5806 Par Four Ct · Stonecrest, GA 30038

$110,000

3 bd · 1.5 ba · 1,220 sqft · Townhouse public records · 15 Days on market

Built 1974 871 sqft lot Est $88k · 25% over $240/mo HOA · 15% of rent

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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 +26.5/30.0
• 1% rule +9.5/10.0
• DSCR +9.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Stunning Fairways at Farrington townhome for sale! Escape to serene living in this beautifully renovated 2-bedroom retreat, boasting granite countertops, stainless steel appliances, luxurious LVP flooring, new HVAC/water heater, and updated plumbing fixtures. Enjoy privacy, convenience, and modern amenities, plus a HOME WARRANTY!

Key facts

• Home warranty
• New hvac
• Lvp flooring

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LVP FLOORING
• NEW HVAC
• UPDATED PLUMBING FIXTURES
• HOME WARRANTY

Property features AI

Finance

• HOA & community: Monthly association fee of $240; Community contains a single unit

Exterior

• Parking: Road access via asphalt and concrete surfaces (city street)
• Utilities: Public water; Public sewer; 220 volt electric service available; Electricity available
• Home design: Two levels; Fee simple ownership
• Construction: Frame construction; Concrete perimeter foundation; Other type roof; Resale condition
• Exterior features: Balcony; Deck

Interior

• Kitchen: Cabinets; Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: Two upper-level bedrooms; No special bedroom features listed
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom (upper level); One half-bath on the main level; Master bath has no special features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; One fireplace in the family room; One common wall (attached unit)
• Laundry & utility: Laundry on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 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 11% at this address vs 24% district-wide (-12 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); 320 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $761 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 + 4.6% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 3y 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 $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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: 1.45% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $87,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5840 Par Four Ct	0.05mi	2/1.5 (-1)	1,220 (0%)	3mo	$87,500	$72	90
3217 Fairington Dr #3217	0.17mi	2/2.0 (-1)	1,202 (-2%)	3mo	$73,500	$61	80
3010 Fields Dr	0.40mi	3/2.5	1,212 (-1%)	2mo	$169,000	$139	74
10204 Fairington Ridge Cir	0.35mi	3/2.0	1,292 (+6%)	2mo	$90,000	$70	70
13304 Fairington Ridge Cir Unit L4	0.38mi	3/2.0	1,292 (+6%)	2mo	$90,000	$70	69
7101 Fairington Ridge Cir	0.43mi	3/2.0	1,292 (+6%)	1mo	$95,000	$74	68
3204 Fairington Village Dr	0.42mi	3/2.0	1,292 (+6%)	1mo	$100,500	$78	67
7302 Fairington Village Dr #7302	0.47mi	3/2.0	1,292 (+6%)	2mo	$100,000	$77	65
3127 Fields Dr	0.64mi	2/2.5 (-1)	1,206 (-1%)	3mo	$157,000	$130	57
3100 Parc Lorraine	0.39mi	2/2.0 (-1)	1,376 (+13%)	1mo	$72,000	$52	53
5933 Trent Walk Dr	0.37mi	2/2.0 (-1)	1,386 (+14%)	3mo	$90,000	$65	50
2914 Parc Lorraine #2914	0.44mi	2/2.0 (-1)	1,376 (+13%)	4mo	$62,000	$45	48

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,442
• Equity at exit: $16,401

10-year hold

• IRR: 14.2%
• Equity multiple: 2.25×
• Total profit: $38,497
• Equity at exit: $9,511

Cash invested: $30,800 (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: 320
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$577
• Tax from tax record: −$105 /mo · $1,266/yr
• Insurance: −$46
• HOA: −$240
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $291

Break-even live

Break-even rent $1,226

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $353	-5% $322	+0% $291	+5% $259	+10% $228
Rent	-10% $165	-5% $228	+0% $291	+5% $354	+10% $416
Rate	-1.0pp $346	-0.5pp $319	base $291	+0.5pp $262	+1.0pp $233

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.14mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	5d	1	0.15mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,535	$1.14	0d	1	0.16mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.17mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	19d	1	0.18mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.18mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	18d	1	0.19mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.28mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.36mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.36mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	11d	1	0.38mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.38mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.39mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.40mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.40mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.41mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	25d	1	0.41mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.41mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	25d	1	0.41mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.43mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.44mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.44mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	25d	1	0.44mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.46mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.46mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.50mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	19d	1	0.62mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,643	$1.15	0d	1	0.64mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.66mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	22d	1	0.67mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	44d	1	0.70mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	0d	14	0.71mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	25d	18	0.78mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,733	$1.55	0d	11	0.80mi
46 Le Parc Fontaine Lithonia, GA	2.0	2.0	1376	$1,350	$0.98	44d	1	0.94mi
129 Rue Fontaine Lithonia, GA	2.0	2.0	1376	$1,450	$1.05	22d	1	1.02mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	44d	1	1.06mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,600	$1.43	44d	1	1.12mi
5301 W Fairington Pkwy Lithonia, GA	1.0–3.0	1.0–2.0	1020	$1,946	$1.91	2d	37	1.23mi
6256 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	990	$1,599	$1.62	44d	1	1.26mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: water

