4608 Latchwood Dr · Stonecrest, GA 30038

$205,000

3 bd · 2.5 ba · 1,527 sqft · SingleFamily public records · 30 Days on market

Built 1999 7,405 sqft lot Est $235k · 13% under ↓ 2% since listing

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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 +21.0/30.0
• ARV discount +13.3/15.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• 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

Please schedule showings between 11:00am to 7:00pm.

Key facts

• 7,405 sq ft lot
• Built 1999
• Listed 30 days

Property features AI

Finance

• Other: County: Dekalb, GA; Directions: GPS friendly
• Financial info: No financial details provided
• HOA & community: No HOA or community details provided

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Two-story home; Other construction materials; Other roof type
• Construction: Construction materials noted as 'Other'; Roof noted as 'Other'
• Exterior features: Property listed in resale condition; Lot description recorded (legal lot dimensions available)

Interior

• Kitchen: No kitchen features listed; Appliances described as 'Other'
• Bedrooms: Three bedrooms on the upper level; No special bedroom features listed
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms (both on the upper level); No master bathroom features listed
• Heating & cooling: No heating or cooling details provided
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/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 $189k (7.8% below list).
• Recommended offer: $189k (7.8% below list) — sets the bar for 1% rule.
• 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: Flat Rock Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 996 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.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-13 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 ($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 $1k of loan paydown is wiped out by about $6k 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 30 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,068 (7.8% 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. 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.
3. 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.
4. 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: 0.92% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $235,158
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6343 Klondike River Rd	0.51mi	3/2.5	1,541 (+1%)	0mo	$219,900	$143	74
4598 Jackam Ridge Ct	0.37mi	3/2.0	1,472 (-4%)	4mo	$240,000	$163	71
4496 Jackam Ridge Ct	0.45mi	3/2.0	1,468 (-4%)	1mo	$241,000	$164	69
4807 Buchli Ln	0.49mi	3/2.0	1,472 (-4%)	4mo	$192,000	$130	66
6514 Gina Agha Cir	0.67mi	3/2.0	1,543 (+1%)	1mo	$238,000	$154	64
4870 Buchli Ln	0.60mi	3/2.0	1,572 (+3%)	2mo	$250,000	$159	63
4889 Ozment Ridge Ct	0.66mi	3/2.0	1,468 (-4%)	1mo	$250,000	$170	60
4708 Golod Way	0.62mi	3/2.5	1,630 (+7%)	3mo	$225,000	$138	58
6445 Gina Agha Cir	0.57mi	4/2.5 (+1)	1,642 (+8%)	2mo	$265,000	$161	54
4767 Golod Way	0.53mi	4/2.5 (+1)	1,642 (+8%)	6mo	$225,000	$137	53
4919 Buchli Ln	0.63mi	4/2.5 (+1)	1,644 (+8%)	5mo	$209,000	$127	49
5100 River Overlook Way	0.52mi	3/2.0	1,728 (+13%)	5mo	$211,000	$122	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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-11,920
• Equity at exit: $30,566

10-year hold

• IRR: 5.7%
• Equity multiple: 1.45×
• Total profit: $25,895
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $287

