5713 Wells Cir · Stone Mountain, GA 30087

$172,000

2 bd · 2.5 ba · 1,304 sqft · Townhouse public records · 120 Days on market

Built 1987 2,178 sqft lot $132/sqft · at area comps Est $169k · at est.

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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 +17.8/30.0
• ARV discount +6.7/15.0
• DSCR +5.6/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated at 5713 Wells Circle in Stone Mountain, GA, US, this residential property presents itself as an inviting home, thoroughly prepared for immediate occupancy. The living room serves as a central gathering space, distinguished by a comforting fireplace that offers warmth and ambiance, complemented by elegant crown molding that enhances the room's refined character. Within the kitchen, the classic appeal of shaker cabinets provides both visual sophistication and practical storage solutions, while the consistent application of crown molding contributes to an elevated design aesthetic throughout the culinary space. The exterior grounds feature a thoughtfully fenced backyard, providing a private expanse for personal enjoyment, alongside a deck perfect for outdoor relaxation and a practical shed offering convenient storage capabilities. Situated within a tranquil residential area, this property offers a peaceful setting. This residential property, meticulously prepared and thoughtfully appointed, offers a distinguished opportunity for comfortable living.

Key facts

• Shed
• Shaker cabinets
• Deck

Tags

• FIREPLACE
• CROWN MOLDING
• SHAKER CABINETS
• FENCED BACKYARD
• DECK
• SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $172k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $157k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+1.3%/yr); 246 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 120 days — a 9% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 7 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: 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 $156,520 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (median comp): $168,941
• List price: $172,000
• Delta: 1.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5594 Stonington Trace Pkwy	0.08mi	2/2.5	1,292 (-1%)	3mo	$195,000	$151	92
5632 Stonington Trace Pkwy	0.07mi	2/2.5	1,292 (-1%)	5mo	$169,000	$131	91
5635 Stonington Trace Pkwy	0.05mi	2/2.5	1,292 (-1%)	19mo	$213,000	$165	80
5743 Wells Cir	0.06mi	2/2.5	1,160 (-11%)	1mo	$175,000	$151	78
5722 Wells Cir	0.03mi	3/2.5 (+1)	1,160 (-11%)	2mo	$135,000	$116	74
5695 Wells Cir	0.03mi	2/2.5	1,160 (-11%)	9mo	$165,000	$142	72
5651 Wells Cir	0.10mi	2/2.5	1,160 (-11%)	9mo	$107,000	$92	69
5724 Wells Cir	0.03mi	2/2.5	1,160 (-11%)	14mo	$175,000	$151	69
5575 Wells Cir	0.11mi	2/2.5	1,160 (-11%)	11mo	$170,000	$147	67
5709 Wells Cir	0.01mi	2/2.5	1,160 (-11%)	17mo	$184,000	$159	67
5725 Wells Cir	0.02mi	2/2.5	1,160 (-11%)	21mo	$175,000	$151	63
5700 Wells Cir	0.04mi	2/2.5	1,160 (-11%)	21mo	$173,500	$150	62

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-21,759
• Equity at exit: $25,646

10-year hold

• IRR: -6.6%
• Equity multiple: 0.61×
• Total profit: $-18,817
• Equity at exit: $14,871

Cash invested: $48,160 (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 30087

• Rents YoY: 1.3%
• Active inventory: 246
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$902
• Tax from tax record: −$273 /mo · $3,272/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $141

Break-even live

Break-even rent $1,578

Max offer price $172,000

Occupancy floor 87%

Sensitivity live

Price	-10% $239	-5% $190	+0% $141	+5% $93	+10% $44
Rent	-10% $3	-5% $72	+0% $141	+5% $211	+10% $280
Rate	-1.0pp $228	-0.5pp $185	base $141	+0.5pp $97	+1.0pp $51

