2 Willowick Dr · Stonecrest, GA 30038

$114,500

3 bd · 2.0 ba · 1,697 sqft · Townhouse public records · 19 Days on market

Built 1971 1,306 sqft lot Est $227k · 50% under $275/mo HOA · 16% of rent

---

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 +21.1/30.0
• ARV discount +15.0/15.0
• 1% rule +9.6/10.0
• DSCR +6.7/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover exceptional value at 2 Willowick Drive! This spacious 3-bedroom, 2.5-bath townhome offers approximately 1,758 square feet of well-designed living space, providing the room and functionality today's buyers are looking for at an affordable price point. The main level features an inviting living area with fireplace, a dedicated dining space, and a well-appointed kitchen with ample cabinet storage and workspace. Upstairs, the generously sized primary suite offers comfort and privacy, while two additional bedrooms provide flexibility for family, guests, a home office, or hobby space. Perfect for first-time homebuyers seeking to build equity or investors looking to expand their portfolio, this property combines space, convenience, and value. Ideally located near I-20, shopping, dining, schools, parks, and everyday essentials, making commuting and daily living a breeze. With nearly 1,800 square feet, 3 bedrooms, 2.5 baths, and an attractive price of $114,500, this is an opportunity you don't want to miss. Schedule your private showing today and see all this home has to offer.

Key facts

• $275 HOA
• 2 parking spots
• Built 1971

Tags

• LIVING AREA WITH FIREPLACE
• DEDICATED DINING SPACE
• WELL-APPOINTED KITCHEN
• AMPLE CABINET STORAGE
• GENEROUSLY SIZED PRIMARY SUITE
• IDEALLY LOCATED NEAR I-20

Property features AI

Finance

• HOA & community: Monthly association fee of $275; Community features include sidewalks, street lights, nearby public transport, schools and trails/greenway

Exterior

• Parking: Two total parking spaces; Two carport spaces; Assigned parking; Attached carport; Driveway; Open parking available
• Utilities: Public water; Public sewer; Electric service (220 volts); Electricity, sewer and water available
• Home design: Two levels; Condominium; Resale property
• Construction: Cedar construction; Composition shingle roof; Slab foundation; Built as part of a single-unit community
• Exterior features: Covered, enclosed and screened porch; Front porch; Rear porch; Deck; Balcony; Accessible entrance; City street frontage; Asphalt and concrete road surfaces

Interior

• Kitchen: Pantry; Solid surface counters; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Hardwood; Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closets; Garden windows; Fireplace in the living room; Sun room
• Laundry & utility: Laundry closet on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $114k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Zoned schools: Fairington Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 546 students, 100% FRL); Salem Middle School (math 5% / reading 16%, grade F, #429 of 470 statewide, top 91%, 988 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.
• Zoned-school proficiency averages 8% at this address vs 24% district-wide (-16 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.6%/yr); 321 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $792 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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.
• Current owner paid $17k; list at $114k implies a 578% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $112,782 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.46% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $227,398
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Willowick Dr	0.12mi	3/2.0	1,697 (0%)	4mo	$88,500	$52	91
94 Willowick Dr	0.06mi	3/2.5	1,758 (+4%)	1mo	$82,500	$47	88
2814 Norfair Loop	0.13mi	3/2.5	1,524 (-10%)	4mo	$200,000	$131	72
2641 Parrish Ct	0.36mi	3/2.5	1,588 (-6%)	1mo	$222,000	$140	70
2513 Piering Dr #50	0.36mi	3/2.5	1,588 (-6%)	1mo	$223,000	$140	70
16 Willowick Dr	0.04mi	2/2.5 (-1)	1,498 (-12%)	4mo	$90,000	$60	68
2878 Norfair Loop	0.27mi	3/2.5	1,456 (-14%)	3mo	$195,070	$134	59
2642 Parrish Ct	0.35mi	3/2.5	1,468 (-14%)	1mo	$210,000	$143	59
2626 Parrish Ct	0.37mi	3/2.5	1,468 (-14%)	0mo	$200,000	$136	58
2451 Piering Dr	0.43mi	3/2.5	1,520 (-10%)	4mo	$207,736	$137	57
2505 Piering Dr	0.38mi	2/2.5 (-1)	1,468 (-14%)	2mo	$195,000	$133	51
5796 Par Four Ct	0.67mi	3/2.0	1,470 (-13%)	1mo	$98,000	$67	46

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,138
• Equity at exit: $17,072

10-year hold

• IRR: 8.0%
• Equity multiple: 1.67×
• Total profit: $21,538
• Equity at exit: $9,900

Cash invested: $32,060 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$600
• Tax from tax record: −$230 /mo · $2,762/yr
• Insurance: −$48
• HOA: −$275
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $164

Break-even live

Break-even rent $1,460

Max offer price $114,500

Occupancy floor 85%

Sensitivity live

Price	-10% $229	-5% $196	+0% $164	+5% $132	+10% $99
Rent	-10% $32	-5% $98	+0% $164	+5% $230	+10% $296
Rate	-1.0pp $222	-0.5pp $193	base $164	+0.5pp $134	+1.0pp $104

