6895 Magnolia St · Lithonia, GA 30058

$124,900

3 bd · 2.5 ba · 1,654 sqft · SingleFamily public records · 19 Days on market

Built 2024 0.31 ac lot $76/sqft · 38% below area Est $213k · 41% under ↓ 44% since listing

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Why this score? — see what drove the B 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 +29.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• 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

This spacious 4-bedroom, 3-bath home is full of potential and ready for the right buyer to bring it across the finish line. The property is already well underway and just needs the final touches to transform it into a beautiful, move-in-ready residence. With a generous layout, this home offers plenty of space for comfortable living, entertaining, or even investment purposes. The existing floor plan provides flexibility to design and customize finishes to suit your personal style or market needs. Conveniently situated near major roadways, this location offers easy access to local jobs, shopping, dining, and everyday amenities-making it an ideal spot for homeowners and investors alike. Whether you're a savvy investor, builder, or homeowner looking to create your dream space, this property presents a unique opportunity to add value and make it your own. Don't miss your chance to unlock the full potential of this promising property!

Key facts

• 0.31 acre lot
• Built 2024
• Listed 19 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Water service available; Other utilities
• Home design: Two levels; Resale property
• Construction: Built with block and vinyl siding; Block foundation; Other roof type
• Exterior features: Front porch; Other exterior features

Interior

• Kitchen: Kitchen open to family room / view to family room; Other kitchen features
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Bedroom features: Other
• Flooring: Luxury vinyl flooring
• Bathrooms: Three full bathrooms; One full bathroom on main level; Two full bathrooms on upper level; Master bath with double vanity
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Double vanity in master bath; No shared/common walls; Other interior features
• Laundry & utility: Laundry room located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#286 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute 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: Stoneview Elementary School (math 6% / reading 9%, grade F, #1,125 of 1,228 statewide, top 93%, 781 students, 100% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• 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 18d 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 37% 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 $864 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 19 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 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 3.7% of price.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.54% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.65%
• DSCR: 1.65
• GRM: 5.4

CMA / ARV

• ARV (median comp): $213,340
• List price: $124,900
• Delta: 26.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2712 Davidson Dr	0.33mi	3/2.0	1,586 (-4%)	7mo	$240,000	$151	70
2764 Evans Mill Rd	0.53mi	4/2.0 (+1)	1,621 (-2%)	8mo	$210,000	$130	58
7483 Covington Hwy	0.57mi	2/1.0 (-1)	1,606 (-3%)	3mo	$230,000	$143	55
2378 Randall Ave	0.66mi	3/2.0	1,566 (-5%)	6mo	$202,000	$129	53
6855 Parkway Dr	0.29mi	3/2.0	1,472 (-11%)	20mo	$177,000	$120	50
2554 Bond St	0.30mi	3/2.0	1,864 (+13%)	24mo	$269,000	$144	43
2677 Rock Chapel Rd	0.50mi	3/2.0	1,840 (+11%)	18mo	$320,000	$174	40
2534 Park Dr	0.40mi	3/2.0	1,900 (+15%)	18mo	$295,000	$155	39
2389 Stone St	0.71mi	3/2.0	1,588 (-4%)	23mo	$335,000	$211	39
6630 Hawes Dr	0.68mi	3/2.0	1,824 (+10%)	14mo	$255,000	$140	37
2495 Oakleaf Rdg	0.74mi	3/2.5	1,890 (+14%)	19mo	$299,000	$158	26

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: 2.8%
• Equity multiple: 1.10×
• Total profit: $3,659
• Equity at exit: $18,623

10-year hold

• IRR: 10.2%
• Equity multiple: 1.72×
• Total profit: $25,186
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$655
• Tax from tax record: −$389 /mo · $4,663/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $427

Break-even live

Break-even rent $1,387

Max offer price $124,900

Occupancy floor 73%

Sensitivity live

Price	-10% $498	-5% $462	+0% $427	+5% $392	+10% $356
Rent	-10% $275	-5% $351	+0% $427	+5% $503	+10% $579
Rate	-1.0pp $490	-0.5pp $459	base $427	+0.5pp $395	+1.0pp $362

