26 E Meadow Ln · Stonecrest, GA 30012

$87,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 114 Days on market

Built 2023 $70/sqft · 69% below area $700/mo HOA · 39% of rent ↓ 21% 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 +20.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning 2023 Double-wide home, located in the highly sought after 'The Meadows Community'. The open concept living area showcases the beautiful kitchen with white cabinets, and newer appliances. You'll enjoy the roommate type floor plan with a primary bedroom with large en-suite which features a double vanity, soaking tub and over-sized shower along with 2 additional ample size bedrooms. There are two decks and a small garden, to enjoy the outdoors. A shed is also conveying with the property. The community amenities include a clubhouse, pool, lake with fish, playground & basketball court. Monthly lot fees are mandatory. Buyers must go through a background check as well as a credit check to be approved by the community, as they retain ownership of the lot. The buyer will own the home not the land. Move-ins are on the 1st of the month only. Lot fee is $700 per month.

Key facts

• Double vanity
• Beautiful kitchen
• Large en-suite

Tags

• OPEN CONCEPT LIVING AREA
• BEAUTIFUL KITCHEN
• NEWER APPLIANCES
• LARGE EN-SUITE
• DOUBLE VANITY
• SOAKING TUB

🏷️ Possibly a rental listed for sale. The $87,000 price doesn't fit this home's estimated sale value (~$276,279) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $79k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Stoneview Elementary School (math 6% / reading 9%, grade F, #1,125 of 1,228 statewide, top 93%, 781 students, 100% FRL); 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 10% at this address vs 24% district-wide (-14 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 flat; 281 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $601 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 114 days — a 9% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $79,170 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 4.0

CMA / ARV

• ARV (median comp): $276,279
• List price: $87,000
• Delta: -68.51%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.55×
• Total profit: $-11,002
• Equity at exit: $12,972

10-year hold

• IRR: -15.6%
• Equity multiple: 0.33×
• Total profit: $-16,272
• Equity at exit: $7,522

Cash invested: $24,360 (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 30012

• Rents YoY: 0.4%
• Active inventory: 281
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$700
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $113

Break-even live

Break-even rent $1,647

Max offer price $87,000

Occupancy floor 89%

Sensitivity live

Price	-10% $174	-5% $143	+0% $113	+5% $83	+10% $53
Rent	-10% $-28	-5% $43	+0% $113	+5% $184	+10% $255
Rate	-1.0pp $157	-0.5pp $136	base $113	+0.5pp $91	+1.0pp $68

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Deer Creek Cir Stonecrest, GA	3.0	2.0–2.5	1407	$1,500	$1.07	1d	5	0.28mi
100 Wesley Stonecrest Cir Stonecrest, GA	1.0–3.0	1.0–2.0	1215	$1,817	$1.50	1d	29	1.29mi

HOA detail

• Monthly dues: $700 · $8,400/yr
• Likely covers: pool

Listing history 15 events

1. 2026-03-12
   price $87,000 898-char remark

   Show marketing remark (898 chars)

   Welcome to this stunning 2023 Double-wide home, located in the highly sought after 'The Meadows Community'. The open concept living area showcases the beautiful kitchen with white cabinets, and newer appliances. You'll enjoy the roommate type floor plan with a primary bedroom with large en-suite which features a double vanity, soaking tub and over-sized shower along with 2 additional ample size bedrooms. There are two decks and a small garden, to enjoy the outdoors. A shed is also conveying with the property. The community amenities include a clubhouse, pool, lake with fish, playground & basketball court. Monthly lot fees are mandatory. Buyers must go through a background check as well as a credit check to be approved by the community, as they retain ownership of the lot. The buyer will own the home not the land. Move-ins are on the 1st of the month only. Lot fee is $700 per month.

