4177 Donna Way · Stonecrest, GA 30038

$325,000

4 bd · 2.5 ba · 2,872 sqft · SingleFamily public records · 21 Days on market

Built 2002 0.32 ac lot $113/sqft · 27% below area Est $443k · 27% 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).

• Cash flow +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Rent growth +3.7/5.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on Market Due to buyer Financing Falling through!!!! Welcome home to this beautiful 5-bedroom, 3-bath residence located in a warm and inviting community! ?? This spacious home offers a thoughtfully designed layout featuring a formal dining room, a comfortable den, and a bright, open living room-ideal for both relaxing and entertaining. The fully fenced backyard provides privacy and plenty of space for outdoor gatherings, pets, or play. An additional bedroom on the main floor adds convenience and flexibility, perfect for guests or a home office. Enjoy the freedom of **no HOA** and endless potential with this home being **Sold As Is**. Priced to sell ! Motivated Seller!!!

Key facts

• Living room
• Full dining room
• Den

Tags

• LIVING ROOM
• DEN
• FULL DINING ROOM
• LARGE FENCED BACKYARD
• QUIET COMMUNITY
• GREAT SCHOOLS

Property features AI

Finance

• Other: Lot approximately 0.32 acres; Located in South River Bend subdivision
• HOA & community: Has homeowners association; HOA maintains grounds; Community features: retirement community, sidewalks, street lights

Exterior

• Parking: Garage; Parking pad; Open parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single-family residence; Garden/patio home; Two levels; Resale property
• Construction: Built in 2002; Other construction materials; Other roof
• Exterior features: Corner lot; Sloped lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 5 bedrooms (1 on main level)
• Flooring: Carpet; Hardwood
• Bathrooms: 3 full bathrooms (1 on main level)
• Heating & cooling: Electric heating; Natural gas heating; Central air; Ceiling fan(s)
• Interior features: High ceilings; Separate shower; Soaking tub; Walk-in closets; Fireplace (1)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $262k (19.5% below list).
• Recommended offer: $262k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 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: 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; 8 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).
• This rent runs 43% 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 $10k 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 21 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 14y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $261,508 (19.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.80% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (median comp): $443,106
• List price: $325,000
• Delta: -26.65%
• 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
4177 Donna Way	0.00mi	5/3.0 (+1)	2,872 (0%)	0mo	$305,000	$106	93
4177 Donna Way	0.00mi	5/3.0 (+1)	2,872 (0%)	0mo	$305,000	$106	93
4628 Laura Pl	0.02mi	4/2.5	2,756 (-4%)	21mo	$313,000	$114	75
4815 Candy Cv	0.44mi	4/2.5	2,808 (-2%)	12mo	$375,000	$134	66
4069 Sweetwater Pkwy	0.39mi	4/2.5	2,674 (-7%)	8mo	$336,000	$126	64
5368 Knights Lndg	0.62mi	4/2.5	2,923 (+2%)	8mo	$335,000	$115	61
3948 Old Lantern Dr	0.62mi	4/2.5	3,076 (+7%)	2mo	$295,000	$96	57
3869 Addison Glen Way	0.26mi	5/4.0 (+1)	2,984 (+4%)	17mo	$449,000	$150	56
3798 Cumberland Way	0.66mi	5/3.0 (+1)	2,826 (-2%)	13mo	$370,000	$131	49
4358 Wesleyan Pointe	0.71mi	4/2.5	3,164 (+10%)	4mo	$307,000	$97	47
4161 Stillwater Pt	0.41mi	4/2.5	2,535 (-12%)	20mo	$379,000	$150	44
4096 English Valley Dr	0.71mi	5/2.5 (+1)	2,962 (+3%)	19mo	$320,000	$108	40

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-39,390
• Equity at exit: $48,459

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-5,024
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,615 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $144

Break-even live

Break-even rent $2,433

Max offer price $325,000

Occupancy floor 90%

Sensitivity live

Price	-10% $328	-5% $236	+0% $144	+5% $52	+10% $-40
Rent	-10% $-63	-5% $40	+0% $144	+5% $247	+10% $350
Rate	-1.0pp $307	-0.5pp $226	base $144	+0.5pp $60	+1.0pp $-26

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3845 Woodyhill Dr Lithonia, GA	5.0	3.0	2930	$2,195	$0.75	23d	1	0.44mi
3948 English Valley Dr Ellenwood, GA	4.0	3.0	2492	$2,590	$1.04	14d	1	0.77mi
4402 Income Cir Ellenwood, GA	5.0	4.5	4056	$5,500	$1.36	14d	1	0.89mi
3856 Radcliffe Blvd Decatur, GA	4.0	3.0	1968	$1,995	$1.01	45d	1	1.13mi
3688 Burnley Ct Lithonia, GA	3.0	2.5	3372	$2,150	$0.64	45d	1	1.16mi
4611 River Rd Ellenwood, GA	4.0	4.0	2564	$2,181	$0.85	26d	1	1.19mi
4201 Miners Creek Rd Lithonia, GA	5.0	3.0	3214	$2,795	$0.87	0d	1	1.29mi
4000 Wychwood Ln Ellenwood, GA	4.0	2.5	2535	$2,535	$1.00	14d	1	1.31mi

Listing history 24 events

1. 2026-05-04
   listed $325,000 New 285-char remark
2. 2026-01-30
   status Under Contract

   Show marketing remark (683 chars)

   Back on Market Due to buyer Financing Falling through!!!! Welcome home to this beautiful 5-bedroom, 3-bath residence located in a warm and inviting community! ?? This spacious home offers a thoughtfully designed layout featuring a formal dining room, a comfortable den, and a bright, open living room-ideal for both relaxing and entertaining. The fully fenced backyard provides privacy and plenty of space for outdoor gatherings, pets, or play. An additional bedroom on the main floor adds convenience and flexibility, perfect for guests or a home office. Enjoy the freedom of **no HOA** and endless potential with this home being **Sold As Is**. Priced to sell ! Motivated Seller!!!

