5122 Martindale Ln · Stone Mountain, GA 30088

$190,000

3 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 8 Days on market

Built 1970 0.54 ac lot $130/sqft · 20% below area Est $237k · 20% under ↓ 15% since listing

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, renovators, and visionaries! Welcome to 5722 Martindale Lane- a spacious split-level home brimming with character, retro charm, and endless renovation potential. Situated on a half acre plus lot, this brick home offers the ideal opportunity to restore and modernize a home with great bones, hardwood flooring, spacious kitchen and unique architectural appeal. Inside, you'll find generously sized living spaces ready for transformation. The basement provides incredible potential to add additional living area. With an open front porch, back deck and sizeable yard, the home offers plenty of room for outdoor entertaining. Bring your contractor, creativity, and design ideas -

Key facts

• Hardwood flooring
• Spacious kitchen
• Open front porch

Tags

• HALF ACRE LOT
• HARDWOOD FLOORING
• SPACIOUS KITCHEN
• OPEN FRONT PORCH
• BACK DECK
• SIZEABLE YARD

Property features AI

Finance

• Other: Lot approximately 0.54 acre
• HOA & community: No homeowners association; Community amenities include sidewalks, street lights, proximity to public transport and shopping

Exterior

• Parking: Attached garage; Garage with basement access
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Single-family house; One and one-half story; Residential property; Fixer condition
• Construction: Built in 1970; Brick and wood siding construction
• Exterior features: Open lot; Other roof

Interior

• Kitchen: Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Family room; Other interior features
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/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 $175k (8.2% below list).
• Recommended offer: $175k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 5.1% in Stone Mountain — 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 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: Rockbridge Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 894 students, 100% FRL); Stone Mountain Middle School (math 12% / reading 15%, grade F, #407 of 470 statewide, top 87%, 1,072 students, 100% FRL); Stone Mountain High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 1,202 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 (+3.7%/yr); 220 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $162k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,502 (8.2% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.92% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $237,460
• List price: $190,000
• Delta: -19.99%
• 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
5122 Martindale Ln	0.00mi	3/2.0	1,460 (0%)	1mo	$162,000	$111	99
610 Martin Rd	0.13mi	3/2.0	1,477 (+1%)	4mo	$149,900	$101	88
5077 Martindale Ln	0.11mi	3/2.0	1,606 (+10%)	2mo	$273,000	$170	77
418 Colchester Dr	0.23mi	3/2.0	1,560 (+7%)	3mo	$235,000	$151	75
5032 N Woodbridge Trl	0.15mi	3/2.5	1,624 (+11%)	3mo	$209,400	$129	70
708 Martin Rd	0.37mi	3/2.0	1,344 (-8%)	1mo	$218,000	$162	69
629 Waterview Ct	0.30mi	4/2.5 (+1)	1,542 (+6%)	2mo	$229,000	$149	68
5372 Martins Crossing Rd	0.43mi	4/2.0 (+1)	1,410 (-3%)	5mo	$187,000	$133	65
732 Martin Rd	0.41mi	3/2.0	1,631 (+12%)	3mo	$200,000	$123	59
677 Tarkington Rd S	0.72mi	3/2.0	1,368 (-6%)	1mo	$279,000	$204	56
5119 Fairforest Dr	0.66mi	3/2.0	1,344 (-8%)	3mo	$203,500	$151	53
811 Longfellow Ct	0.64mi	3/1.5	1,274 (-13%)	2mo	$195,000	$153	45

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-12,967
• Equity at exit: $28,330

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $15,057
• Equity at exit: $16,428

Cash invested: $53,200 (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 30088

• Rents YoY: 3.7%
• Active inventory: 220
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$996
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $261

Break-even live

Break-even rent $1,414

Max offer price $190,000

Occupancy floor 80%

Sensitivity live

Price	-10% $369	-5% $315	+0% $261	+5% $208	+10% $154
Rent	-10% $123	-5% $192	+0% $261	+5% $330	+10% $399
Rate	-1.0pp $357	-0.5pp $310	base $261	+0.5pp $212	+1.0pp $162

