2749 Hutch Dr · Stonecrest, GA 30034

$179,999

3 bd · 2.0 ba · 1,465 sqft · SingleFamily public records · 46 Days on market

Built 1962 0.54 ac lot $123/sqft · 36% below area Est $282k · 36% under

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Why this score? — see what drove the B- 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.0/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick ranch on a large, level half acre+ lot in an established Decatur neighborhood. This 3 bedroom, 2 bath ranch offers great bones and plenty of potential for your personal touch. Original hardwood floors, natural light throughout and a large, level backyard perfect for outdoor living or expansion. Ideal for investors or buyers looking to renovate and build equity.

Key facts

• Level half acre lot
• Large level backyard
• Brick ranch

Tags

• BRICK RANCH
• LEVEL HALF ACRE LOT
• ORIGINAL HARDWOOD FLOORS
• LARGE LEVEL BACKYARD

Property features AI

Finance

• HOA & community: Near schools; Near shopping

Exterior

• Parking: 2-space carport; Carport parking and open parking available; Level driveway; Kitchen-level parking
• Utilities: Public water; Septic tank; Cable available; Electricity available; Natural gas available; Phone available; Sewer available
• Home design: One-level home; Brick 4 sides construction; Composition roof; Resale condition; Accessible approach with ramp and grip-accessible features
• Construction: Brick 4 sides; Composition roof; Crawl space foundation
• Exterior features: Back yard fencing

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator; Stained cabinets
• Bedrooms: 3 bedrooms on the main level; Primary bedroom located on the main level
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; Primary bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Disappearing attic stairs; High-speed internet; No common walls; 2 fireplaces (one in family room)
• Laundry & utility: Crawl space basement access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 B — 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/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 $5k 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 46 days — a 3% lower offer ($175k) 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 $38k; list at $180k implies a 374% 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 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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: 1.10% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $281,952
• List price: $179,999
• Delta: -36.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4515 Wonder Valley Trl	0.44mi	3/1.5	1,377 (-6%)	10mo	$197,500	$143	59
4817 Huntsman Bnd	0.24mi	3/2.0	1,643 (+12%)	14mo	$240,000	$146	56
4647 Wonder Valley Trl	0.68mi	3/2.0	1,656 (+13%)	11mo	$312,000	$188	37
4512 Yorkdale Dr	0.71mi	3/2.0	1,322 (-10%)	22mo	$217,000	$164	32
2963 Thompson Cir	0.67mi	4/2.0 (+1)	1,656 (+13%)	13mo	$211,000	$127	31

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-596
• Equity at exit: $26,838

10-year hold

• IRR: 8.5%
• Equity multiple: 1.63×
• Total profit: $31,642
• Equity at exit: $15,563

Cash invested: $50,400 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 355
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$944
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $475

Break-even live

Break-even rent $1,372

Max offer price $179,999

Occupancy floor 71%

Sensitivity live

Price	-10% $577	-5% $526	+0% $475	+5% $424	+10% $373
Rent	-10% $319	-5% $397	+0% $475	+5% $553	+10% $631
Rate	-1.0pp $566	-0.5pp $521	base $475	+0.5pp $428	+1.0pp $381

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,233	$1.22	0d	3	0.21mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	44d	1	0.26mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	0.35mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	0.36mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	25d	1	0.37mi
10 Friendly Hills Dr Decatur, GA	2.0	2.0	994	$1,534	$1.54	25d	1	0.56mi
4421 Wellington Ter Decatur, GA	3.0	2.5	1704	$1,880	$1.10	0d	1	0.64mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	3d	1	0.66mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	0d	1	0.93mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	4d	1	1.02mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,600	$1.43	25d	1	1.03mi
4116 Snapfinger Way Decatur, GA	4.0	2.0	1334	$1,719	$1.29	44d	1	1.05mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	25d	1	1.06mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	44d	1	1.07mi
2347 Greenway Dr Decatur, GA	3.0	2.0	1200	$1,975	$1.65	25d	1	1.08mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	1.13mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	1.16mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	44d	1	1.21mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	13d	1	1.21mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	13d	1	1.23mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	13d	1	1.26mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	44d	1	1.27mi
4010 Emerald Lake Dr Decatur, GA	2.0	2.0	1177	$1,500	$1.27	44d	1	1.28mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	44d	1	1.31mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	21d	1	1.32mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	44d	1	1.35mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	44d	1	1.38mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	44d	1	1.39mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	2d	18	1.42mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	25d	1	1.43mi
4085 Canby Ln Decatur, GA	4.0	2.0	1400	$1,650	$1.18	44d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $179,999 Active 46 DOM
2. 2026-06-18
   days on market $179,999 Active 43 DOM
3. 2026-06-17
   days on market $179,999 Active 42 DOM
4. 2026-06-16
   days on market $179,999 Active 41 DOM
5. 2026-06-15
   days on market $179,999 Active 40 DOM
6. 2026-06-13
   days on market $179,999 Active 38 DOM
7. 2026-06-09
   days on market $179,999 Active 34 DOM
8. 2026-06-08
   days on market $179,999 Active 33 DOM
9. 2026-06-07
   days on market $179,999 Active 32 DOM
10. 2026-06-04
    days on market $179,999 Active 29 DOM
11. 2026-06-03
    days on market $179,999 Active 28 DOM
12. 2026-06-02
    days on market $179,999 Active 27 DOM
13. 2026-06-01
    days on market $179,999 Active 26 DOM
14. 2026-05-31
    days on market $179,999 Active 25 DOM
15. 2026-05-06
    listed $179,999 Active 375-char remark

    Show marketing remark (375 chars)

    Solid brick ranch on a large, level half acre+ lot in an established Decatur neighborhood. This 3 bedroom, 2 bath ranch offers great bones and plenty of potential for your personal touch. Original hardwood floors, natural light throughout and a large, level backyard perfect for outdoor living or expansion. Ideal for investors or buyers looking to renovate and build equity.

16. 2026-05-06
    listed $179,999 New 375-char remark

    Show marketing remark (375 chars)

    Solid brick ranch on a large, level half acre+ lot in an established Decatur neighborhood. This 3 bedroom, 2 bath ranch offers great bones and plenty of potential for your personal touch. Original hardwood floors, natural light throughout and a large, level backyard perfect for outdoor living or expansion. Ideal for investors or buyers looking to renovate and build equity.

17. 1978-06-01
    soldstatus $38,000

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$879/yr (+$73/mo · 113.2%)

ⓘ 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 6 d/yr ≥105°F today · 14 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: $23,676
• − Mortgage interest: −$10,083
• − Property taxes: −$777
• − Insurance: −$900
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$5,236
• Taxable income: $2,892
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $5,006/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

+373.7% since first listed

3 events — show timeline

• 2026-05-06 Listed $179,999 FMLS
• 2026-05-06 Listed $179,999 GAMLS
• 1978-06-01 Sold (Public Records) $38,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $777 · -4.6% YoY. Source: county tax records.