Break-even live

Break-even rent $1,527

Max offer price $205,000

Occupancy floor 80%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4618 Idlewood Park Lithonia, GA	3.0	2.5	1684	$1,795	$1.07	20d	1	0.05mi
4609 Post Ridge Ln Lithonia, GA	3.0	2.0	1527	$1,855	$1.21	43d	1	0.05mi
6269 Cathedral Ln Lithonia, GA	3.0	2.0	1328	$1,725	$1.30	12d	1	0.24mi
4636 Forest Creek Ln Lithonia, GA	3.0	2.5	1476	$1,650	$1.12	24d	1	0.25mi
4675 Forest Creek Ln Lithonia, GA	4.0	2.5	1854	$2,200	$1.19	43d	1	0.29mi
6215 Klondike River Rd Lithonia, GA	4.0	3.0	2048	$1,875	$0.92	5d	1	0.29mi
4710 Idlewood Gate Lithonia, GA	3.0	2.5	2036	$2,065	$1.01	5d	1	0.35mi
4474 Carriage Park Dr Lithonia, GA	4.0	3.0	1700	$1,200	$0.71	43d	1	0.37mi
4584 Garden City Dr Lithonia, GA	4.0	2.5	1958	$2,300	$1.17	1d	1	0.38mi
6295 Klondike River Rd Lithonia, GA	4.0	2.5	1742	$1,930	$1.11	5d	1	0.44mi
6265 Leverett Dr Lithonia, GA	3.0	2.0	1378	$1,595	$1.16	24d	1	0.44mi
4651 Jackam Ridge Ct Lithonia, GA	3.0	2.0	1441	$1,970	$1.37	43d	1	0.46mi
4436 Jackam Ridge Ct Lithonia, GA	3.0	2.0	1981	$2,080	$1.05	5d	1	0.51mi
4756 Golod Way Lithonia, GA	3.0	2.0	1578	$1,820	$1.15	24d	1	0.53mi
6354 Klondike River Rd Lithonia, GA	3.0	2.5	1521	$1,830	$1.20	43d	1	0.54mi
4744 Golod Way Lithonia, GA	3.0	2.0	1584	$1,695	$1.07	43d	1	0.55mi
6274 Varnay Ct Stonecrest, GA	3.0	2.0	1427	$1,915	$1.34	15d	1	0.65mi
5014 River Overlook Way Lithonia, GA	3.0	2.5	2017	$2,060	$1.02	24d	1	0.71mi
4393 English Loop Lithonia, GA	3.0	2.0	1820	$1,900	$1.04	19d	1	0.93mi
6609 Carmen Ct Lithonia, GA	3.0	2.0	1633	$1,200	$0.73	17d	1	1.06mi
6613 Chestnut Oaks Rdg Lithonia, GA	3.0	2.5	1438	$1,985	$1.38	5d	1	1.15mi
6506 Chestnut Lake Xing Lithonia, GA	4.0	2.5	2014	$2,060	$1.02	4d	1	1.18mi
6625 Paula Ct Unit Labs Stonecrest, GA	4.0	2.0	1925	$2,000	$1.04	18d	1	1.18mi
6950 Carleen Ct Lithonia, GA	3.0	2.0	1784	$1,945	$1.09	12d	1	1.21mi
6530 Lake Mill Ct Lithonia, GA	4.0	2.0	2233	$1,640	$0.73	12d	1	1.24mi
6700 Browns Mill Ferry Dr Lithonia, GA	3.0	2.0	1587	$1,765	$1.11	5d	1	1.29mi
6626 Browns Mill Ferry Dr Lithonia, GA	3.0	2.0	1382	$1,820	$1.32	3d	1	1.29mi
6957 Mahonia Pl Lithonia, GA	4.0	2.0	1560	$1,931	$1.24	43d	1	1.30mi
6858 Mahonia Pl Lithonia, GA	3.0	2.5	1580	$1,695	$1.07	43d	1	1.37mi
6857 Mahonia Pl Lithonia, GA	4.0	2.5	2192	$1,795	$0.82	43d	1	1.39mi
6989 Setters Way Lithonia, GA	4.0	2.0	1526	$1,795	$1.18	5d	1	1.40mi
6940 Red Bone Way Lithonia, GA	3.0	2.5	1494	$1,949	$1.30	5d	1	1.42mi
7152 Ravenwood Ln Lithonia, GA	4.0	3.0	1500	$1,915	$1.28	43d	1	1.43mi
7020 Setters Way Lithonia, GA	4.0	2.0	1573	$1,819	$1.16	43d	1	1.45mi
7078 Bowie Dr Lithonia, GA	4.0	2.5	1571	$1,781	$1.13	43d	1	1.47mi
7132 Bowie Dr Lithonia, GA	3.0	2.5	1571	$1,904	$1.21	12d	1	1.48mi
7093 Mahonia Pl Lithonia, GA	3.0	2.5	1500	$1,895	$1.26	24d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $205,000 Active 30 DOM
2. 2026-06-17
   days on market $205,000 Active 29 DOM
3. 2026-06-16
   days on market $205,000 Active 28 DOM
4. 2026-06-15
   days on market $205,000 Active 27 DOM
5. 2026-06-13
   pricedays on market $205,000 Active 25 DOM
6. 2026-06-09
   days on market $210,000 Active 21 DOM
7. 2026-06-08
   days on market $210,000 Active 20 DOM
8. 2026-06-07
   days on market $210,000 Active 19 DOM
9. 2026-06-04
   days on market $210,000 Active 16 DOM
10. 2026-06-03
    days on market $210,000 Active 15 DOM
11. 2026-06-02
    days on market $210,000 Active 14 DOM
12. 2026-06-01
    days on market $210,000 Active 13 DOM
13. 2026-05-31
    days on market $210,000 Active 12 DOM
14. 2026-05-19
    listed $210,000 Active

    Show marketing remark (51 chars)

    Please schedule showings between 11:00am to 7:00pm.

15. 2026-05-19
    listed $210,000 New 51-char remark

    Show marketing remark (51 chars)

    Please schedule showings between 11:00am to 7:00pm.

16. 2024-03-11
    status Active
17. 2024-03-11
    historical
18. 2024-02-08
    status Pending
19. 2024-02-07
    historical Active Under Contract
20. 2024-01-30
    status Pending
21. 2024-01-29
    historical Active Under Contract
22. 2024-01-01
    status Pending
23. 2023-12-31
    listed Active Under Contract
24. 2023-12-31
    historical
25. 2023-12-31
    historical
26. 2023-12-11
    listed $215,000

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$1,337/yr (+$111/mo · 243.7%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,688
• − Mortgage interest: −$11,483
• − Property taxes: −$549
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$5,964
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $3,440/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

-2.3% since first listed

13 events — show timeline

• 2026-05-19 Listed $210,000 GAMLS
• 2026-05-19 Listed $210,000 FMLS
• 2024-03-11 Relisted — FMLS
• 2024-03-11 Listing Removed — FMLS
• 2024-02-08 Pending — FMLS
• 2024-02-07 Contingent — FMLS
• 2024-01-30 Pending — FMLS
• 2024-01-29 Contingent — FMLS
• 2024-01-01 Pending — FMLS
• 2023-12-31 Listed — FMLS
• 2023-12-31 Listing Removed — GAMLS
• 2023-12-31 Listing Removed — GAMLS
• 2023-12-11 Listed $215,000 GAMLS

Property tax history

-4.8%/yr

Latest (2025): $549 · +0.6% YoY. Source: county tax records.