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	4d	1	0.01mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	5d	1	0.02mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	16d	1	0.03mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	44d	1	0.03mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	11d	1	0.17mi
450 Pennybrook Dr Stone Mountain, GA	3.0	2.0	1404	$1,750	$1.25	25d	1	0.47mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	3d	1	0.47mi
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	44d	1	0.61mi
524 Julius Dr Stone Mountain, GA	3.0	2.0	1780	$1,795	$1.01	44d	1	0.65mi
5612 Pennybrook Ct Stone Mountain, GA	3.0	2.0	1364	$1,941	$1.42	13d	1	0.69mi
Southland Dr , GA	1.0	1.0	1000	$1,500	$1.50	44d	1	0.71mi
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	44d	1	0.73mi
5290 Stonebush Ter Unit A Stone Mountain, GA	2.0	2.5	1200	$1,450	$1.21	19d	1	1.05mi
5353 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	5d	1	1.07mi
5351 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	5d	1	1.08mi
697 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1576	$1,650	$1.05	44d	1	1.13mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	13d	1	1.14mi
427 Chanterelle Dr Stone Mountain, GA	3.0	2.5	1608	$1,650	$1.03	3d	1	1.14mi
5280 Ridge Forest Dr Stone Mountain, GA	2.0	2.5	1170	$1,325	$1.13	44d	1	1.15mi
779 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1458	$1,980	$1.36	0d	1	1.16mi
5486 Fox Valley Ln Stone Mountain, GA	3.0	2.5	1536	$1,850	$1.20	20d	1	1.22mi
5994 Pattillo Ln Lithonia, GA	3.0	2.5	1680	$1,940	$1.15	5d	1	1.31mi
768 Fourth St Stone Mountain, GA	3.0	2.0	1200	$2,100	$1.75	5d	1	1.32mi
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$2,000	$1.36	2d	1	1.39mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	13d	1	1.44mi
827 San Miguel Dr Stone Mountain, GA	3.0	2.0	1272	$1,550	$1.22	17d	1	1.48mi

Listing history 33 events

1. 2026-06-04
   days on market $172,000 Active 120 DOM
2. 2026-06-03
   days on market $172,000 Active 119 DOM
3. 2026-06-02
   days on market $172,000 Active 118 DOM
4. 2026-06-01
   days on market $172,000 Active 117 DOM
5. 2026-05-31
   days on market $172,000 Active 116 DOM
6. 2026-05-06
   price $172,000 1070-char remark

   Show marketing remark (1070 chars)

   Situated at 5713 Wells Circle in Stone Mountain, GA, US, this residential property presents itself as an inviting home, thoroughly prepared for immediate occupancy. The living room serves as a central gathering space, distinguished by a comforting fireplace that offers warmth and ambiance, complemented by elegant crown molding that enhances the room's refined character. Within the kitchen, the classic appeal of shaker cabinets provides both visual sophistication and practical storage solutions, while the consistent application of crown molding contributes to an elevated design aesthetic throughout the culinary space. The exterior grounds feature a thoughtfully fenced backyard, providing a private expanse for personal enjoyment, alongside a deck perfect for outdoor relaxation and a practical shed offering convenient storage capabilities. Situated within a tranquil residential area, this property offers a peaceful setting. This residential property, meticulously prepared and thoughtfully appointed, offers a distinguished opportunity for comfortable living.

7. 2026-05-06
   price $172,000 1070-char remark

   Show marketing remark (1070 chars)

   Situated at 5713 Wells Circle in Stone Mountain, GA, US, this residential property presents itself as an inviting home, thoroughly prepared for immediate occupancy. The living room serves as a central gathering space, distinguished by a comforting fireplace that offers warmth and ambiance, complemented by elegant crown molding that enhances the room's refined character. Within the kitchen, the classic appeal of shaker cabinets provides both visual sophistication and practical storage solutions, while the consistent application of crown molding contributes to an elevated design aesthetic throughout the culinary space. The exterior grounds feature a thoughtfully fenced backyard, providing a private expanse for personal enjoyment, alongside a deck perfect for outdoor relaxation and a practical shed offering convenient storage capabilities. Situated within a tranquil residential area, this property offers a peaceful setting. This residential property, meticulously prepared and thoughtfully appointed, offers a distinguished opportunity for comfortable living.

8. 2026-02-04
   listed $175,000 New 1070-char remark

   Show marketing remark (1070 chars)

   Situated at 5713 Wells Circle in Stone Mountain, GA, US, this residential property presents itself as an inviting home, thoroughly prepared for immediate occupancy. The living room serves as a central gathering space, distinguished by a comforting fireplace that offers warmth and ambiance, complemented by elegant crown molding that enhances the room's refined character. Within the kitchen, the classic appeal of shaker cabinets provides both visual sophistication and practical storage solutions, while the consistent application of crown molding contributes to an elevated design aesthetic throughout the culinary space. The exterior grounds feature a thoughtfully fenced backyard, providing a private expanse for personal enjoyment, alongside a deck perfect for outdoor relaxation and a practical shed offering convenient storage capabilities. Situated within a tranquil residential area, this property offers a peaceful setting. This residential property, meticulously prepared and thoughtfully appointed, offers a distinguished opportunity for comfortable living.

