629 Woodsong Ln · Stone Mountain, GA 30087

$214,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 154 Days on market

Built 1986 8,712 sqft lot $132/sqft · 24% below area Est $283k · 24% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• 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

First-time homeowners, down-sizers, frequenters of Stone Mountain Park, and savvy investors will all like this affordable 3-bedroom, 2-bathroom, ONE-LEVEL RANCH located on a cozy CUL-DE-SAC and a short drive (on neighborhood streets) to STONE MOUNTAIN PARK and VILLAGE, as well as Memorial Drive. Enter the home through the foyer followed by a true-sized great room with a fireplace and large dining room area. The primary suite boasts a tray ceiling, a separate shower and tub, plus a big walk-in closet. The other two bedrooms are spacious with double closets, and there's more storage throughout the house. All the flooring is hard-surface except in one of the bedrooms, where there's new carpet. The kitchen has plenty of space to move around, a laundry closet, and an eating area with lots of sunlight for plants. The roof is fairly new, and the garage door is brand new! It's the perfect home for updating while living in it.

Key facts

• One level ranch
• Large dining room
• Tray ceiling

Tags

• ONE LEVEL RANCH
• TRUE SIZED GREAT ROOM
• FIREPLACE
• LARGE DINING ROOM
• PRIMARY SUITE
• TRAY CEILING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $262 ($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 $192k (10.3% below list).
• Recommended offer: $188k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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+, schools F, 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.
• Market conditions: Rents rising (+1.3%/yr); 246 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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

• It's been on market 154 days — a 12% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $214k implies a 140% gain — meaningful room to come down on a strong offer.

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 $188,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

• ARV (median comp): $282,717
• List price: $214,000
• Delta: -24.31%
• 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
643 Woodsong Ln	0.04mi	3/2.0	1,625 (+0%)	8mo	$245,000	$151	92
5515 Pennybrook Trl	0.28mi	3/2.5	1,588 (-2%)	11mo	$280,000	$176	72
508 Jaywood Dr	0.31mi	3/2.5	1,584 (-2%)	10mo	$249,900	$158	71
512 Ryan Pl	0.50mi	3/2.5	1,676 (+3%)	2mo	$140,000	$84	68
5370 Ridge Forest Dr	0.34mi	3/2.0	1,400 (-14%)	1mo	$224,000	$160	60
5212 Cindy Way	0.68mi	3/2.0	1,565 (-4%)	3mo	$189,900	$121	60
5292 Mountain Village Ct	0.58mi	3/2.5	1,528 (-6%)	3mo	$223,000	$146	59
5250 Mountain Village Ct	0.61mi	3/2.5	1,576 (-3%)	10mo	$250,000	$159	56
5218 Tina Ct	0.71mi	3/2.0	1,526 (-6%)	6mo	$190,500	$125	52
425 Orchard Dr	0.49mi	4/3.0 (+1)	1,500 (-8%)	11mo	$249,900	$167	46
884 Third St	0.64mi	3/2.5	1,424 (-12%)	4mo	$255,000	$179	44
835 Ridge Ave	0.68mi	3/2.5	1,414 (-13%)	9mo	$225,000	$159	37

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-21,348
• Equity at exit: $31,908

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-10,374
• Equity at exit: $18,503

Cash invested: $59,920 (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 30087

• Rents YoY: 1.3%
• Active inventory: 246
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $262