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2620 Wiggins St Lithonia, GA	3.0	1.0	1496	$1,795	$1.20	11d	1	0.12mi
2620 Wiggins St Lithonia, GA	3.0	1.0	1496	$1,795	$1.20	0d	1	0.12mi
7055 Swift St Lithonia, GA	4.0	2.0	1119	$2,000	$1.79	21d	1	0.17mi
6813 Main St Lithonia, GA	1.0–3.0	1.0–1.5	1025	$1,500	$1.46	4d	6	0.32mi
40 Amanda Dr Lithonia, GA	1.0–3.0	1.0–2.0	1120	$1,698	$1.52	0d	10	0.40mi
2958 Klondike Rd Lithonia, GA	3.0	2.0	1300	$1,550	$1.19	25d	1	0.77mi
6651 Chupp Rd Lithonia, GA	2.0–4.0	1.0–2.0	1208	$1,692	$1.40	16d	1	0.88mi
6659 Chupp Rd Lithonia, GA	1.0–4.0	1.0–2.0	1036	$1,680	$1.62	13d	1	0.88mi
2671 Parkway Trl Lithonia, GA	2.0	2.5	1504	$1,850	$1.23	18d	1	0.90mi
100 Wesley Providence Pkwy Stonecrest, GA	1.0–3.0	1.0–2.0	1215	$2,112	$1.74	0d	72	0.94mi
2614 Parkway Trl Lithonia, GA	3.0	2.0	1428	$1,795	$1.26	5d	1	0.96mi
2979 Heritage Villa Dr Unit 2979 Stonecrest, GA	2.0	2.5	1356	$1,560	$1.15	44d	1	0.98mi
3001 Heritage Villa Dr Unit 1 Stonecrest, GA	3.0	2.5	1518	$2,200	$1.45	5d	1	1.02mi
3001 Heritage Villa Dr Unit 3001 Stonecrest, GA	3.0	2.5	2000	$2,400	$1.20	44d	1	1.02mi
6749 Pole Creek Dr Lithonia, GA	4.0	2.5	1882	$2,195	$1.17	25d	1	1.30mi
6540 Wellington Chase Ct Lithonia, GA	3.0	2.0	1250	$1,800	$1.44	25d	1	1.32mi
6495 Wellington Chase Ct Lithonia, GA	2.0	1.0	1533	$950	$0.62	44d	1	1.35mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,640	$1.30	5d	1	1.37mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,695	$1.35	22d	1	1.37mi
6557 Woodrow Rd Lithonia, GA	3.0	2.0	1246	$3,675	$2.95	44d	1	1.41mi
2330 McKenna Square Dr Lithonia, GA	3.0	2.5	1514	$2,075	$1.37	25d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $124,900 Active 19 DOM
2. 2026-06-17
   days on market $124,900 Active 18 DOM
3. 2026-06-16
   days on market $124,900 Active 17 DOM
4. 2026-06-15
   days on market $124,900 Active 16 DOM
5. 2026-06-13
   days on market $124,900 Active 14 DOM
6. 2026-06-09
   days on market $124,900 Active 10 DOM
7. 2026-06-08
   days on market $124,900 Active 9 DOM
8. 2026-06-07
   days on market $124,900 Active 8 DOM
9. 2026-06-04
   days on market $124,900 Active 5 DOM
10. 2026-06-03
    days on market $124,900 Active 4 DOM
11. 2026-06-02
    days on market $124,900 Active 3 DOM
12. 2026-06-01
    days on market $124,900 Active 2 DOM
13. 2026-05-31
    pricedays on marketlisting id $124,900 Active 1 DOM
14. 2026-02-01
    price $269,999 1341-char remark
15. 2025-09-15
    listed $299,999 New 1341-char remark
16. 2025-08-11
    historical
17. 2025-08-11
    historical
18. 2025-07-14
    listed $225,000 Active
19. 2025-07-09
    historical
20. 2025-07-09
    listed $225,000 New

ⓘ 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: $4,663 · $389/mo
• Projected year-2 tax: $4,663 · $389/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 5/10 Major 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $23,128
• − Mortgage interest: −$6,996
• − Property taxes: −$4,663
• − Insurance: −$624
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$3,633
• Taxable income: $3,510
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $4,281/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 — Lithonia

• Score: 63/100
• State rank: #286
• US rank: #15715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lithonia, GA
• County: Dekalb County · 782,738 people
• City population: 106,390
• 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

-44.5% since first listed

10 events — show timeline

• 2026-06-02 Listing Removed — GAMLS
• 2026-05-29 Listed $124,900 FMLS
• 2026-05-29 Listed $124,900 GAMLS
• 2026-02-01 Price Changed $269,999 GAMLS
• 2025-09-15 Listed $299,999 GAMLS
• 2025-08-11 Listing Removed — GAMLS
• 2025-08-11 Listing Removed — FMLS
• 2025-07-14 Listed $225,000 FMLS
• 2025-07-09 Coming Soon — FMLS
• 2025-07-09 Listed $225,000 GAMLS

Property tax history

+15.7%/yr

Latest (2025): $4,663 · +488.2% YoY. Source: county tax records.