3233 Wyndham Park Ln · Stonecrest, GA 30034

$420,000

4 bd · 2.5 ba · 3,523 sqft · SingleFamily public records · 28 Days on market

Built 1992 0.35 ac lot Est $321k · 31% over $33/mo HOA · 1% of rent

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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).

• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Location. Professional Photos coming. Close to expressway, shopping and schools. Lots of extra storage within the home. Several closets are expanded in size. Extra large laundry room. Open floor plan great for entertaining. Sun room with garden view. Well maintained. Have to see to truly appreciate.

Key facts

• Close to schools
• Extra storage
• Expanded closets

Tags

• CLOSE TO EXPRESSWAY
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• EXTRA STORAGE
• EXPANDED CLOSETS
• EXTRA LARGE LAUNDRY ROOM

Property features AI

Finance

• Other: Asphalt road frontage on a city street; Directions available
• HOA & community: Homeowners association with $200 annual fee

Exterior

• Parking: Garage (2 spaces total)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Sewer available; Water available
• Home design: Two levels; Brick-front construction; Slab foundation; Asbestos shingle roof
• Construction: Brick front construction; Slab foundation; Asbestos shingle roof
• Exterior features: Private yard; Storage; Glass-enclosed patio/porch; Wood fencing; Shed(s) on property

Interior

• Kitchen: Breakfast bar; Breakfast room; Stained cabinets; Non-standard/other countertops; Pantry; Kitchen opens to family room; Dishwasher
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Bedroom features: Other
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity, soaking tub, vaulted ceiling
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Bookcases; Crown molding; Double vanity in bathrooms; Two-story entrance foyer; High 9-ft ceilings on main level; His and hers closets; Walk-in closets; Double-pane windows; Factory-built fireplace
• Laundry & utility: Main-level laundry room with sink; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $331k (21.1% below list).
• Recommended offer: $331k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 F — 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: Browns Mill Elementary School (math 5% / reading 24%, grade F, #988 of 1,228 statewide, top 81%, 383 students, 100% FRL); Southwest Dekalb High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,307 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 (+2.2%/yr); 355 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).
• At $3,312/mo this rent would consume 63% of the median local household income ($64k/yr) (locally 1659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 28 days — a 2% lower offer ($414k) 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 $66k; list at $420k implies a 536% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $331,183 (21.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $320,593
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3235 Wyndham Park Ct	0.08mi	4/2.5	3,075 (-13%)	4mo	$279,000	$91	72
4122 Windsor Castle Way	0.47mi	3/2.0 (-1)	3,748 (+6%)	8mo	$270,000	$72	54
3361 Hollow Tree Dr	0.51mi	5/2.5 (+1)	3,382 (-4%)	22mo	$274,500	$81	46
3132 Riders Trl	0.72mi	5/3.0 (+1)	3,197 (-9%)	8mo	$384,000	$120	37
2953 Arbor Pl	0.71mi	3/2.5 (-1)	3,110 (-12%)	20mo	$445,000	$143	25

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-63,872
• Equity at exit: $62,623

10-year hold

• IRR: -8.2%
• Equity multiple: 0.50×
• Total profit: $-58,217
• Equity at exit: $36,314

Cash invested: $117,600 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 355
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,312 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$175
• HOA: −$33
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $111

Break-even live

Break-even rent $3,171

Max offer price $420,000

Occupancy floor 92%

Sensitivity live

Price	-10% $349	-5% $230	+0% $111	+5% $-8	+10% $-126
Rent	-10% $-150	-5% $-19	+0% $111	+5% $242	+10% $373
Rate	-1.0pp $323	-0.5pp $218	base $111	+0.5pp $3	+1.0pp $-108

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3170 Sherwood Oaks Ct Decatur, GA	4.0	2.5	2987	$3,200	$1.07	0d	1	0.31mi
2884 Thompson Cir Decatur, GA	4.0	3.5	2868	$6,400	$2.23	25d	1	0.89mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 18 events

1. 2026-06-21
   days on market $420,000 Active 28 DOM
2. 2026-06-18
   days on market $420,000 Active 25 DOM
3. 2026-06-17
   days on market $420,000 Active 24 DOM
4. 2026-06-16
   days on market $420,000 Active 23 DOM
5. 2026-06-15
   days on market $420,000 Active 22 DOM
6. 2026-06-13
   days on market $420,000 Active 20 DOM
7. 2026-06-09
   days on market $420,000 Active 16 DOM
8. 2026-06-08
   days on market $420,000 Active 15 DOM
9. 2026-06-07
   days on market $420,000 Active 14 DOM
10. 2026-06-04
    remarks 490-char remark
11. 2026-06-04
    days on market $420,000 Active 11 DOM
12. 2026-06-03
    days on market $420,000 Active 10 DOM
13. 2026-06-02
    days on market $420,000 Active 9 DOM
14. 2026-06-01
    days on market $420,000 Active 8 DOM
15. 2026-05-31
    days on market $420,000 Active 7 DOM
16. 2026-05-21
    listed $420,000 New 318-char remark

    Show marketing remark (318 chars)

    Location Location. Professional Photos coming. Close to expressway, shopping and schools. Lots of extra storage within the home. Several closets are expanded in size. Extra large laundry room. Open floor plan great for entertaining. Sun room with garden view. Well maintained. Have to see to truly appreciate.

17. 2026-05-21
    listed $420,000 Active

    Show marketing remark (318 chars)

    Location Location. Professional Photos coming. Close to expressway, shopping and schools. Lots of extra storage within the home. Several closets are expanded in size. Extra large laundry room. Open floor plan great for entertaining. Sun room with garden view. Well maintained. Have to see to truly appreciate.

18. 1991-12-09
    soldstatus $66,000

ⓘ 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: $1,134 · $94/mo
• Projected year-2 tax: $3,864 · $322/mo
• Expected delta: +$2,730/yr (+$228/mo · 240.8%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $39,742
• − Mortgage interest: −$23,527
• − Property taxes: −$1,134
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,179
• − Management: −$3,179
• − HOA: −$396
• − Depreciation: −$12,218
• Taxable loss: −$5,991
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $2,774/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: Dekalb County · 782,738 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 93% English-only · Spanish 2% 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+536.4% since first listed

3 events — show timeline

• 2026-05-21 Listed $420,000 FMLS
• 2026-05-21 Listed $420,000 GAMLS
• 1991-12-09 Sold (Public Records) $66,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $1,134 · -8.3% YoY. Source: county tax records.