2. 2026-03-12
   price $87,000 898-char remark

   Show marketing remark (898 chars)

   Welcome to this stunning 2023 Double-wide home, located in the highly sought after 'The Meadows Community'. The open concept living area showcases the beautiful kitchen with white cabinets, and newer appliances. You'll enjoy the roommate type floor plan with a primary bedroom with large en-suite which features a double vanity, soaking tub and over-sized shower along with 2 additional ample size bedrooms. There are two decks and a small garden, to enjoy the outdoors. A shed is also conveying with the property. The community amenities include a clubhouse, pool, lake with fish, playground & basketball court. Monthly lot fees are mandatory. Buyers must go through a background check as well as a credit check to be approved by the community, as they retain ownership of the lot. The buyer will own the home not the land. Move-ins are on the 1st of the month only. Lot fee is $700 per month.

3. 2026-02-04
   listed $93,000 New 898-char remark

   Show marketing remark (898 chars)

   Welcome to this stunning 2023 Double-wide home, located in the highly sought after 'The Meadows Community'. The open concept living area showcases the beautiful kitchen with white cabinets, and newer appliances. You'll enjoy the roommate type floor plan with a primary bedroom with large en-suite which features a double vanity, soaking tub and over-sized shower along with 2 additional ample size bedrooms. There are two decks and a small garden, to enjoy the outdoors. A shed is also conveying with the property. The community amenities include a clubhouse, pool, lake with fish, playground & basketball court. Monthly lot fees are mandatory. Buyers must go through a background check as well as a credit check to be approved by the community, as they retain ownership of the lot. The buyer will own the home not the land. Move-ins are on the 1st of the month only. Lot fee is $700 per month.

4. 2026-02-04
   listed $93,000 Active 898-char remark

   Show marketing remark (898 chars)

   Welcome to this stunning 2023 Double-wide home, located in the highly sought after 'The Meadows Community'. The open concept living area showcases the beautiful kitchen with white cabinets, and newer appliances. You'll enjoy the roommate type floor plan with a primary bedroom with large en-suite which features a double vanity, soaking tub and over-sized shower along with 2 additional ample size bedrooms. There are two decks and a small garden, to enjoy the outdoors. A shed is also conveying with the property. The community amenities include a clubhouse, pool, lake with fish, playground & basketball court. Monthly lot fees are mandatory. Buyers must go through a background check as well as a credit check to be approved by the community, as they retain ownership of the lot. The buyer will own the home not the land. Move-ins are on the 1st of the month only. Lot fee is $700 per month.

5. 2026-02-03
   historical
6. 2026-02-03
   historical
7. 2025-12-17
   listed $95,000 Active
8. 2025-12-17
   listed $95,000 New
9. 2025-12-15
   historical
10. 2025-11-11
    price $100,000
11. 2025-10-21
    listed $110,000 New
12. 2025-10-15
    historical
13. 2025-10-15
    historical
14. 2025-09-01
    listed $110,000 Active
15. 2025-09-01
    listed $110,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,488
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − HOA: −$8,400
• − Depreciation: −$2,531
• Taxable income: $506
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $1,239/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: Rockdale County · 96,534 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 986.0

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 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 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: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• 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

-20.9% since first listed

15 events — show timeline

• 2026-03-12 Price Changed $87,000 GAMLS
• 2026-03-12 Price Changed $87,000 FMLS
• 2026-02-04 Listed $93,000 FMLS
• 2026-02-04 Listed $93,000 GAMLS
• 2026-02-03 Listing Removed — GAMLS
• 2026-02-03 Listing Removed — FMLS
• 2025-12-17 Listed $95,000 GAMLS
• 2025-12-17 Listed $95,000 FMLS
• 2025-12-15 Listing Removed — GAMLS
• 2025-11-11 Price Changed $100,000 GAMLS
• 2025-10-21 Listed $110,000 GAMLS
• 2025-10-15 Listing Removed — GAMLS
• 2025-10-15 Listing Removed — FMLS
• 2025-09-01 Listed $110,000 GAMLS
• 2025-09-01 Listed $110,000 FMLS