3666 Stanford Cir · Stonecrest, GA 30034

$269,999

3 bd · 2.0 ba · 1,774 sqft · SingleFamily public records · 21 Days on market

Built 1967 0.26 ac lot $152/sqft · at area comps Est $279k · at est.

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Why this score? — see what drove the F 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 +9.0/15.0
• Cash flow +8.0/30.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready Gem in Decatur! Welcome to 3666 Stanford Circle in DeKalb County - tucked away on a quiet cul-de-sac, this beautifully updated 4-bedroom, 3-bath home offers the perfect blend of privacy, space, and modern comfort. Step inside to discover fresh finishes, spacious living areas, and a functional layout ideal for both everyday living and entertaining. Enjoy a large private backyard perfect for gatherings, pets, or simply relaxing outdoors. Conveniently located just minutes from shopping, dining, and major highways, this home offers easy access while maintaining a peaceful neighborhood feel. Priced to SELL - don't miss this incredible opportunity!

Key facts

• 0.26 acre lot
• Garage
• Built 1967

Property features AI

Exterior

• Parking: Driveway; Garage; Total parking for 4 vehicles; One garage space; Open parking available
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; Electricity available; Sewer available; Water available
• Home design: Multi/split levels
• Construction: Brick and cement siding construction; Composition roof; Raised foundation; Resale condition
• Exterior features: Patio; Chain link fence; Private road access; Asphalt road surface

Interior

• Kitchen: Stone counters; Dishwasher; Disposal
• Bedrooms: Three bedrooms on upper level; Two bedrooms on lower level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Three full bathrooms (two upstairs, one downstairs); Master bathroom: none specified
• Heating & cooling: Central air; Electric heating
• Interior features: No shared/common walls; Finished basement with exterior entry; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (23.7% below list).
• Recommended offer: $206k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Oakcliff Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 660 students, 94% FRL); The Champion Middle Theme School (math 21% / reading 52%, grade F, #167 of 470 statewide, top 38%, 751 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 98% FRL vs 68% district-wide (30 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); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 39% 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

• It's been on market 21 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $220k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $205,954 (23.7% 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. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

• ARV (median comp): $279,392
• List price: $269,999
• Delta: -3.36%
• Verdict: FAIR
• 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	0.25mi	4/2.0 (+1)	1,832 (+3%)	4mo	$210,000	$115	75
3749 Valpariso Cir	0.50mi	3/2.0	1,813 (+2%)	2mo	$265,000	$146	72
4093 Chapel Mill Bnd	0.48mi	3/2.0	1,778 (+0%)	9mo	$264,900	$149	70
3623 Stanford Cir	0.11mi	4/2.5 (+1)	1,953 (+10%)	7mo	$300,000	$154	65
3540 Tarragon Dr	0.51mi	3/2.0	1,692 (-5%)	8mo	$215,000	$127	62
4158 Marist Ct	0.32mi	4/2.5 (+1)	1,961 (+10%)	2mo	$320,000	$163	59
3519 Lehigh Way	0.72mi	3/2.5	1,644 (-7%)	3mo	$198,000	$120	50
3635 Sapphire Ct	0.71mi	3/2.5	1,850 (+4%)	10mo	$199,900	$108	50
3640 Sapphire Ct	0.68mi	3/2.0	1,617 (-9%)	10mo	$220,900	$137	46
3320 Tarragon Dr	0.68mi	3/2.0	1,512 (-15%)	2mo	$247,000	$163	42
3633 Emerald Pt	0.66mi	3/2.0	1,530 (-14%)	7mo	$215,000	$141	40
3489 Hollow Tree Dr	0.70mi	4/3.0 (+1)	2,024 (+14%)	8mo	$250,000	$124	28

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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-63,239
• Equity at exit: $40,258

10-year hold

• IRR: -23.0%
• Equity multiple: -0.12×
• Total profit: $-84,636
• Equity at exit: $23,345

Cash invested: $75,600 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$379 /mo · $4,548/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-280

Break-even live

Break-even rent $2,414

Max offer price $220,467

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-204	+0% $-280	+5% $-357	+10% $-433
Rent	-10% $-443	-5% $-362	+0% $-280	+5% $-199	+10% $-118
Rate	-1.0pp $-144	-0.5pp $-212	base $-280	+0.5pp $-350	+1.0pp $-422