Break-even live

Break-even rent $1,588

Max offer price $214,000

Occupancy floor 81%

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	21d	1	0.16mi
697 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1576	$1,650	$1.05	43d	1	0.20mi
779 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1458	$2,045	$1.40	4d	1	0.23mi
5612 Pennybrook Ct Stone Mountain, GA	3.0	2.0	1364	$1,941	$1.42	12d	1	0.34mi
5370 Zachary Dr Stone Mountain, GA	4.0	2.0	1556	$1,150	$0.74	24d	1	0.34mi
5353 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	5d	1	0.36mi
5351 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	5d	1	0.37mi
768 Fourth St Stone Mountain, GA	3.0	2.0	1200	$2,100	$1.75	5d	1	0.38mi
5280 Ridge Forest Dr Stone Mountain, GA	2.0	2.5	1170	$1,325	$1.13	43d	1	0.41mi
524 Julius Dr Stone Mountain, GA	3.0	2.0	1780	$1,795	$1.01	43d	1	0.55mi
5290 Stonebush Ter Unit A Stone Mountain, GA	2.0	2.5	1200	$1,450	$1.21	18d	1	0.56mi
450 Pennybrook Dr Stone Mountain, GA	3.0	2.0	1404	$1,750	$1.25	24d	1	0.60mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	10d	1	0.82mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	15d	1	0.91mi
5308 Omalley Ln Stone Mountain, GA	4.0	2.5	1950	$1,949	$1.00	43d	1	0.92mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	5d	1	0.94mi
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	4d	1	0.94mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	43d	1	0.97mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	2d	1	1.00mi
827 San Miguel Dr Stone Mountain, GA	3.0	2.0	1272	$1,550	$1.22	16d	1	1.01mi
1150 Rankin St Stone Mountain, GA	2.0–3.0	2.5	1437	$1,850	$1.29	43d	2	1.10mi
1047 Ridge Ave Stone Mountain, GA	3.0	1.0	1402	$2,150	$1.53	24d	1	1.11mi
1150 Rankin St Stone Mountain, GA	2.0	2.5	1495	$1,850	$1.24	24d	1	1.13mi
5025 Brittany Dr Stone Mountain, GA	3.0	2.5	1484	$1,845	$1.24	12d	1	1.19mi
967 Pine Roc Dr Stone Mountain, GA	3.0	2.0	1206	$1,900	$1.58	10d	1	1.22mi
5100 W Mountain St Stone Mountain, GA	1.0–3.0	1.0–2.0	1150	$1,484	$1.29	3d	11	1.37mi
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	43d	1	1.37mi
651 Mincey Woods Ct Stone Mountain, GA	3.0	2.0	2188	$2,150	$0.98	43d	1	1.39mi
5030 W Mountain St Stone Mountain, GA	2.0	1.0	1175	$1,199	$1.02	43d	1	1.42mi
1248 Park Blvd Stone Mountain, GA	3.0	2.0	1350	$1,880	$1.39	43d	1	1.47mi
427 Chanterelle Dr Stone Mountain, GA	3.0	2.5	1608	$1,650	$1.03	2d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $214,000 Active 154 DOM
2. 2026-06-17
   days on market $214,000 Active 153 DOM
3. 2026-06-16
   days on market $214,000 Active 152 DOM
4. 2026-06-15
   days on market $214,000 Active 151 DOM
5. 2026-06-13
   days on market $214,000 Active 149 DOM
6. 2026-06-09
   days on market $214,000 Active 145 DOM
7. 2026-06-08
   days on market $214,000 Active 144 DOM
8. 2026-06-07
   days on market $214,000 Active 143 DOM
9. 2026-06-04
   days on market $214,000 Active 140 DOM
10. 2026-06-03
    days on market $214,000 Active 139 DOM
11. 2026-06-02
    days on market $214,000 Active 138 DOM
12. 2026-06-01
    days on market $214,000 Active 137 DOM
13. 2026-05-31
    days on market $214,000 Active 136 DOM
14. 2026-05-03
    price $214,000 931-char remark

    Show marketing remark (931 chars)

    First-time homeowners, down-sizers, frequenters of Stone Mountain Park, and savvy investors will all like this affordable 3-bedroom, 2-bathroom, ONE-LEVEL RANCH located on a cozy CUL-DE-SAC and a short drive (on neighborhood streets) to STONE MOUNTAIN PARK and VILLAGE, as well as Memorial Drive. Enter the home through the foyer followed by a true-sized great room with a fireplace and large dining room area. The primary suite boasts a tray ceiling, a separate shower and tub, plus a big walk-in closet. The other two bedrooms are spacious with double closets, and there's more storage throughout the house. All the flooring is hard-surface except in one of the bedrooms, where there's new carpet. The kitchen has plenty of space to move around, a laundry closet, and an eating area with lots of sunlight for plants. The roof is fairly new, and the garage door is brand new! It's the perfect home for updating while living in it.

15. 2026-05-03
    price $214,000 931-char remark

    Show marketing remark (931 chars)

    First-time homeowners, down-sizers, frequenters of Stone Mountain Park, and savvy investors will all like this affordable 3-bedroom, 2-bathroom, ONE-LEVEL RANCH located on a cozy CUL-DE-SAC and a short drive (on neighborhood streets) to STONE MOUNTAIN PARK and VILLAGE, as well as Memorial Drive. Enter the home through the foyer followed by a true-sized great room with a fireplace and large dining room area. The primary suite boasts a tray ceiling, a separate shower and tub, plus a big walk-in closet. The other two bedrooms are spacious with double closets, and there's more storage throughout the house. All the flooring is hard-surface except in one of the bedrooms, where there's new carpet. The kitchen has plenty of space to move around, a laundry closet, and an eating area with lots of sunlight for plants. The roof is fairly new, and the garage door is brand new! It's the perfect home for updating while living in it.

