7049 Crestwood Pl · Stonecrest, GA 30058

$214,900

4 bd · 2.0 ba · 2,300 sqft · SingleFamily public records · 243 Days on market

Built 1987 9,147 sqft lot $93/sqft · 36% below area Est $336k · 36% 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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.8/10.0
• 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 beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Market conditions: Rents rising (+1.2%/yr); 435 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $2,333/mo this rent would consume 45% of the median local household income ($62k/yr) (locally 3471% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 243 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $215k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (median comp): $336,406
• List price: $214,900
• Delta: -36.12%
• 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
525 Crestwood Ct	0.03mi	4/2.5	2,240 (-3%)	5mo	$270,000	$121	88
7146 Lone Oak Way	0.26mi	4/2.5	2,152 (-6%)	2mo	$315,900	$147	73
486 Crestwood Ct	0.12mi	3/2.5 (-1)	2,174 (-6%)	6mo	$265,000	$122	73
539 Riverbirch Trce	0.35mi	4/2.5	2,227 (-3%)	7mo	$320,000	$144	71
385 Registry Blf	0.35mi	4/2.5	2,456 (+7%)	1mo	$321,700	$131	70
6782 Poplar Grove Way	0.60mi	4/2.5	2,388 (+4%)	4mo	$375,000	$157	61
6880 Shadow Ridge Ln	0.38mi	4/2.5	2,576 (+12%)	0mo	$395,000	$153	60
826 Shore Dr	0.51mi	3/2.5 (-1)	2,182 (-5%)	2mo	$274,500	$126	59
732 Mountain Oaks Pkwy	0.45mi	4/2.5	2,523 (+10%)	5mo	$363,000	$144	57
700 Deshon Creek Dr	0.57mi	4/2.5	2,542 (+10%)	2mo	$318,000	$125	52
6646 Poplar Grove Way	0.62mi	5/3.5 (+1)	2,564 (+12%)	2mo	$342,000	$133	39
7036 Wind Run Way	0.73mi	3/2.5 (-1)	1,998 (-13%)	1mo	$310,000	$155	36

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-25,931
• Equity at exit: $32,042

10-year hold

• IRR: -6.2%
• Equity multiple: 0.63×
• Total profit: $-21,968
• Equity at exit: $18,581

Cash invested: $60,172 (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: 435
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$423 /mo · $5,080/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $203

Break-even live

Break-even rent $2,076

Max offer price $214,900

Occupancy floor 86%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Woodstone Rd Lithonia, GA	3.0	3.0	2173	$1,910	$0.88	24d	1	0.21mi
6938 Shadow Ridge Ln Stone Mountain, GA	4.0	2.5	2036	$3,000	$1.47	43d	1	0.27mi
7156 Lone Oak Way Lithonia, GA	3.0	2.0	1884	$1,895	$1.01	43d	1	0.30mi
671 Woodstone Rd Lithonia, GA	4.0	2.5	3302	$2,470	$0.75	12d	1	0.33mi
745 Mountain Oaks Pkwy Stone Mountain, GA	4.0	3.0	2556	$2,510	$0.98	22d	1	0.42mi
7179 Fair Harbor Way Lithonia, GA	4.0	2.5	2110	$2,350	$1.11	20d	1	0.49mi
725 Stonebrook Dr Lithonia, GA	4.0	2.5	2294	$2,256	$0.98	43d	1	0.57mi
750 Stonemill Mnr Lithonia, GA	4.0	2.0	2410	$2,179	$0.90	16d	1	0.72mi
735 Bridgewood Ct Lithonia, GA	4.0	3.0	2520	$2,405	$0.95	1d	1	0.87mi
883 Timbervale Ln Lithonia, GA	3.0	2.5	1848	$2,075	$1.12	5d	1	0.93mi
888 Timbercrest Ct Lithonia, GA	4.0	2.0	1632	$1,850	$1.13	43d	1	1.01mi
493 Stonemill Mnr Lithonia, GA	3.0	2.5	1646	$1,945	$1.18	43d	1	1.02mi
493 Stonemill Mnr Lithonia, GA	4.0	2.0	1646	$2,055	$1.25	24d	1	1.02mi
916 S Deshon Rd Lithonia, GA	3.0	3.0	2360	$2,195	$0.93	24d	1	1.05mi
7492 Crescent Bend Cv Stone Mountain, GA	4.0	2.5	2635	$2,495	$0.95	43d	1	1.05mi
5162 Manitou Way Stone Mountain, GA	3.0	2.0	1728	$1,530	$0.89	15d	1	1.08mi
661 Raven Springs Trl Stone Mountain, GA	4.0	2.5	2712	$2,555	$0.94	3d	1	1.08mi
3495 Sheree Trl Stone Mountain, GA	3.0	2.0	2118	$2,500	$1.18	43d	1	1.18mi
3494 Sheree Trl Stone Mountain, GA	3.0	2.5	1911	$1,800	$0.94	43d	1	1.20mi
5088 Phillip Ct Stone Mountain, GA	3.0	2.0	1624	$1,845	$1.14	15d	1	1.22mi
7086 Brecken Pl Lithonia, GA	4.0	2.5	2130	$2,295	$1.08	19d	1	1.25mi
842 Asbury Trl Lithonia, GA	3.0	2.0	1578	$1,829	$1.16	5d	1	1.29mi
6683 Shapiro Ct Stone Mountain, GA	3.0	2.5	1672	$2,255	$1.35	43d	1	1.33mi
5033 Mixon Pl Stone Mountain, GA	3.0	2.0	1575	$1,950	$1.24	22d	1	1.35mi
6936 Deshon Ridge Dr Lithonia, GA	3.0	2.5	1872	$1,781	$0.95	5d	1	1.36mi
5017 DeKalb Way Stone Mountain, GA	4.0	3.0	2050	$1,986	$0.97	24d	1	1.37mi
850 Malvern Blvd Stone Mountain, GA	4.0	2.5	2684	$2,415	$0.90	4d	1	1.39mi
3208 Berrong Way Stone Mountain, GA	3.0	2.0	1580	$1,725	$1.09	43d	1	1.44mi
7598 Clear Creek Dr Lithonia, GA	5.0	2.0	1976	$2,130	$1.08	43d	1	1.46mi