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	14d	1	0.55mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	14d	1	0.58mi
827 San Miguel Dr Stone Mountain, GA	3.0	2.0	1272	$1,550	$1.22	18d	1	0.67mi
5290 Stonebush Ter Unit A Stone Mountain, GA	2.0	2.5	1200	$1,450	$1.21	20d	1	0.72mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,550	$1.20	0d	1	0.74mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	45d	1	0.77mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	14d	1	0.89mi
5370 Zachary Dr Stone Mountain, GA	4.0	2.0	1556	$1,150	$0.74	25d	1	0.91mi
5351 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	6d	1	0.96mi
5353 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	6d	1	0.97mi
5280 Ridge Forest Dr Stone Mountain, GA	2.0	2.5	1170	$1,325	$1.13	45d	1	0.98mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	45d	1	1.00mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,199	$0.86	0d	1	1.05mi
867 Oakhill Ct Stone Mountain, GA	3.0	2.5	1556	$1,850	$1.19	45d	1	1.12mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	23d	1	1.13mi
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	23d	1	1.14mi
4631 Garden Hills Dr Stone Mountain, GA	3.0	2.0	1382	$1,671	$1.21	18d	1	1.14mi
4625 High Collier Walk Stone Mountain, GA	3.0	2.0	1400	$1,000	$0.71	12d	1	1.15mi
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	45d	1	1.16mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	45d	1	1.19mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	6d	1	1.19mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	16d	1	1.20mi
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	5d	1	1.20mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	45d	1	1.21mi
5025 Brittany Dr Stone Mountain, GA	3.0	2.5	1484	$1,845	$1.24	14d	1	1.22mi
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$2,000	$1.36	2d	1	1.23mi
421 Prince of Wales Stone Mountain, GA	2.0	2.5	1036	$1,250	$1.21	23d	1	1.25mi
478 Prince of Wales Stone Mountain, GA	2.0	2.0	1064	$1,475	$1.39	45d	1	1.27mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	12d	1	1.27mi
697 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1576	$1,650	$1.05	45d	1	1.28mi
5612 Pennybrook Ct Stone Mountain, GA	3.0	2.0	1364	$1,941	$1.42	14d	1	1.35mi
768 Fourth St Stone Mountain, GA	3.0	2.0	1200	$2,100	$1.75	6d	1	1.37mi
6097 Memorial Dr Stone Mountain, GA	1.0–3.0	1.0–2.0	1045	$1,657	$1.59	0d	10	1.37mi
1076 Martin Rd Stone Mountain, GA	4.0	2.0	1760	$2,011	$1.14	18d	1	1.38mi
450 Pennybrook Dr Stone Mountain, GA	3.0	2.0	1404	$1,750	$1.25	25d	1	1.38mi
779 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1458	$1,980	$1.36	0d	1	1.38mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,285	$1.41	6d	1	1.47mi

Listing history 2 events

1. 2026-05-18
   status Under Contract 922-char remark
2. 2026-05-10
   listed $190,000 New 922-char remark

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$1,247/yr (+$104/mo · 249.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,940
• − Mortgage interest: −$10,643
• − Property taxes: −$501
• − Insurance: −$950
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$5,527
• Taxable loss: −$31
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $3,143/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): 29,240
• Household income: $70,325
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1106.0

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 (84%)
• Race & ethnicity: Black 84% White 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Swedish 1% Russian 1%
• Foreign-born: 11% · Canada
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -169.92%
• Current HPI: 206.5421
• Rent YoY: ▲ 3.72%
• 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

-14.7% since first listed

3 events — show timeline

• 2026-06-01 Sold (MLS) $162,000 GAMLS
• 2026-05-18 Pending — GAMLS
• 2026-05-10 Listed $190,000 GAMLS

Property tax history

-8.8%/yr

Latest (2025): $501 · -9.6% YoY. Source: county tax records.