6570 Deshon Cir · Stonecrest, GA 30058

$210,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 92 Days on market

Built 1984 0.46 ac lot $164/sqft · 22% below area Est $269k · 22% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +11.5/30.0
• 1% rule +3.9/10.0
• DSCR +3.4/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 2 bathroom home. The kitchen features stainless steel appliances, including a refrigerator, range oven, and dishwasher. Relax in the living area with floor to ceiling windows. Enjoy the backyard and relax on the deck. Located close to restaurants, grocery stores, parks/outdoor recreation, and retail, this home has everything you need. Schedule a tour today!

Key facts

• Backyard
• Deck
• 0.46 acre lot

Tags

• STAINLESS STEEL APPLIANCES
• FLOOR TO CEILING WINDOWS
• BACKYARD
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-69 ($-830/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (11.0% below list).
• Recommended offer: $187k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Princeton Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 724 students, 100% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 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 (+1.2%/yr); 452 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 $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 92 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $186,904 (11.0% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (median comp): $268,826
• List price: $210,000
• Delta: -18.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6426 Alford Cir	0.53mi	3/2.0	1,406 (+10%)	6mo	$229,900	$164	54

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: -20.8%
• Equity multiple: 0.29×
• Total profit: $-41,709
• Equity at exit: $31,312

10-year hold

• IRR: -19.1%
• Equity multiple: 0.07×
• Total profit: $-54,939
• Equity at exit: $18,157

Cash invested: $58,800 (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: 452
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$357 /mo · $4,283/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-69

Break-even live

Break-even rent $1,957

Max offer price $197,785

Occupancy floor 99%

Sensitivity live

Price	-10% $50	-5% $-10	+0% $-69	+5% $-129	+10% $-188
Rent	-10% $-217	-5% $-143	+0% $-69	+5% $5	+10% $79
Rate	-1.0pp $37	-0.5pp $-16	base $-69	+0.5pp $-124	+1.0pp $-179

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1367 Swift Creek Ln Lithonia, GA	3.0	2.0	1633	$1,200	$0.73	24d	1	0.32mi
1367 Swift Creek Ln Lithonia, GA	3.0	2.0	1633	$1,000	$0.61	13d	1	0.32mi
6482 Alford Way Lithonia, GA	3.0	2.5	1446	$1,675	$1.16	17d	1	0.55mi
6959 Rogers Pt Lithonia, GA	3.0	2.5	1816	$1,895	$1.04	4d	1	0.76mi
1370 Rogers Trce Lithonia, GA	3.0	2.5	1564	$1,725	$1.10	0d	1	0.90mi
6683 Shapiro Ct Stone Mountain, GA	3.0	2.5	1672	$2,255	$1.35	46d	1	0.90mi
557 Shadow Valley Ct Lithonia, GA	3.0	2.5	1588	$1,700	$1.07	46d	1	1.11mi
1691 Redan W Lithonia, GA	4.0	3.0	1691	$1,760	$1.04	46d	1	1.15mi
6445 Greenock Dr Unit 1 Stone Mountain, GA	2.0	2.5	1200	$2,450	$2.04	46d	1	1.15mi
1297 Millstone Way Lithonia, GA	4.0	3.0	1752	$2,370	$1.35	0d	1	1.16mi
6936 Deshon Ridge Dr Lithonia, GA	3.0	2.5	1872	$1,741	$0.93	2d	1	1.17mi
6456 Scudders Dr Lithonia, GA	3.0	2.5	1617	$2,100	$1.30	23d	1	1.24mi
6328 Scudders Dr Lithonia, GA	3.0	2.5	1580	$1,999	$1.27	7d	1	1.26mi
1809 Edgehill Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	24d	1	1.27mi
888 Timbercrest Ct Lithonia, GA	4.0	2.0	1632	$1,850	$1.13	46d	1	1.28mi
1924 Dillon Dr Lithonia, GA	3.0	2.5	1617	$2,043	$1.26	46d	1	1.28mi
1881 Plainsboro Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	19d	1	1.31mi
6360 Princeton Ridge Dr Unit 6360 Lithonia, GA	3.0	2.5	1539	$2,150	$1.40	46d	1	1.34mi
1903 Plainsboro Dr Lithonia, GA	3.0	2.5	1590	$2,100	$1.32	27d	1	1.35mi
883 Timbervale Ln Lithonia, GA	3.0	2.5	1848	$2,075	$1.12	7d	1	1.36mi
5994 Pattillo Ln Lithonia, GA	3.0	2.5	1680	$1,940	$1.15	7d	1	1.40mi

