5641 Stone Ct · Mountain Park, GA 30087

$375,000

1 bd · 2.0 ba · 2,072 sqft · SingleFamily public records · 27 Days on market

Built 1972 0.69 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Cash flow +0.8/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated split-level gem located in the highly sought-after Parkview High School district, also zoned for Trickum Middle School and Camp Creek Elementary School. Freshly painted inside and out, this move-in ready home combines modern updates with flexible living spaces and timeless charm - all with no HOA. The upper level features 3 spacious bedrooms and 2 full bathrooms, including a private owner's suite with an en suite bath and double vanity. On the main level, enjoy an inviting family room, dining area, and updated kitchen complete with granite countertops and brand-new appliances. Step outside to the private back deck, perfect for entertaining or relaxing, while the generous front porch overlooks the large front yard and adds welcoming curb appeal. The lower level offers exceptional versatility with a second family room featuring a cozy fireplace, an additional bedroom, and a full bathroom - ideal for guests, multi-generational living, or a private office setup. With its own exterior entrance leading to the patio and driveway, the lower level provides added privacy and convenience. Additional highlights include new flooring throughout, updated kitchens and bathrooms, and spacious indoor and outdoor living areas in an established community with no HOA restrictions.

Key facts

• Private back deck
• Large front yard
• Second family room

Tags

• PRIVATE BACK DECK
• LARGE FRONT YARD
• SECOND FAMILY ROOM
• COZY FIREPLACE
• EXTERIOR ENTRANCE
• SPACIOUS INDOOR LIVING AREAS

Property features AI

Exterior

• Parking: Driveway parking (open parking available)
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Natural gas available; Water available
• Home design: Multi/split levels
• Construction: Brick and wood siding exterior; Composition roof; Brick/mortar foundation; Resale condition; Other detached/auxiliary structure present
• Exterior features: Private entrance; Private yard; Rain gutters; Deck and front porch; Back yard chain link fence

Interior

• Kitchen: White cabinets and stone counters; Dishwasher; Electric cooktop; Electric oven; Microwave
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level
• Flooring: Carpet; Luxury vinyl; Tile
• Bathrooms: Three full bathrooms; Master bath with double vanity and tub/shower combo; Two full baths on the upper level and one full bath on the lower level
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning
• Interior features: One fireplace located in the family room and basement; Double vanity in bathrooms; Split bedroom plan; Open concept dining area; Finished daylight, full basement with driveway access and walk-out access; No common walls
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (74.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (71.9% below list).
• Recommended offer: $97k (74.2% below list) — sets the bar for cash-flow.
• Cap rate 1.3% vs local median 4.0% in Mountain Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#54 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities D-, commute F.
• Gwinnett County (suburban): math 39% / reading 43% proficiency, ranked #32 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Camp Creek Elementary School (math 57% / reading 55%, grade C+, #165 of 1,228 statewide, top 14%, 1,338 students, 36% FRL); Trickum Middle School (math 32% / reading 41%, grade F, #167 of 470 statewide, top 38%, 2,148 students, 52% FRL); Parkview High School (math 17% / reading 22%, grade F, #243 of 424 statewide, top 59%, 3,262 students, 45% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 246 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent is only 13% of the median local income ($96k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Gwinnett County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $140k; list at $375k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,753 (74.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
6. 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.
7. 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.
8. 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: 0.28% ✗
• Cap rate: 1.25%
• Cash-on-cash: -18.00%
• DSCR: 0.20
• GRM: 29.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -53.8%
• Equity multiple: -0.55×
• Total profit: $-162,954
• Equity at exit: $55,914

10-year hold

• IRR: —
• Equity multiple: -1.65×
• Total profit: $-278,497
• Equity at exit: $32,423

Cash invested: $105,000 (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: 29.7×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$285 /mo · $3,416/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-1,575

Break-even live

Break-even rent $3,047

Max offer price $96,753

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
752 Mountainbrooke Cir Stone Mountain, GA	1.0	1.0	1542	$750	$0.49	5d	1	0.53mi
1432 Spring Valley Ln Stone Mountain, GA	2.0	2.0	1650	$1,900	$1.15	5d	1	1.06mi
1576 Carolyn Dr Stone Mountain, GA	1.0	1.0	2500	$815	$0.33	43d	1	1.17mi
5112 Miller Rd SW Unit Ind Adult Bedrooms Lilburn, GA	1.0	1.0	3000	$775	$0.26	18d	1	1.41mi
1446 Lilburn Stone Mountain Rd Stone Mountain, GA	1.0	1.0	2290	$825	$0.36	5d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $375,000 Active 27 DOM
2. 2026-06-17
   days on market $375,000 Active 26 DOM
3. 2026-06-16
   days on market $375,000 Active 25 DOM
4. 2026-06-15
   days on market $375,000 Active 24 DOM
5. 2026-06-13
   days on market $375,000 Active 22 DOM
6. 2026-06-09
   days on market $375,000 Active 18 DOM
7. 2026-06-08
   days on market $375,000 Active 17 DOM
8. 2026-06-07
   days on market $375,000 Active 16 DOM
9. 2026-06-04
   days on market $375,000 Active 13 DOM
10. 2026-06-03
    days on market $375,000 Active 12 DOM
11. 2026-06-02
    days on market $375,000 Active 11 DOM
12. 2026-06-01
    days on market $375,000 Active 10 DOM
13. 2026-05-31
    days on market $375,000 Active 9 DOM
14. 2026-05-22
    listed $375,000 Active