Listing history 11 events

1. 2026-06-18
   days on market $110,000 Active 15 DOM
2. 2026-06-17
   days on market $110,000 Active 14 DOM
3. 2026-06-16
   days on market $110,000 Active 13 DOM
4. 2026-06-15
   days on market $110,000 Active 12 DOM
5. 2026-06-13
   days on market $110,000 Active 10 DOM
6. 2026-06-10
   price $110,000 Active 6 DOM
7. 2026-06-09
   days on market $115,000 Active 6 DOM
8. 2026-06-08
   days on market $115,000 Active 5 DOM
9. 2026-06-07
   days on market $115,000 Active 4 DOM
10. 2026-06-04
    remarks 331-char remark
11. 2026-06-04
    listed $115,000 Active 1 DOM

ⓘ 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: $1,266 · $105/mo
• Projected year-2 tax: $1,266 · $105/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 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $19,121
• − Mortgage interest: −$6,162
• − Property taxes: −$1,266
• − Insurance: −$550
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − HOA: −$2,880
• − Depreciation: −$3,200
• Taxable income: $2,004
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $3,006/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

+198.7% since first listed

56 events — show timeline

• 2026-06-03 Listed $115,000 FMLS
• 2025-05-31 Listing Removed — FMLS
• 2025-04-02 Listed $115,000 FMLS
• 2025-03-31 Listing Removed — FMLS
• 2025-03-06 Price Changed $119,900 FMLS
• 2025-02-22 Price Changed $129,900 FMLS
• 2025-02-10 Listed $135,000 FMLS
• 2025-01-31 Listing Removed — FMLS
• 2025-01-22 Price Changed $134,900 FMLS
• 2024-11-08 Listed $135,000 FMLS
• 2024-08-26 Sold (MLS) $55,000 GAMLS
• 2024-08-26 Sold (MLS) $55,000 FMLS
• 2024-07-09 Pending — GAMLS
• 2024-07-09 Pending — FMLS
• 2024-06-15 Price Changed $65,000 FMLS
• 2024-06-15 Price Changed $65,000 GAMLS
• 2024-06-06 Relisted — FMLS
• 2024-05-31 Listing Removed — GAMLS
• 2024-05-31 Listing Removed — FMLS
• 2024-05-10 Relisted — GAMLS
• 2024-05-10 Relisted — FMLS
• 2024-05-09 Listing Removed — GAMLS
• 2024-05-09 Listing Removed — FMLS
• 2024-03-21 Relisted — FMLS
• 2024-03-12 Relisted — GAMLS
• 2024-03-12 Price Changed $68,000 GAMLS
• 2024-03-12 Price Changed $68,000 FMLS
• 2024-02-22 Pending — GAMLS
• 2024-02-22 Pending — FMLS
• 2024-02-09 Relisted — FMLS
• 2024-02-07 Listing Removed — GAMLS
• 2024-02-07 Listing Removed — FMLS
• 2024-01-30 Price Changed $70,000 GAMLS
• 2024-01-30 Price Changed $70,000 FMLS
• 2024-01-03 Price Changed $74,900 GAMLS
• 2024-01-03 Price Changed $74,900 FMLS
• 2023-12-01 Price Changed $78,900 GAMLS
• 2023-12-01 Price Changed $78,900 FMLS
• 2023-11-10 Price Changed $79,900 GAMLS
• 2023-11-10 Price Changed $79,900 FMLS
• 2023-11-07 Listed $83,900 FMLS
• 2023-11-02 Listing Removed — GAMLS
• 2023-10-27 Price Changed $83,900 GAMLS
• 2023-10-20 Price Changed $86,900 GAMLS
• 2023-09-29 Price Changed $89,900 GAMLS
• 2023-09-08 Price Changed $94,900 GAMLS
• 2023-08-02 Listed $99,900 GAMLS
• 2023-08-02 Listed $83,900 GAMLS
• 2023-08-02 Listed $70,000 GAMLS
• 2023-08-02 Listed $68,000 GAMLS
• 2019-09-27 Sold (Public Records) $85,000 Public Records
• 2019-07-29 Sold (Public Records) $50,000 Public Records
• 2019-02-06 Sold (Public Records) $18,000 Public Records
• 1998-10-01 Sold (Public Records) $65,000 Public Records
• 1997-01-24 Sold (Public Records) $60,000 Public Records
• 1987-03-04 Sold (Public Records) $38,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,266 · -9.2% YoY. Source: county tax records.