Listing history 21 events

1. 2026-06-22
   pricestatusdays on market $210,000 Price Change 92 DOM
2. 2026-06-21
   days on market $219,000 Active 91 DOM
3. 2026-06-18
   days on market $219,000 Active 88 DOM
4. 2026-06-17
   days on market $219,000 Active 87 DOM
5. 2026-06-16
   days on market $219,000 Active 86 DOM
6. 2026-06-15
   statusdays on market $219,000 Active 85 DOM
7. 2026-06-13
   pricestatusdays on market $219,000 Price Change 83 DOM
8. 2026-06-09
   days on market $237,700 Active 79 DOM
9. 2026-06-08
   statusdays on market $237,700 Active 78 DOM
10. 2026-06-07
    statusdays on market $237,700 Back On Market 77 DOM
11. 2026-06-02
    statusdays on market $237,700 Under Contract 75 DOM
12. 2026-06-01
    days on market $237,700 Active 74 DOM
13. 2026-05-31
    days on market $237,700 Active 73 DOM
14. 2026-04-22
    status Back On Market 395-char remark

    Show marketing remark (395 chars)

    Welcome to this spacious 3-bedroom, 2 bathroom home. The kitchen features stainless steel appliances, including a refrigerator, range oven, and dishwasher. Relax in the living area with floor to ceiling windows. Enjoy the backyard and relax on the deck. Located close to restaurants, grocery stores, parks/outdoor recreation, and retail, this home has everything you need. Schedule a tour today!

15. 2026-04-20
    status Under Contract 395-char remark

    Show marketing remark (395 chars)

    Welcome to this spacious 3-bedroom, 2 bathroom home. The kitchen features stainless steel appliances, including a refrigerator, range oven, and dishwasher. Relax in the living area with floor to ceiling windows. Enjoy the backyard and relax on the deck. Located close to restaurants, grocery stores, parks/outdoor recreation, and retail, this home has everything you need. Schedule a tour today!

16. 2026-04-15
    price $237,700 395-char remark

    Show marketing remark (395 chars)

    Welcome to this spacious 3-bedroom, 2 bathroom home. The kitchen features stainless steel appliances, including a refrigerator, range oven, and dishwasher. Relax in the living area with floor to ceiling windows. Enjoy the backyard and relax on the deck. Located close to restaurants, grocery stores, parks/outdoor recreation, and retail, this home has everything you need. Schedule a tour today!

17. 2026-04-01
    price $241,400 395-char remark

    Show marketing remark (395 chars)

    Welcome to this spacious 3-bedroom, 2 bathroom home. The kitchen features stainless steel appliances, including a refrigerator, range oven, and dishwasher. Relax in the living area with floor to ceiling windows. Enjoy the backyard and relax on the deck. Located close to restaurants, grocery stores, parks/outdoor recreation, and retail, this home has everything you need. Schedule a tour today!

18. 2026-03-16
    listed $245,000 New 395-char remark

    Show marketing remark (395 chars)

    Welcome to this spacious 3-bedroom, 2 bathroom home. The kitchen features stainless steel appliances, including a refrigerator, range oven, and dishwasher. Relax in the living area with floor to ceiling windows. Enjoy the backyard and relax on the deck. Located close to restaurants, grocery stores, parks/outdoor recreation, and retail, this home has everything you need. Schedule a tour today!

19. 2021-10-08
    soldstatus $2,603,306
20. 2021-06-17
    soldstatus $184,500
21. 2011-03-08
    soldstatus $66,500

ⓘ 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: $4,283 · $357/mo
• Projected year-2 tax: $4,283 · $357/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $22,428
• − Mortgage interest: −$11,763
• − Property taxes: −$4,283
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$6,109
• Taxable loss: −$4,366
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $218/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): 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

+257.4% since first listed

8 events — show timeline

• 2026-04-22 Relisted — GAMLS
• 2026-04-20 Pending — GAMLS
• 2026-04-15 Price Changed $237,700 GAMLS
• 2026-04-01 Price Changed $241,400 GAMLS
• 2026-03-16 Listed $245,000 GAMLS
• 2021-10-08 Sold (Public Records) $2,603,306 Public Records
• 2021-06-17 Sold (Public Records) $184,500 Public Records
• 2011-03-08 Sold (Public Records) $66,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,283 · -8.1% YoY. Source: county tax records.