1159 Village Main St · Stone Mountain, GA 30088

$105,600

3 bd · 2.5 ba · 1,607 sqft · SingleFamily · 2 Days on market

Built 1974 1,306 sqft lot ↓ 36% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 1,306 sq ft lot
• 2 garage spots
• Built 1974

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage
• Utilities: Sewer: Unknown
• Home design: Single-family residence; Residential property
• Construction: Slab foundation; Above-grade finished area: 1,607 (square feet)
• Exterior features: No pool

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Has heating (see remarks)
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Cap rate 14.4% 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 (+3.7%/yr); 215 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% of the median local income ($70k/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 $730 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago 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.

Recommended offer $105,600

Questions for the listing agent

1. Built in 1974 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.11%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $306,937
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 Third St	0.10mi	3/2.5	1,749 (+9%)	13mo	$360,000	$206	70
5261 Poplar Springs Rd	0.21mi	3/1.0	1,443 (-10%)	2mo	$240,000	$166	65
1187 Silver Hill Rd	0.46mi	3/2.0	1,700 (+6%)	7mo	$325,000	$191	61
912 Third St	0.50mi	3/2.5	1,541 (-4%)	12mo	$251,000	$163	60
5257 Hearthstone St	0.62mi	3/2.5	1,736 (+8%)	6mo	$359,000	$207	53
5169 Central Dr	0.35mi	3/2.0	1,428 (-11%)	14mo	$325,000	$228	52
884 Third St	0.56mi	3/2.5	1,424 (-11%)	4mo	$255,000	$179	52
5201 Skyline Dr	0.54mi	3/2.0	1,758 (+9%)	10mo	$285,000	$162	48
1048 Ferndale St	0.48mi	2/2.0 (-1)	1,416 (-12%)	6mo	$273,000	$193	46
835 Ridge Ave	0.63mi	3/2.5	1,414 (-12%)	9mo	$225,000	$159	43
5154 Central Dr	0.39mi	4/1.5 (+1)	1,386 (-14%)	11mo	$450,000	$325	41

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.01×
• Total profit: $29,936
• Equity at exit: $15,745

10-year hold

• IRR: 32.6%
• Equity multiple: 4.06×
• Total profit: $90,570
• Equity at exit: $9,130

Cash invested: $29,568 (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 30088

• Rents YoY: 3.7%
• Active inventory: 215
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$554
• Tax est. 1.5%: −$132 /mo · $1,584/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $717

Break-even live

Break-even rent $924

Max offer price $105,600

Occupancy floor 56%

Sensitivity live

Price	-10% $790	-5% $754	+0% $717	+5% $681	+10% $644
Rent	-10% $573	-5% $645	+0% $717	+5% $790	+10% $862
Rate	-1.0pp $770	-0.5pp $744	base $717	+0.5pp $690	+1.0pp $662

