4341 Old Lake Dr · Stonecrest, GA 30034

$250,000

3 bd · 2.0 ba · 1,834 sqft · SingleFamily public records · 62 Days on market

Built 1983 0.34 ac lot $136/sqft · 19% below area Est $309k · 19% 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 +10.1/30.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Fresh paint thru out and new kitchen cabinets. Bring your special touch to this unique home! Upper level features a spacious Livingroom that has open view to dining area, door to back deck, kitchen has plenty of room! Down the hall has 3 bedrooms and a full hall bathroom. Lower level has additional bedrooms PLUS an entire den with a stone fireplace. Full bathroom downstairs as well. Needs some updating but home will go Conventional, FHA, VA and cash. Roof only a year old!

Key facts

• Roof only a year old
• Livingroom open view
• Stone fireplace

Tags

• LIVINGROOM OPEN VIEW
• DOOR TO BACK DECK
• STONE FIREPLACE
• ROOF ONLY A YEAR OLD

Property features AI

Finance

• Other: Located in the Dog Wood Farms subdivision
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available; Phone available; Sewer connected; Water available
• Home design: Single-family residence (house); Two levels; Resale property
• Construction: Built in 1983; Wood siding; Composition roof; Above-grade finished living area recorded
• Exterior features: Lot includes other features

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Six bedrooms total — three bedrooms on the main level and three on the lower level
• Flooring: Carpet
• Bathrooms: Two full bathrooms total — one on the main level and one on the lower level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Den; One fireplace
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (16.8% below list).
• Recommended offer: $208k (16.8% 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: Chapel Hill Elementary School (math 5% / reading 15%, grade F, #1,076 of 1,228 statewide, top 89%, 559 students, 100% FRL); Chapel Hill Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 692 students, 100% FRL); Southwest Dekalb High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,307 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 (+2.2%/yr); 356 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 39% of the median local income ($64k/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

• It's been on market 62 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $106k; list at $250k implies a 136% gain — meaningful room to come down on a strong offer.

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 $208,017 (16.8% 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 62 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (median comp): $309,453
• List price: $250,000
• Delta: -19.21%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4196 Lehigh Blvd	0.35mi	4/2.0 (+1)	1,832 (-0%)	4mo	$210,000	$115	76
3749 Valpariso Cir	0.68mi	3/2.0	1,813 (-1%)	2mo	$265,000	$146	65
3540 Tarragon Dr	0.39mi	3/2.0	1,692 (-8%)	8mo	$215,000	$127	62
3623 Stanford Cir	0.32mi	4/2.5 (+1)	1,953 (+6%)	7mo	$300,000	$154	61
3631 Raiders Ridge Dr	0.55mi	3/2.5	1,951 (+6%)	2mo	$280,000	$144	60
4158 Marist Ct	0.45mi	4/2.5 (+1)	1,961 (+7%)	2mo	$320,000	$163	59
4093 Chapel Mill Bnd	0.68mi	3/2.0	1,778 (-3%)	9mo	$264,900	$149	56
4586 High Gate Ln	0.64mi	4/2.5 (+1)	1,747 (-5%)	2mo	$235,000	$135	53
4223 Abilene Ct	0.49mi	4/2.5 (+1)	2,082 (+14%)	6mo	$262,900	$126	43
3891 Valpariso Cir	0.53mi	4/3.5 (+1)	2,080 (+13%)	2mo	$240,000	$115	40
3489 Hollow Tree Dr	0.59mi	4/3.0 (+1)	2,024 (+10%)	8mo	$250,000	$124	39
3288 Tarragon Dr	0.61mi	4/3.0 (+1)	2,104 (+15%)	8mo	$320,000	$152	31

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-51,401
• Equity at exit: $37,276

10-year hold

• IRR: -17.0%
• Equity multiple: 0.10×
• Total profit: $-63,270
• 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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 356
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$373 /mo · $4,482/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-145

