3110 Water Brook Dr SW · Stonecrest, GA 30094

$249,900

3 bd · 2.5 ba · 1,301 sqft · SingleFamily public records · 13 Days on market

Built 2001 1.43 ac lot

---

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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• DSCR +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sale!! Nicely maintained split-foyer home that offers the perfect balance of comfort, space, and style. With 4 generously sized bedrooms and 2 full bathrooms, this home provides plenty of room for family living and entertaining. Upstairs, an oversized living room filled with natural light creates a welcoming atmosphere and flows effortlessly into the dining area and kitchen-ideal for both everyday living and hosting guests. The primary bedroom is conveniently located just off the living room and includes a private ensuite bathroom with a separate shower. Large window in the eat-in kitchen allows quiet mornings while looking at nature. Or use of private deck is the perfect space for relaxing or private outdoor grilling. Great home. Great location. Great price. Make your appointment today! Third party approval will be required.

Key facts

• Private deck
• Eat-in kitchen
• Split-foyer home

Tags

• SPLIT-FOYER HOME
• OVERSIZED LIVING ROOM
• PRIVATE ENSUITE BATHROOM
• EAT-IN KITCHEN
• PRIVATE DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.8% below list).
• Recommended offer: $216k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Murphey Candler Elementary School (math 2% / reading 17%, grade F, #1,092 of 1,228 statewide, top 91%, 528 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.
• Market conditions: Rents rising fast (+4.2%/yr); 388 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,529 (13.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.86% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.34×
• Total profit: $-46,270
• Equity at exit: $37,261

10-year hold

• IRR: -8.7%
• Equity multiple: 0.43×
• Total profit: $-40,039
• Equity at exit: $21,607

Cash invested: $69,972 (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 30094

• Rents YoY: 4.2%
• Active inventory: 388
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$420 /mo · $5,043/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-132

Break-even live

Break-even rent $2,323

Max offer price $226,550

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-61	+0% $-132	+5% $-203	+10% $-274
Rent	-10% $-302	-5% $-217	+0% $-132	+5% $-47	+10% $38
Rate	-1.0pp $-6	-0.5pp $-69	base $-132	+0.5pp $-197	+1.0pp $-263

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7062 Mimosa Blf Lithonia, GA	3.0	2.5	1512	$2,100	$1.39	45d	1	1.26mi
7062 Mimosa Blf Lithonia, GA	3.0	2.5	1512	$1,950	$1.29	18d	1	1.26mi
7055 Mimosa Blf Lithonia, GA	3.0	2.5	1467	$1,995	$1.36	7d	1	1.26mi
7055 Mimosa Blf Lithonia, GA	3.0	2.5	1467	$1,995	$1.36	45d	1	1.26mi
3499 Lakeview Crk Lithonia, GA	3.0	2.5	1470	$2,100	$1.43	45d	1	1.31mi

Listing history 15 events

1. 2026-04-03
   status Under Contract 849-char remark

   Show marketing remark (849 chars)

   Priced to sale!! Nicely maintained split-foyer home that offers the perfect balance of comfort, space, and style. With 4 generously sized bedrooms and 2 full bathrooms, this home provides plenty of room for family living and entertaining. Upstairs, an oversized living room filled with natural light creates a welcoming atmosphere and flows effortlessly into the dining area and kitchen-ideal for both everyday living and hosting guests. The primary bedroom is conveniently located just off the living room and includes a private ensuite bathroom with a separate shower. Large window in the eat-in kitchen allows quiet mornings while looking at nature. Or use of private deck is the perfect space for relaxing or private outdoor grilling. Great home. Great location. Great price. Make your appointment today! Third party approval will be required.

2. 2026-04-03
   status Pending

   Show marketing remark (849 chars)

   Priced to sale!! Nicely maintained split-foyer home that offers the perfect balance of comfort, space, and style. With 4 generously sized bedrooms and 2 full bathrooms, this home provides plenty of room for family living and entertaining. Upstairs, an oversized living room filled with natural light creates a welcoming atmosphere and flows effortlessly into the dining area and kitchen-ideal for both everyday living and hosting guests. The primary bedroom is conveniently located just off the living room and includes a private ensuite bathroom with a separate shower. Large window in the eat-in kitchen allows quiet mornings while looking at nature. Or use of private deck is the perfect space for relaxing or private outdoor grilling. Great home. Great location. Great price. Make your appointment today! Third party approval will be required.

