3580 Burlingham Dr · Stonecrest, GA 30038

$250,000

4 bd · 2.5 ba · 2,140 sqft · SingleFamily public records · 6 Days on market

Built 1977 0.71 ac lot Est $285k · 12% 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 +21.4/30.0
• ARV discount +13.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special Renovate, Expand, Build or Hold. Unlock the potential at 3580 Burlingham Drive. Situated on 0.7 acres, this 4-bedroom, 2.5-bath home offers a rare opportunity for investors, builders, renovators, or buyers looking to create their own vision. The flexible floorplan provides generous living space, while the expansive lot offers room to reimagine the property for today's lifestyle. Whether you're looking to renovate and personalize, create a long-term rental, pursue a profitable flip, or explore future development possibilities, the opportunities here are endless. For those seeking even greater potential, the adjacent 0.7-acre parcel at 3570 Burlingham Drive is also be available for purchase, creating a combined 1.4-acre offering - combined for an asking price of $280K which reduces the current land lot down to only 30K (non-negotiable for the opportunity). Conveniently located near shopping, dining, schools, and major commuter routes, this property presents a unique chance to secure land, space, and future upside in an established area. Bring your vision and discover what's possible. Property sold as-is.

Key facts

• Expansive lot
• Adjacent parcel
• 0.7 acres

Tags

• 0.7 ACRES
• FLEXIBLE FLOORPLAN
• EXPANSIVE LOT
• ADJACENT PARCEL
• COMBINED OFFERING
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Near public transportation; Near schools

Exterior

• Parking: Space for 6 vehicles total; Driveway parking (level driveway); Open parking available; Parking accessible from kitchen level
• Utilities: Public water; Septic sewer; Electric service with 110V (and 220V in laundry); Cable available; Natural gas available; Electricity available; Water available; Sewer available
• Home design: Two-level home; Entry on main level
• Construction: HardiPlank-type siding; Shingle roof; Slab foundation; Property listed in fixer condition
• Exterior features: Enclosed patio/porch; Other exterior features

Interior

• Kitchen: White cabinets; Eat-in kitchen; Laminate countertops; View to family room; Dishwasher
• Bedrooms: Four bedrooms on the upper level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air with ceiling fans
• Interior features: One double-sided fireplace opening to the great room; Walk-in closet(s); No shared/common walls; Attic, Bonus Room, Den, Game Room, Living Room
• Laundry & utility: Laundry located in hall on the upper level; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/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 $236k (5.5% below list).
• Recommended offer: $236k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.1% in Stonecrest — 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: area grade C — 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: Browns Mill Elementary School (math 5% / reading 24%, grade F, #988 of 1,228 statewide, top 81%, 383 students, 100% FRL); Salem Middle School (math 5% / reading 16%, grade F, #429 of 470 statewide, top 91%, 988 students, 100% FRL); Martin Luther King- Jr. High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,440 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 fast (+4.6%/yr); 321 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $73k; list at $250k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $236,144 (5.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $284,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3589 Burlingham Dr	0.05mi	4/2.5	2,100 (-2%)	4mo	$223,900	$107	91
3587 Portsmouth Cir	0.21mi	5/3.5 (+1)	2,108 (-2%)	4mo	$344,000	$163	75
3706 Londonderry Ct	0.28mi	4/3.0	2,095 (-2%)	8mo	$332,900	$159	75
3447 Portsmouth Cir	0.43mi	4/2.5	2,099 (-2%)	13mo	$280,000	$133	66
3362 Eastmont Ln	0.54mi	3/2.5 (-1)	2,094 (-2%)	11mo	$250,000	$119	57
3481 Oak Run Dr	0.45mi	3/2.0 (-1)	2,195 (+3%)	13mo	$295,900	$135	57
4974 Browns Mill Rd	0.38mi	4/3.0	1,826 (-15%)	6mo	$230,000	$126	51
3333 Saxony Way	0.56mi	3/2.5 (-1)	1,894 (-12%)	4mo	$207,000	$109	46
3262 Moravia Dr	0.66mi	5/3.0 (+1)	1,900 (-11%)	4mo	$277,500	$146	40
4956 Great Meadows Rd	0.47mi	3/2.0 (-1)	1,846 (-14%)	10mo	$79,900	$43	40
4434 Newcastle Cir	0.72mi	4/2.0	2,299 (+7%)	14mo	$235,000	$102	40
3448 Great Meadows Ct	0.69mi	4/3.0	1,822 (-15%)	11mo	$275,000	$151	32

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-13,131
• Equity at exit: $37,276

10-year hold

• IRR: 6.3%
• Equity multiple: 1.50×
• Total profit: $34,924
• Equity at exit: $21,615

Cash invested: $70,000 (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 30038

• Home prices YoY: -28.0%
• Rents YoY: 4.6%
• Active inventory: 321
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,361 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $371

Break-even live

Break-even rent $1,892

Max offer price $250,000

Occupancy floor 79%

Sensitivity live

Price	-10% $512	-5% $442	+0% $371	+5% $300	+10% $229
Rent	-10% $184	-5% $278	+0% $371	+5% $464	+10% $557
Rate	-1.0pp $497	-0.5pp $435	base $371	+0.5pp $306	+1.0pp $240

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3468 Deer Trce Lithonia, GA	3.0	1.0	1886	$2,800	$1.48	25d	1	0.47mi
3845 Woodyhill Dr Lithonia, GA	5.0	3.0	2930	$2,195	$0.75	23d	1	0.88mi
3712 Salem Chapel Dr Lithonia, GA	3.0	2.5	1683	$1,650	$0.98	11d	1	1.15mi
3673 Walnut Creek Way Lithonia, GA	4.0	3.0	1692	$1,895	$1.12	4d	1	1.35mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	0d	1	1.39mi
5238 Walnut Ct Lithonia, GA	4.0	2.5	1492	$1,940	$1.30	3d	1	1.41mi
2993 Havenwood Way Lithonia, GA	4.0	2.0	2655	$2,300	$0.87	45d	1	1.47mi

Listing history 5 events

1. 2026-06-17
   status $250,000 Pending 6 DOM
2. 2026-06-16
   days on market $250,000 Active 6 DOM
3. 2026-06-15
   days on market $250,000 Active 5 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $250,000 Active 3 DOM

ⓘ 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: $953 · $79/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,347/yr (+$112/mo · 141.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $28,337
• − Mortgage interest: −$14,004
• − Property taxes: −$953
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − Depreciation: −$7,273
• Taxable income: $324
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $4,374/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

• Census place: Stonecrest, GA
• County: Dekalb County · 782,738 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,776
• Household income: $73,694
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1168.0

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% Two or more races 10% Hispanic / Latino 5% White 4% Asian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -74.98%
• Current HPI: 192.8328
• Rent YoY: ▲ 4.60%
• 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

+237.4% since first listed

4 events — show timeline

• 2026-06-10 Listed $250,000 GAMLS
• 2026-06-10 Listed $250,000 FMLS
• 1981-05-15 Sold (Public Records) $73,276 Public Records
• 1981-05-08 Sold (Public Records) $74,100 Public Records

Property tax history

+1.7%/yr

Latest (2025): $953 · -5.4% YoY. Source: county tax records.