Break-even live

Break-even rent $2,264

Max offer price $224,326

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-75	+0% $-145	+5% $-216	+10% $-287
Rent	-10% $-310	-5% $-228	+0% $-145	+5% $-63	+10% $19
Rate	-1.0pp $-19	-0.5pp $-82	base $-145	+0.5pp $-210	+1.0pp $-276

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3713 Stanford Cir Decatur, GA	3.0	2.0	1305	$1,820	$1.39	1d	1	0.27mi
3667 Manhattan Dr Decatur, GA	4.0	2.5	1596	$1,981	$1.24	1d	1	0.44mi
3856 Radcliffe Blvd Decatur, GA	4.0	3.0	1968	$1,995	$1.01	45d	1	0.67mi
3577 Brycewood Dr Decatur, GA	3.0	2.5	1501	$1,950	$1.30	45d	1	0.78mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	45d	1	0.79mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.81mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	45d	1	0.81mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.81mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	0.81mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	0.82mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.82mi
3948 English Valley Dr Ellenwood, GA	4.0	3.0	2492	$2,590	$1.04	14d	1	1.05mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	14d	1	1.19mi
3924 Chimney Ridge Ct Ellenwood, GA	3.0	2.0	1252	$2,000	$1.60	45d	1	1.21mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	45d	1	1.21mi
4000 Wychwood Ln Ellenwood, GA	4.0	2.5	2535	$2,535	$1.00	14d	1	1.29mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,743	$1.58	0d	18	1.32mi
4068 Day Trl S Ellenwood, GA	4.0	2.0	1836	$2,100	$1.14	6d	1	1.34mi
3862 Shane Ct Ellenwood, GA	4.0	2.0	1372	$1,750	$1.28	1d	1	1.41mi
4061 Faron Ct Ellenwood, GA	4.0	2.0	2184	$2,174	$1.00	1d	1	1.43mi
4611 River Rd Ellenwood, GA	4.0	4.0	2564	$2,181	$0.85	26d	1	1.43mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	45d	1	1.44mi

Listing history 18 events

1. 2026-06-21
   days on market $250,000 Active 62 DOM
2. 2026-06-18
   days on market $250,000 Active 59 DOM
3. 2026-06-17
   days on market $250,000 Active 58 DOM
4. 2026-06-16
   days on market $250,000 Active 57 DOM
5. 2026-06-15
   statusdays on market $250,000 Active 56 DOM
6. 2026-06-13
   remarks 476-char remark
7. 2026-06-13
   pricestatusdays on market $250,000 Price Change 54 DOM
8. 2026-06-09
   days on market $245,000 Active 50 DOM
9. 2026-06-08
   statusdays on market $245,000 Active 49 DOM
10. 2026-06-07
    pricestatusdays on market $245,000 Price Change 48 DOM
11. 2026-06-04
    days on market $249,000 Active 45 DOM
12. 2026-06-03
    days on market $249,000 Active 44 DOM
13. 2026-06-02
    days on market $249,000 Active 43 DOM
14. 2026-06-01
    days on market $249,000 Active 42 DOM
15. 2026-05-31
    days on market $249,000 Active 41 DOM
16. 2026-04-20
    listed $252,000 New 429-char remark
17. 2018-08-14
    soldstatus $106,000
18. 1983-11-16
    soldstatus $50,800

ⓘ 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: $4,482 · $373/mo
• Projected year-2 tax: $4,482 · $373/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 6/10 Major 7 d/yr ≥106°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: $24,962
• − Mortgage interest: −$14,004
• − Property taxes: −$4,482
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$7,273
• Taxable loss: −$6,040
• Est. tax savings @ 24.0%: +$1,450
• After-tax cash flow: $-294/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): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+392.1% since first listed

6 events — show timeline

• 2026-06-12 Price Changed $250,000 GAMLS
• 2026-06-05 Price Changed $245,000 GAMLS
• 2026-05-27 Price Changed $249,000 GAMLS
• 2026-04-20 Listed $252,000 GAMLS
• 2018-08-14 Sold (Public Records) $106,000 Public Records
• 1983-11-16 Sold (Public Records) $50,800 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,482 · -7.1% YoY. Source: county tax records.