3. 2026-03-11
   listed $249,900 New 849-char remark

   Show marketing remark (849 chars)

   Priced to sale!! Nicely maintained split-foyer home that offers the perfect balance of comfort, space, and style. With 4 generously sized bedrooms and 2 full bathrooms, this home provides plenty of room for family living and entertaining. Upstairs, an oversized living room filled with natural light creates a welcoming atmosphere and flows effortlessly into the dining area and kitchen-ideal for both everyday living and hosting guests. The primary bedroom is conveniently located just off the living room and includes a private ensuite bathroom with a separate shower. Large window in the eat-in kitchen allows quiet mornings while looking at nature. Or use of private deck is the perfect space for relaxing or private outdoor grilling. Great home. Great location. Great price. Make your appointment today! Third party approval will be required.

4. 2026-03-11
   listed $249,900 Active

   Show marketing remark (849 chars)

   Priced to sale!! Nicely maintained split-foyer home that offers the perfect balance of comfort, space, and style. With 4 generously sized bedrooms and 2 full bathrooms, this home provides plenty of room for family living and entertaining. Upstairs, an oversized living room filled with natural light creates a welcoming atmosphere and flows effortlessly into the dining area and kitchen-ideal for both everyday living and hosting guests. The primary bedroom is conveniently located just off the living room and includes a private ensuite bathroom with a separate shower. Large window in the eat-in kitchen allows quiet mornings while looking at nature. Or use of private deck is the perfect space for relaxing or private outdoor grilling. Great home. Great location. Great price. Make your appointment today! Third party approval will be required.

5. 2025-01-30
   soldstatus $260,000
6. 2025-01-28
   soldstatus $260,000 Closed 900-char remark

   Show marketing remark (900 chars)

   Cute and Cozy! This beauty packs a punch for the savvy shopper, featuring four bedrooms and three full baths. The split foyer feature provides separate quarters for a guest suite, entertainment, workspace, or just plain solitude. Located minutes from shopping, dining, and entertainment, Conyers is only 34 minutes from Hartsfield-Jackson Atlanta International Airport. The property boasts an open great room that looks onto the separate dining area. A cozy eat-in kitchen featuring a large window overlooking gorgeous trees, perfect for that morning cup of coffee or tea. The kitchen also features arched doorways leading into the great room. The private deck is the perfect space for entertaining or just hanging out and reading a good book. The lower retreat features a sitting/living room, bedroom, full bathroom, and laundry. Great home. Great location. Great price. Make your appointment today!

7. 2025-01-28
   soldstatus $260,000 Sold

   Show marketing remark (900 chars)

   Cute and Cozy! This beauty packs a punch for the savvy shopper, featuring four bedrooms and three full baths. The split foyer feature provides separate quarters for a guest suite, entertainment, workspace, or just plain solitude. Located minutes from shopping, dining, and entertainment, Conyers is only 34 minutes from Hartsfield-Jackson Atlanta International Airport. The property boasts an open great room that looks onto the separate dining area. A cozy eat-in kitchen featuring a large window overlooking gorgeous trees, perfect for that morning cup of coffee or tea. The kitchen also features arched doorways leading into the great room. The private deck is the perfect space for entertaining or just hanging out and reading a good book. The lower retreat features a sitting/living room, bedroom, full bathroom, and laundry. Great home. Great location. Great price. Make your appointment today!

8. 2024-11-19
   status Under Contract

   Show marketing remark (900 chars)

   Cute and Cozy! This beauty packs a punch for the savvy shopper, featuring four bedrooms and three full baths. The split foyer feature provides separate quarters for a guest suite, entertainment, workspace, or just plain solitude. Located minutes from shopping, dining, and entertainment, Conyers is only 34 minutes from Hartsfield-Jackson Atlanta International Airport. The property boasts an open great room that looks onto the separate dining area. A cozy eat-in kitchen featuring a large window overlooking gorgeous trees, perfect for that morning cup of coffee or tea. The kitchen also features arched doorways leading into the great room. The private deck is the perfect space for entertaining or just hanging out and reading a good book. The lower retreat features a sitting/living room, bedroom, full bathroom, and laundry. Great home. Great location. Great price. Make your appointment today!

9. 2024-11-19
   status Pending 900-char remark

   Show marketing remark (900 chars)

   Cute and Cozy! This beauty packs a punch for the savvy shopper, featuring four bedrooms and three full baths. The split foyer feature provides separate quarters for a guest suite, entertainment, workspace, or just plain solitude. Located minutes from shopping, dining, and entertainment, Conyers is only 34 minutes from Hartsfield-Jackson Atlanta International Airport. The property boasts an open great room that looks onto the separate dining area. A cozy eat-in kitchen featuring a large window overlooking gorgeous trees, perfect for that morning cup of coffee or tea. The kitchen also features arched doorways leading into the great room. The private deck is the perfect space for entertaining or just hanging out and reading a good book. The lower retreat features a sitting/living room, bedroom, full bathroom, and laundry. Great home. Great location. Great price. Make your appointment today!