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: $67,500
• Closing costs: $8,100
• 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	0.11mi
3667 Manhattan Dr Decatur, GA	4.0	2.5	1596	$1,981	$1.24	1d	1	0.21mi
3577 Brycewood Dr Decatur, GA	3.0	2.5	1501	$1,950	$1.30	45d	1	0.54mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	45d	1	0.55mi
3856 Radcliffe Blvd Decatur, GA	4.0	3.0	1968	$1,995	$1.01	45d	1	0.57mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.57mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	45d	1	0.57mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	0.57mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.57mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	0.58mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.58mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	14d	1	0.96mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	45d	1	0.97mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,743	$1.58	0d	18	1.08mi
3924 Chimney Ridge Ct Ellenwood, GA	3.0	2.0	1252	$2,000	$1.60	45d	1	1.08mi
3948 English Valley Dr Ellenwood, GA	4.0	3.0	2492	$2,590	$1.04	14d	1	1.09mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	45d	1	1.20mi
4068 Day Trl S Ellenwood, GA	4.0	2.0	1836	$2,100	$1.14	6d	1	1.22mi
4000 Wychwood Ln Ellenwood, GA	4.0	2.5	2535	$2,535	$1.00	14d	1	1.22mi
3862 Shane Ct Ellenwood, GA	4.0	2.0	1372	$1,750	$1.28	1d	1	1.26mi
4061 Faron Ct Ellenwood, GA	4.0	2.0	2184	$2,174	$1.00	1d	1	1.30mi
3688 Seton Hall Dr Decatur, GA	4.0	2.5	2308	$2,300	$1.00	6d	1	1.38mi
4611 River Rd Ellenwood, GA	4.0	4.0	2564	$2,181	$0.85	26d	1	1.42mi

Listing history 33 events

1. 2026-06-21
   days on market $269,999 Active 21 DOM
2. 2026-06-18
   days on market $269,999 Active 18 DOM
3. 2026-06-17
   days on market $269,999 Active 17 DOM
4. 2026-06-16
   days on market $269,999 Active 16 DOM
5. 2026-06-15
   days on market $269,999 Active 15 DOM
6. 2026-06-13
   days on market $269,999 Active 13 DOM
7. 2026-06-09
   days on market $269,999 Active 9 DOM
8. 2026-06-08
   days on market $269,999 Active 8 DOM
9. 2026-06-07
   days on market $269,999 Active 7 DOM
10. 2026-06-04
    days on market $269,999 Active 4 DOM
11. 2026-06-03
    days on market $269,999 Active 3 DOM
12. 2026-06-02
    days on market $269,999 Active 2 DOM
13. 2026-05-31
    days on marketlisting id $269,999 Active 1 DOM
14. 2026-03-06
    listed $269,999 New 664-char remark
15. 2026-03-04
    historical $269,999 664-char remark
16. 2026-01-02
    historical
17. 2025-12-01
    listed $279,900 New
18. 2025-12-01
    historical
19. 2025-10-24
    listed $299,900 New
20. 2025-10-24
    historical
21. 2024-04-01
    soldstatus $220,000
22. 2024-03-29
    soldstatus $220,000 Sold
23. 2024-03-29
    soldstatus $220,000 Closed
24. 2024-03-18
    status Under Contract
25. 2024-03-18
    status Pending
26. 2024-01-25
    listed $230,000 Active
27. 2024-01-22
    listed $230,000 New
28. 2007-11-26
    soldstatus $61,000
29. 2007-04-05
    listed $74,900
30. 1993-11-01
    soldstatus $53,000
31. 1991-02-01
    soldstatus $60,300
32. 1985-09-26
    soldstatus $63,100
33. 1980-08-23
    soldstatus $51,300

ⓘ 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: $4,548 · $379/mo
• Projected year-2 tax: $4,548 · $379/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: $24,714
• − Mortgage interest: −$15,124
• − Property taxes: −$4,548
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$7,855
• Taxable loss: −$8,117
• Est. tax savings @ 24.0%: +$1,948
• After-tax cash flow: $-1,417/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

+426.3% since first listed

24 events — show timeline

• 2026-05-31 Listed $269,999 FMLS
• 2026-05-30 Coming Soon $269,999 FMLS
• 2026-05-29 Listing Removed — GAMLS
• 2026-05-29 Listed $269,999 GAMLS
• 2026-03-06 Listed $269,999 GAMLS
• 2026-03-04 Coming Soon — GAMLS
• 2026-01-02 Listing Removed — GAMLS
• 2025-12-01 Listing Removed — GAMLS
• 2025-12-01 Listed $279,900 GAMLS
• 2025-10-24 Listed $299,900 GAMLS
• 2025-10-24 Coming Soon — GAMLS
• 2024-04-01 Sold (Public Records) $220,000 Public Records
• 2024-03-29 Sold (MLS) $220,000 FMLS
• 2024-03-29 Sold (MLS) $220,000 GAMLS
• 2024-03-18 Pending — GAMLS
• 2024-03-18 Pending — FMLS
• 2024-01-25 Listed $230,000 FMLS
• 2024-01-22 Listed $230,000 GAMLS
• 2007-11-26 Sold (MLS) $61,000 FMLS
• 2007-04-05 Listed $74,900 FMLS
• 1993-11-01 Sold (Public Records) $53,000 Public Records
• 1991-02-01 Sold (Public Records) $60,300 Public Records
• 1985-09-26 Sold (Public Records) $63,100 Public Records
• 1980-08-23 Sold (Public Records) $51,300 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,548 · -9.3% YoY. Source: county tax records.