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: $26,400
• Closing costs: $3,168
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1047 Ridge Ave Stone Mountain, GA	3.0	1.0	1402	$2,150	$1.53	25d	1	0.18mi
1150 Rankin St Stone Mountain, GA	2.0	2.5	1495	$1,850	$1.24	25d	1	0.24mi
1150 Rankin St Stone Mountain, GA	2.0–3.0	2.5	1437	$1,850	$1.29	44d	2	0.25mi
1248 Park Blvd Stone Mountain, GA	3.0	2.0	1350	$1,880	$1.39	44d	1	0.42mi
1313 Stone Mill Way Stone Mountain, GA	1.0–4.0	1.0–2.5	1004	$1,633	$1.63	16d	12	0.57mi
5100 W Mountain St Stone Mountain, GA	1.0–3.0	1.0–2.0	1150	$1,484	$1.29	4d	11	0.65mi
967 Pine Roc Dr Stone Mountain, GA	3.0	2.0	1206	$1,900	$1.58	11d	1	0.68mi
5030 W Mountain St Stone Mountain, GA	2.0	1.0	1175	$1,199	$1.02	44d	1	0.73mi
1900 Tree Mountain Pkwy Stone Mountain, GA	1.0–2.0	1.0–2.5	1118	$1,200	$1.07	0d	25	0.73mi
1310 Wood Bend Dr Stone Mountain, GA	1.0–2.0	1.0–2.0	909	$1,500	$1.65	0d	76	0.75mi
4996 Sheila Ln Stone Mountain, GA	4.0	2.0	1450	$1,875	$1.29	0d	1	0.79mi
768 Fourth St Stone Mountain, GA	3.0	2.0	1200	$2,100	$1.75	5d	1	0.87mi
4959 Demere Ct Stone Mountain, GA	3.0	2.0	1695	$2,000	$1.18	13d	1	0.87mi
4923 Sheila Ln Stone Mountain, GA	3.0	2.0	1266	$1,200	$0.95	44d	1	0.96mi
4900 Central Dr Stone Mountain, GA	1.0–3.0	1.0–2.0	1100	$1,725	$1.57	0d	15	0.99mi
779 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1458	$1,980	$1.36	0d	1	1.02mi
697 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1576	$1,650	$1.05	44d	1	1.05mi
5025 Brittany Dr Stone Mountain, GA	3.0	2.5	1484	$1,845	$1.24	13d	1	1.08mi
1075 N Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	992	$1,540	$1.55	5d	12	1.10mi
5280 Ridge Forest Dr Stone Mountain, GA	2.0	2.5	1170	$1,325	$1.13	44d	1	1.16mi
1073 Thornwoode Ln Stone Mountain, GA	3.0	2.5	1235	$697	$0.56	22d	1	1.17mi
5353 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	5d	1	1.21mi
5351 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	5d	1	1.21mi
6097 Memorial Dr Stone Mountain, GA	1.0–3.0	1.0–2.0	1045	$1,657	$1.59	0d	10	1.26mi
1173 N Hairston Rd Stone Mountain, GA	2.0	1.0–2.0	1161	$1,426	$1.23	2d	30	1.27mi
1 Chatfield Dr Stone Mountain, GA	1.0–3.0	1.0–2.5	1060	$1,565	$1.48	3d	20	1.27mi
4840 Hairston Park Sq Stone Mountain, GA	3.0	2.5	1560	$1,795	$1.15	3d	1	1.33mi
4840 Hairston Park Sq Stone Mountain, GA	3.0	2.5	1560	$1,845	$1.18	44d	1	1.33mi
5370 Zachary Dr Stone Mountain, GA	4.0	2.0	1556	$1,150	$0.74	25d	1	1.34mi
4832 Hairston Park Sq Stone Mountain, GA	3.0	2.5	1560	$1,800	$1.15	21d	1	1.34mi
1311 Old Countryside Cir Stone Mountain, GA	3.0	2.5	1381	$2,061	$1.49	0d	1	1.36mi
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	22d	1	1.40mi
1297 Old Countryside Cir E Stone Mountain, GA	3.0	2.5	1392	$1,875	$1.35	0d	1	1.40mi
1059 Mariners Dr Stone Mountain, GA	2.0	1.5	1328	$1,600	$1.20	44d	1	1.40mi
1259 Old Countryside Cir Stone Mountain, GA	3.0	2.0	1309	$1,795	$1.37	44d	1	1.40mi
5290 Stonebush Ter Unit A Stone Mountain, GA	2.0	2.5	1200	$1,450	$1.21	19d	1	1.40mi
1010 Mariners Ct Stone Mountain, GA	3.0	2.0	1739	$1,475	$0.85	44d	1	1.40mi
1305 Old Countryside Cir W Stone Mountain, GA	3.0	2.0	1132	$1,719	$1.52	17d	1	1.45mi
4757 Fellswood Dr Stone Mountain, GA	3.0	2.0	1665	$1,900	$1.14	0d	1	1.45mi
827 San Miguel Dr Stone Mountain, GA	3.0	2.0	1272	$1,550	$1.22	17d	1	1.46mi

Listing history 3 events

1. 2026-06-18
   days on market $105,600 Active 2 DOM
2. 2026-06-17
   remarks 246-char remark
3. 2026-06-17
   listed $105,600 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,981
• − Mortgage interest: −$5,915
• − Property taxes: −$1,584
• − Insurance: −$528
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$3,072
• Taxable income: $7,364
• Est. tax owed @ 24.0%: −$1,767
• After-tax cash flow: $6,840/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

• Census place: Stone Mountain, GA
• County: Dekalb County · 782,738 people
• City population: 130,941
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 29,240
• Household income: $70,325
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1106.0

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% White 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Swedish 1% Russian 1%
• Foreign-born: 11% · Canada
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -169.92%
• Current HPI: 206.5421
• Rent YoY: ▲ 3.72%
• 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

-36.4% since first listed

12 events — show timeline

• 2026-06-16 Listed $105,600 CGMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-10-06 Price Changed $169,000 GAMLS
• 2025-10-06 Price Changed $169,000 FMLS
• 2025-08-29 Price Changed $175,000 GAMLS
• 2025-08-29 Price Changed $175,000 FMLS
• 2025-07-09 Listed $185,000 GAMLS
• 2025-07-09 Listed $185,000 FMLS
• 2023-01-27 Sold (MLS) $175,000 GAMLS
• 2022-12-27 Pending — GAMLS
• 2022-12-19 Listed $166,000 GAMLS