 2020-03-18 Sold (Public Records) $139,000 Public Records
• 1982-10-29 Sold (Public Records) $50,950 Public Records

Property tax history

+13.2%/yr

Latest (2025): $4,482 · +0.1% YoY. Source: county tax records.