16. 2026-03-12
    price $218,000 931-char remark

    Show marketing remark (931 chars)

    First-time homeowners, down-sizers, frequenters of Stone Mountain Park, and savvy investors will all like this affordable 3-bedroom, 2-bathroom, ONE-LEVEL RANCH located on a cozy CUL-DE-SAC and a short drive (on neighborhood streets) to STONE MOUNTAIN PARK and VILLAGE, as well as Memorial Drive. Enter the home through the foyer followed by a true-sized great room with a fireplace and large dining room area. The primary suite boasts a tray ceiling, a separate shower and tub, plus a big walk-in closet. The other two bedrooms are spacious with double closets, and there's more storage throughout the house. All the flooring is hard-surface except in one of the bedrooms, where there's new carpet. The kitchen has plenty of space to move around, a laundry closet, and an eating area with lots of sunlight for plants. The roof is fairly new, and the garage door is brand new! It's the perfect home for updating while living in it.

17. 2026-03-12
    price $218,000 931-char remark

    Show marketing remark (931 chars)

    First-time homeowners, down-sizers, frequenters of Stone Mountain Park, and savvy investors will all like this affordable 3-bedroom, 2-bathroom, ONE-LEVEL RANCH located on a cozy CUL-DE-SAC and a short drive (on neighborhood streets) to STONE MOUNTAIN PARK and VILLAGE, as well as Memorial Drive. Enter the home through the foyer followed by a true-sized great room with a fireplace and large dining room area. The primary suite boasts a tray ceiling, a separate shower and tub, plus a big walk-in closet. The other two bedrooms are spacious with double closets, and there's more storage throughout the house. All the flooring is hard-surface except in one of the bedrooms, where there's new carpet. The kitchen has plenty of space to move around, a laundry closet, and an eating area with lots of sunlight for plants. The roof is fairly new, and the garage door is brand new! It's the perfect home for updating while living in it.

18. 2026-01-12
    listed $230,000 New 931-char remark

    Show marketing remark (931 chars)

    First-time homeowners, down-sizers, frequenters of Stone Mountain Park, and savvy investors will all like this affordable 3-bedroom, 2-bathroom, ONE-LEVEL RANCH located on a cozy CUL-DE-SAC and a short drive (on neighborhood streets) to STONE MOUNTAIN PARK and VILLAGE, as well as Memorial Drive. Enter the home through the foyer followed by a true-sized great room with a fireplace and large dining room area. The primary suite boasts a tray ceiling, a separate shower and tub, plus a big walk-in closet. The other two bedrooms are spacious with double closets, and there's more storage throughout the house. All the flooring is hard-surface except in one of the bedrooms, where there's new carpet. The kitchen has plenty of space to move around, a laundry closet, and an eating area with lots of sunlight for plants. The roof is fairly new, and the garage door is brand new! It's the perfect home for updating while living in it.

19. 2026-01-12
    listed $230,000 Active 931-char remark

    Show marketing remark (931 chars)

    First-time homeowners, down-sizers, frequenters of Stone Mountain Park, and savvy investors will all like this affordable 3-bedroom, 2-bathroom, ONE-LEVEL RANCH located on a cozy CUL-DE-SAC and a short drive (on neighborhood streets) to STONE MOUNTAIN PARK and VILLAGE, as well as Memorial Drive. Enter the home through the foyer followed by a true-sized great room with a fireplace and large dining room area. The primary suite boasts a tray ceiling, a separate shower and tub, plus a big walk-in closet. The other two bedrooms are spacious with double closets, and there's more storage throughout the house. All the flooring is hard-surface except in one of the bedrooms, where there's new carpet. The kitchen has plenty of space to move around, a laundry closet, and an eating area with lots of sunlight for plants. The roof is fairly new, and the garage door is brand new! It's the perfect home for updating while living in it.

20. 2008-03-27
    soldstatus $89,000
21. 2007-12-29
    listed $91,900
22. 1995-12-18
    soldstatus $84,000
23. 1986-03-21
    soldstatus $72,900

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $1,969 · $164/mo
• Expected delta: +$1,449/yr (+$121/mo · 278.9%)

ⓘ 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 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $23,034
• − Mortgage interest: −$11,987
• − Property taxes: −$520
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$6,225
• Taxable loss: −$454
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $3,249/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): 38,977
• Household income: $96,491
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 22% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -228.39%
• Current HPI: 204.2122
• Rent YoY: ▲ 1.30%
• 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

+193.6% since first listed

10 events — show timeline

• 2026-05-03 Price Changed $214,000 GAMLS
• 2026-05-03 Price Changed $214,000 FMLS
• 2026-03-12 Price Changed $218,000 FMLS
• 2026-03-12 Price Changed $218,000 GAMLS
• 2026-01-12 Listed $230,000 FMLS
• 2026-01-12 Listed $230,000 GAMLS
• 2008-03-27 Sold (MLS) $89,000 FMLS
• 2007-12-29 Listed $91,900 FMLS
• 1995-12-18 Sold (Public Records) $84,000 Public Records
• 1986-03-21 Sold (Public Records) $72,900 Public Records

Property tax history

-8.9%/yr

Latest (2025): $520 · -9.9% YoY. Source: county tax records.