10. 2024-10-28
    status New

    Show marketing remark (900 chars)

    Cute and Cozy! This beauty packs a punch for the savvy shopper, featuring four bedrooms and three full baths. The split foyer feature provides separate quarters for a guest suite, entertainment, workspace, or just plain solitude. Located minutes from shopping, dining, and entertainment, Conyers is only 34 minutes from Hartsfield-Jackson Atlanta International Airport. The property boasts an open great room that looks onto the separate dining area. A cozy eat-in kitchen featuring a large window overlooking gorgeous trees, perfect for that morning cup of coffee or tea. The kitchen also features arched doorways leading into the great room. The private deck is the perfect space for entertaining or just hanging out and reading a good book. The lower retreat features a sitting/living room, bedroom, full bathroom, and laundry. Great home. Great location. Great price. Make your appointment today!

11. 2024-10-28
    status Active 900-char remark

    Show marketing remark (900 chars)

    Cute and Cozy! This beauty packs a punch for the savvy shopper, featuring four bedrooms and three full baths. The split foyer feature provides separate quarters for a guest suite, entertainment, workspace, or just plain solitude. Located minutes from shopping, dining, and entertainment, Conyers is only 34 minutes from Hartsfield-Jackson Atlanta International Airport. The property boasts an open great room that looks onto the separate dining area. A cozy eat-in kitchen featuring a large window overlooking gorgeous trees, perfect for that morning cup of coffee or tea. The kitchen also features arched doorways leading into the great room. The private deck is the perfect space for entertaining or just hanging out and reading a good book. The lower retreat features a sitting/living room, bedroom, full bathroom, and laundry. Great home. Great location. Great price. Make your appointment today!

12. 2024-10-14
    historical
13. 2024-10-10
    listed $265,000 Active 900-char remark

    Show marketing remark (900 chars)

    Cute and Cozy! This beauty packs a punch for the savvy shopper, featuring four bedrooms and three full baths. The split foyer feature provides separate quarters for a guest suite, entertainment, workspace, or just plain solitude. Located minutes from shopping, dining, and entertainment, Conyers is only 34 minutes from Hartsfield-Jackson Atlanta International Airport. The property boasts an open great room that looks onto the separate dining area. A cozy eat-in kitchen featuring a large window overlooking gorgeous trees, perfect for that morning cup of coffee or tea. The kitchen also features arched doorways leading into the great room. The private deck is the perfect space for entertaining or just hanging out and reading a good book. The lower retreat features a sitting/living room, bedroom, full bathroom, and laundry. Great home. Great location. Great price. Make your appointment today!

14. 2024-10-10
    listed $265,000 New

    Show marketing remark (900 chars)

    Cute and Cozy! This beauty packs a punch for the savvy shopper, featuring four bedrooms and three full baths. The split foyer feature provides separate quarters for a guest suite, entertainment, workspace, or just plain solitude. Located minutes from shopping, dining, and entertainment, Conyers is only 34 minutes from Hartsfield-Jackson Atlanta International Airport. The property boasts an open great room that looks onto the separate dining area. A cozy eat-in kitchen featuring a large window overlooking gorgeous trees, perfect for that morning cup of coffee or tea. The kitchen also features arched doorways leading into the great room. The private deck is the perfect space for entertaining or just hanging out and reading a good book. The lower retreat features a sitting/living room, bedroom, full bathroom, and laundry. Great home. Great location. Great price. Make your appointment today!

15. 1993-05-28
    soldstatus $41,250

ⓘ 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: $5,043 · $420/mo
• Projected year-2 tax: $5,043 · $420/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 18% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $25,863
• − Mortgage interest: −$13,998
• − Property taxes: −$5,043
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$7,270
• Taxable loss: −$5,835
• Est. tax savings @ 24.0%: +$1,400
• After-tax cash flow: $-186/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: Rockdale County · 96,534 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

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 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+505.8% since first listed

15 events — show timeline

• 2026-04-03 Pending — GAMLS
• 2026-04-03 Pending — FMLS
• 2026-03-11 Listed $249,900 FMLS
• 2026-03-11 Listed $249,900 GAMLS
• 2025-01-30 Sold (Public Records) $260,000 Public Records
• 2025-01-28 Sold (MLS) $260,000 GAMLS
• 2025-01-28 Sold (MLS) $260,000 FMLS
• 2024-11-19 Pending — GAMLS
• 2024-11-19 Pending — FMLS
• 2024-10-28 Relisted — GAMLS
• 2024-10-28 Relisted — FMLS
• 2024-10-14 Listing Removed — GAMLS
• 2024-10-10 Listed $265,000 GAMLS
• 2024-10-10 Listed $265,000 FMLS
• 1993-05-28 Sold (Public Records) $41,250 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,043 · +13.1% YoY. Source: county tax records.