    Show marketing remark (1321 chars)

    Welcome home to this beautifully updated split-level gem located in the highly sought-after Parkview High School district, also zoned for Trickum Middle School and Camp Creek Elementary School. Freshly painted inside and out, this move-in ready home combines modern updates with flexible living spaces and timeless charm - all with no HOA. The upper level features 3 spacious bedrooms and 2 full bathrooms, including a private owner's suite with an en suite bath and double vanity. On the main level, enjoy an inviting family room, dining area, and updated kitchen complete with granite countertops and brand-new appliances. Step outside to the private back deck, perfect for entertaining or relaxing, while the generous front porch overlooks the large front yard and adds welcoming curb appeal. The lower level offers exceptional versatility with a second family room featuring a cozy fireplace, an additional bedroom, and a full bathroom - ideal for guests, multi-generational living, or a private office setup. With its own exterior entrance leading to the patio and driveway, the lower level provides added privacy and convenience. Additional highlights include new flooring throughout, updated kitchens and bathrooms, and spacious indoor and outdoor living areas in an established community with no HOA restrictions.

15. 2026-05-22
    listed $375,000 New 1321-char remark

    Show marketing remark (1321 chars)

    Welcome home to this beautifully updated split-level gem located in the highly sought-after Parkview High School district, also zoned for Trickum Middle School and Camp Creek Elementary School. Freshly painted inside and out, this move-in ready home combines modern updates with flexible living spaces and timeless charm - all with no HOA. The upper level features 3 spacious bedrooms and 2 full bathrooms, including a private owner's suite with an en suite bath and double vanity. On the main level, enjoy an inviting family room, dining area, and updated kitchen complete with granite countertops and brand-new appliances. Step outside to the private back deck, perfect for entertaining or relaxing, while the generous front porch overlooks the large front yard and adds welcoming curb appeal. The lower level offers exceptional versatility with a second family room featuring a cozy fireplace, an additional bedroom, and a full bathroom - ideal for guests, multi-generational living, or a private office setup. With its own exterior entrance leading to the patio and driveway, the lower level provides added privacy and convenience. Additional highlights include new flooring throughout, updated kitchens and bathrooms, and spacious indoor and outdoor living areas in an established community with no HOA restrictions.

16. 2004-04-12
    soldstatus $140,000
17. 1976-02-01
    soldstatus $39,500

ⓘ 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: $3,416 · $285/mo
• Projected year-2 tax: $3,450 · $288/mo
• Expected delta: +$34/yr (+$3/mo · 1.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $12,643
• − Mortgage interest: −$21,006
• − Property taxes: −$3,416
• − Insurance: −$1,875
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$10,909
• Taxable loss: −$26,585
• Est. tax savings @ 24.0%: +$6,381
• After-tax cash flow: $-12,521/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: Gwinnett County
• NCES district ID: 1302550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $62,416
• Composite: 36.5/100
• National rank: #4648
• State rank: #32 of 174 in GA

Livability — Mountain Park

• Score: 73/100
• State rank: #54
• US rank: #5313

Category grades

Amenities D- Commute F Cost of living B Crime B+ Employment A+ Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Park, GA
• County: Dekalb County · 782,738 people
• 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 (Gwinnett County) Hauer SSP2

• Today (2025): 1,106,028 people
• By 2030: 1,211,414 · +9.5%
• By 2040: 1,422,277 · +28.6%
• By 2050: 1,623,204 · +46.8%
• By 2075: 2,105,240 · +90.3%
• By 2100: 2,443,321 · +120.9%

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 · Gwinnett

• 2024 margin: D (+16.5) · D 57.6% · R 41.1% · Other 1.2%
• 2008→2024 swing: +26.8pp toward D · 2008: -10.2pp · 2024: 16.5pp
• All cycles: 2024: D+16.5 2020: D+18.3 2016: D+5.8 2012: R+9.4 2008: R+10.2

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

+849.4% since first listed

4 events — show timeline

• 2026-05-22 Listed $375,000 GAMLS
• 2026-05-22 Listed $375,000 FMLS
• 2004-04-12 Sold (Public Records) $140,000 Public Records
• 1976-02-01 Sold (Public Records) $39,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,416 · -3.9% YoY. Source: county tax records.