3. 2026-01-28
   historical
4. 2026-01-26
   status Back On Market

   Show marketing remark (683 chars)

   Back on Market Due to buyer Financing Falling through!!!! Welcome home to this beautiful 5-bedroom, 3-bath residence located in a warm and inviting community! ?? This spacious home offers a thoughtfully designed layout featuring a formal dining room, a comfortable den, and a bright, open living room-ideal for both relaxing and entertaining. The fully fenced backyard provides privacy and plenty of space for outdoor gatherings, pets, or play. An additional bedroom on the main floor adds convenience and flexibility, perfect for guests or a home office. Enjoy the freedom of **no HOA** and endless potential with this home being **Sold As Is**. Priced to sell ! Motivated Seller!!!

5. 2026-01-07
   status Under Contract

   Show marketing remark (683 chars)

   Back on Market Due to buyer Financing Falling through!!!! Welcome home to this beautiful 5-bedroom, 3-bath residence located in a warm and inviting community! ?? This spacious home offers a thoughtfully designed layout featuring a formal dining room, a comfortable den, and a bright, open living room-ideal for both relaxing and entertaining. The fully fenced backyard provides privacy and plenty of space for outdoor gatherings, pets, or play. An additional bedroom on the main floor adds convenience and flexibility, perfect for guests or a home office. Enjoy the freedom of **no HOA** and endless potential with this home being **Sold As Is**. Priced to sell ! Motivated Seller!!!

6. 2026-01-02
   listed $315,000 New

   Show marketing remark (683 chars)

   Back on Market Due to buyer Financing Falling through!!!! Welcome home to this beautiful 5-bedroom, 3-bath residence located in a warm and inviting community! ?? This spacious home offers a thoughtfully designed layout featuring a formal dining room, a comfortable den, and a bright, open living room-ideal for both relaxing and entertaining. The fully fenced backyard provides privacy and plenty of space for outdoor gatherings, pets, or play. An additional bedroom on the main floor adds convenience and flexibility, perfect for guests or a home office. Enjoy the freedom of **no HOA** and endless potential with this home being **Sold As Is**. Priced to sell ! Motivated Seller!!!

7. 2025-12-31
   historical
8. 2025-12-16
   price $315,000
9. 2025-10-31
   price $335,000
10. 2025-08-29
    listed $345,000 New
11. 2019-07-31
    soldstatus $220,000
12. 2019-06-26
    soldstatus $220,000 Closed
13. 2019-06-21
    status Pending
14. 2019-05-16
    price $219,900
15. 2019-04-08
    listed $220,000 Active
16. 2017-01-26
    historical
17. 2016-10-26
    listed $169,000 Active
18. 2014-10-22
    price $100,000
19. 2012-09-06
    soldstatus $100,000 Sold
20. 2012-07-11
    historical
21. 2012-07-06
    status Back On Market
22. 2012-07-03
    price $104,000
23. 2012-04-26
    historical
24. 2012-04-06
    listed $104,000 New

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$2,001/yr (+$167/mo · 202.4%)

ⓘ 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 · 19 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: $31,381
• − Mortgage interest: −$18,205
• − Property taxes: −$989
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$9,455
• Taxable loss: −$3,913
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $2,664/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): 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

+193.3% since first listed

33 events — show timeline

• 2026-06-08 Sold (MLS) $305,000 GAMLS
• 2026-06-08 Sold (MLS) $305,000 FMLS
• 2026-05-25 Pending — GAMLS
• 2026-05-04 Listed $325,000 GAMLS
• 2026-03-13 Relisted — FMLS
• 2026-03-13 Listing Removed — FMLS
• 2026-01-30 Pending — FMLS
• 2026-01-30 Pending — GAMLS
• 2026-01-28 Listing Removed — GAMLS
• 2026-01-26 Relisted — GAMLS
• 2026-01-26 Relisted — FMLS
• 2026-01-07 Pending — GAMLS
• 2026-01-07 Contingent — FMLS
• 2026-01-02 Listed $315,000 GAMLS
• 2026-01-02 Listed $315,000 FMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-16 Price Changed $315,000 GAMLS
• 2025-10-31 Price Changed $335,000 GAMLS
• 2025-08-29 Listed $345,000 GAMLS
• 2019-07-31 Sold (Public Records) $220,000 Public Records
• 2019-06-26 Sold (MLS) $220,000 FMLS
• 2019-06-21 Pending — FMLS
• 2019-05-16 Price Changed $219,900 FMLS
• 2019-04-08 Listed $220,000 FMLS
• 2017-01-26 Listing Removed — FMLS
• 2016-10-26 Listed $169,000 FMLS
• 2014-10-22 Price Changed $100,000 GAMLS
• 2012-09-06 Sold (MLS) $100,000 GAMLS
• 2012-07-11 Listing Removed — GAMLS
• 2012-07-06 Relisted — GAMLS
• 2012-07-03 Price Changed $104,000 GAMLS
• 2012-04-26 Listing Removed — GAMLS
• 2012-04-06 Listed $104,000 GAMLS

Property tax history

-5.5%/yr

Latest (2025): $989 · -8.1% YoY. Source: county tax records.