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	0d	14	0.13mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.19mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	4d	1	0.19mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	6d	1	0.20mi
2747 Norfair Loop Lithonia, GA	2.0	3.0	2080	$1,900	$0.91	4d	1	0.22mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.22mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.23mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.23mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.24mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	18d	1	0.27mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,733	$1.55	0d	11	0.27mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.27mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.28mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	25d	1	0.28mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.28mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	6d	1	0.29mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	11d	1	0.29mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	44d	1	0.30mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	4d	1	0.33mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.36mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	25d	18	0.37mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	25d	1	0.37mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	0.38mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	23d	1	0.38mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	5d	1	0.38mi
2204 Fairington Club Dr Unit 2204 Stonecrest, GA	3.0	2.0	2000	$1,600	$0.80	6d	1	0.42mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	6d	1	0.43mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.46mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.47mi
46 Le Parc Fontaine Lithonia, GA	2.0	2.0	1376	$1,350	$0.98	44d	1	0.48mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.54mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	44d	1	0.54mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,535	$1.14	0d	1	0.54mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,643	$1.15	0d	1	0.55mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	18d	1	0.56mi
129 Rue Fontaine Lithonia, GA	2.0	2.0	1376	$1,450	$1.05	23d	1	0.57mi
5873 Keystone Ln Lithonia, GA	3.0	2.5	1986	$2,100	$1.06	44d	1	0.60mi
5873 Keystone Ln Lithonia, GA	3.0	2.5	1986	$2,100	$1.06	19d	1	0.60mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.61mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	6d	1	0.62mi

HOA detail

• Monthly dues: $275 · $3,300/yr

Listing history 29 events

1. 2026-06-21
   days on market $114,500 Active 19 DOM
2. 2026-06-18
   days on market $114,500 Active 16 DOM
3. 2026-06-17
   days on market $114,500 Active 15 DOM
4. 2026-06-16
   days on market $114,500 Active 14 DOM
5. 2026-06-15
   days on market $114,500 Active 13 DOM
6. 2026-06-13
   days on market $114,500 Active 11 DOM
7. 2026-06-09
   days on market $114,500 Active 7 DOM
8. 2026-06-08
   days on market $114,500 Active 6 DOM
9. 2026-06-07
   days on market $114,500 Active 5 DOM
10. 2026-06-04
    days on market $114,500 Active 2 DOM
11. 2026-06-02
    pricestatusdays on marketlisting id $114,500 Active 1 DOM

    Show marketing remark (1103 chars)

    Discover exceptional value at 2 Willowick Drive! This spacious 3-bedroom, 2.5-bath townhome offers approximately 1,758 square feet of well-designed living space, providing the room and functionality today's buyers are looking for at an affordable price point. The main level features an inviting living area with fireplace, a dedicated dining space, and a well-appointed kitchen with ample cabinet storage and workspace. Upstairs, the generously sized primary suite offers comfort and privacy, while two additional bedrooms provide flexibility for family, guests, a home office, or hobby space. Perfect for first-time homebuyers seeking to build equity or investors looking to expand their portfolio, this property combines space, convenience, and value. Ideally located near I-20, shopping, dining, schools, parks, and everyday essentials, making commuting and daily living a breeze. With nearly 1,800 square feet, 3 bedrooms, 2.5 baths, and an attractive price of $114,500, this is an opportunity you don't want to miss. Schedule your private showing today and see all this home has to offer.

12. 2026-05-20
    historical
13. 2026-05-19
    historical
14. 2026-02-07
    listed $118,500 New
15. 2026-02-07
    listed $118,500 Active
16. 2026-01-15
    historical
17. 2025-11-04
    listed $120,000 New
18. 2014-10-29
    price $15,300
19. 2012-05-15
    soldstatus $16,900 Sold
20. 2012-03-01
    historical
21. 2012-02-23
    price $16,900
22. 2012-01-14
    price $15,300
23. 2011-12-15
    price $16,000
24. 2011-11-18
    price $17,000
25. 2011-10-12
    listed $18,000 New
26. 1996-02-06
    soldstatus $69,000
27. 1996-01-23
    soldstatus $73,000
28. 1991-03-06
    soldstatus $65,900
29. 1991-02-28
    soldstatus $65,900

ⓘ 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: $2,762 · $230/mo
• Projected year-2 tax: $2,762 · $230/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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $20,009
• − Mortgage interest: −$6,414
• − Property taxes: −$2,762
• − Insurance: −$572
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − HOA: −$3,300
• − Depreciation: −$3,331
• Taxable income: $428
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $1,864/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

• Census place: Stonecrest, GA
• 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

+73.7% since first listed

20 events — show timeline

• 2026-06-02 Listed $114,500 FMLS
• 2026-06-02 Listed $114,500 GAMLS
• 2026-05-20 Listing Removed — GAMLS
• 2026-05-19 Listing Removed — FMLS
• 2026-02-07 Listed $118,500 FMLS
• 2026-02-07 Listed $118,500 GAMLS
• 2026-01-15 Listing Removed — GAMLS
• 2025-11-04 Listed $120,000 GAMLS
• 2014-10-29 Price Changed $15,300 GAMLS
• 2012-05-15 Sold (MLS) $16,900 GAMLS
• 2012-03-01 Listing Removed — GAMLS
• 2012-02-23 Price Changed $16,900 GAMLS
• 2012-01-14 Price Changed $15,300 GAMLS
• 2011-12-15 Price Changed $16,000 GAMLS
• 2011-11-18 Price Changed $17,000 GAMLS
• 2011-10-12 Listed $18,000 GAMLS
• 1996-02-06 Sold (Public Records) $69,000 Public Records
• 1996-01-23 Sold (Public Records) $73,000 Public Records
• 1991-03-06 Sold (Public Records) $65,900 Public Records
• 1991-02-28 Sold (Public Records) $65,900 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,762 · -10.5% YoY. Source: county tax records.