9. 2026-02-04
   listed $175,000 Active 1070-char remark

   Show marketing remark (1070 chars)

   Situated at 5713 Wells Circle in Stone Mountain, GA, US, this residential property presents itself as an inviting home, thoroughly prepared for immediate occupancy. The living room serves as a central gathering space, distinguished by a comforting fireplace that offers warmth and ambiance, complemented by elegant crown molding that enhances the room's refined character. Within the kitchen, the classic appeal of shaker cabinets provides both visual sophistication and practical storage solutions, while the consistent application of crown molding contributes to an elevated design aesthetic throughout the culinary space. The exterior grounds feature a thoughtfully fenced backyard, providing a private expanse for personal enjoyment, alongside a deck perfect for outdoor relaxation and a practical shed offering convenient storage capabilities. Situated within a tranquil residential area, this property offers a peaceful setting. This residential property, meticulously prepared and thoughtfully appointed, offers a distinguished opportunity for comfortable living.

10. 2023-11-11
    historical $1,550
11. 2023-11-10
    price $1,550
12. 2023-10-31
    price $1,590
13. 2023-10-04
    listed $1,630
14. 2022-09-19
    soldstatus $180,000
15. 2022-09-16
    soldstatus $180,000 Sold
16. 2022-09-16
    soldstatus $180,000 Closed
17. 2022-09-01
    status Under Contract
18. 2022-09-01
    status Pending
19. 2022-08-29
    listed $185,000 New
20. 2022-08-29
    listed $185,000 Active
21. 2022-08-17
    soldstatus $162,500
22. 2014-11-05
    price $18,250
23. 2012-08-22
    soldstatus $18,250 Sold
24. 2012-07-30
    historical
25. 2012-07-27
    price $19,800
26. 2012-07-18
    price $19,800 Reduced
27. 2012-06-27
    status Back On Market
28. 2012-06-19
    historical Pending Approval
29. 2012-06-04
    listed $22,000 New
30. 2002-02-28
    soldstatus $87,000
31. 1997-02-14
    soldstatus $66,500
32. 1987-04-08
    soldstatus $58,700
33. 1986-05-01
    soldstatus $1,074,000

ⓘ 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: $3,272 · $273/mo
• Projected year-2 tax: $3,272 · $273/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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,080
• − Mortgage interest: −$9,635
• − Property taxes: −$3,272
• − Insurance: −$860
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$5,004
• Taxable loss: −$1,064
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $1,952/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

• County: Dekalb County · 782,738 people
• City population: 130,941
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,977
• Household income: $96,491
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 22% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -228.39%
• Current HPI: 204.2122
• Rent YoY: ▲ 1.30%
• 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

-84.0% since first listed

28 events — show timeline

• 2026-05-06 Price Changed $172,000 GAMLS
• 2026-05-06 Price Changed $172,000 FMLS
• 2026-02-04 Listed $175,000 FMLS
• 2026-02-04 Listed $175,000 GAMLS
• 2023-11-11 Rental Removed $1,550 RENTLY
• 2023-11-10 Price Changed $1,550 RENTLY
• 2023-10-31 Price Changed $1,590 RENTLY
• 2023-10-04 Listed for Rent $1,630 RENTLY
• 2022-09-19 Sold (Public Records) $180,000 Public Records
• 2022-09-16 Sold (MLS) $180,000 FMLS
• 2022-09-16 Sold (MLS) $180,000 GAMLS
• 2022-09-01 Pending — GAMLS
• 2022-09-01 Pending — FMLS
• 2022-08-29 Listed $185,000 FMLS
• 2022-08-29 Listed $185,000 GAMLS
• 2022-08-17 Sold (Public Records) $162,500 Public Records
• 2014-11-05 Price Changed $18,250 GAMLS
• 2012-08-22 Sold (MLS) $18,250 GAMLS
• 2012-07-30 Listing Removed — GAMLS
• 2012-07-27 Price Changed $19,800 GAMLS
• 2012-07-18 Price Changed $19,800 GAMLS
• 2012-06-27 Relisted — GAMLS
• 2012-06-19 Contingent — GAMLS
• 2012-06-04 Listed $22,000 GAMLS
• 2002-02-28 Sold (Public Records) $87,000 Public Records
• 1997-02-14 Sold (Public Records) $66,500 Public Records
• 1987-04-08 Sold (Public Records) $58,700 Public Records
• 1986-05-01 Sold (Public Records) $1,074,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,272 · -16.5% YoY. Source: county tax records.