Listing history 15 events

1. 2026-05-11
   status Under Contract 282-char remark

   Show marketing remark (282 chars)

   Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

2. 2026-05-11
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

3. 2026-04-20
   price $214,900 282-char remark

   Show marketing remark (282 chars)

   Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

4. 2026-04-20
   price $214,900 282-char remark

   Show marketing remark (282 chars)

   Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

5. 2026-03-20
   price $229,900 282-char remark

   Show marketing remark (282 chars)

   Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

6. 2026-03-20
   price $229,900 282-char remark

   Show marketing remark (282 chars)

   Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

7. 2026-01-24
   price $244,900 282-char remark

   Show marketing remark (282 chars)

   Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

8. 2026-01-24
   price $244,900 282-char remark

   Show marketing remark (282 chars)

   Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

9. 2025-10-02
   price $254,900 282-char remark

   Show marketing remark (282 chars)

   Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

10. 2025-10-02
    price $254,900 282-char remark

    Show marketing remark (282 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

11. 2025-09-24
    price $259,900 282-char remark

    Show marketing remark (282 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

12. 2025-09-24
    price $259,900 282-char remark

    Show marketing remark (282 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

13. 2025-09-10
    listed $264,900 New 282-char remark

    Show marketing remark (282 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

14. 2025-09-10
    listed $264,900 Active 282-char remark

    Show marketing remark (282 chars)

    Welcome to this beautifully maintained 3-bedroom, 2 full bath ranch home, offering the ideal blend of comfort and convenience. Sitting in a peaceful neighborhood, this single-level gem is perfect for first-time home buyers, downsizers, or anyone seeking a low-maintenance lifestyle.

15. 1995-05-09
    soldstatus $100,500

ⓘ 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: $5,080 · $423/mo
• Projected year-2 tax: $5,080 · $423/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $27,999
• − Mortgage interest: −$12,038
• − Property taxes: −$5,080
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$6,252
• Taxable loss: −$924
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $2,663/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

+113.8% since first listed

15 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-05-11 Pending — FMLS
• 2026-04-20 Price Changed $214,900 GAMLS
• 2026-04-20 Price Changed $214,900 FMLS
• 2026-03-20 Price Changed $229,900 GAMLS
• 2026-03-20 Price Changed $229,900 FMLS
• 2026-01-24 Price Changed $244,900 FMLS
• 2026-01-24 Price Changed $244,900 GAMLS
• 2025-10-02 Price Changed $254,900 GAMLS
• 2025-10-02 Price Changed $254,900 FMLS
• 2025-09-24 Price Changed $259,900 GAMLS
• 2025-09-24 Price Changed $259,900 FMLS
• 2025-09-10 Listed $264,900 FMLS
• 2025-09-10 Listed $264,900 GAMLS
• 1995-05-09 Sold (Public Records) $100,500 Public Records

Property tax history

+16.5%/yr

Latest (2025): $5,080 · +0.0% YoY. Source: county tax records.