5914 Sutcliff Sq · Stonecrest, GA 30058

$24,990

2 bd · 2.0 ba · 1,038 sqft · Condo public records · 141 Days on market

Built 1973 $24/sqft · 60% below area $171/mo HOA · 11% of rent ↓ 19% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman / contractor special. This unit special for DIY people. Kitchen and bathrooms need rehab. Bedrooms and living room just need very minor work. Get your tools ready and lets get to work. Newly rehabbed units are valued and sold over $60K. Rentals in the area $1300 section8. PRICED TO SELL. Motivated seller but this is not a distressed sale. No wholesalers / liquidators!

Key facts

• $171 HOA
• 2 parking spots
• Built 1973

🏷️ Possibly a rental listed for sale. The $24,990 price doesn't fit this home's estimated sale value (~$62,751) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $25k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 49.2% 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 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.
• Market conditions: Rents rising (+1.2%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/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 $172 of loan paydown is wiped out by about $750 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 6.27% ✓
• Cap rate: 49.19%
• Cash-on-cash: 153.19%
• DSCR: 7.82
• GRM: 1.3

CMA / ARV

• ARV (median comp): $62,751
• List price: $24,990
• Delta: -60.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.17×
• Total profit: $50,156
• Equity at exit: $3,726

10-year hold

• IRR: —
• Equity multiple: 16.19×
• Total profit: $106,315
• Equity at exit: $2,161

Cash invested: $6,997 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 435
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$171
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $893

Break-even live

Break-even rent $435

Max offer price $24,990

Occupancy floor 38%

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: $6,248
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	43d	1	0.07mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	5d	1	0.37mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	22d	1	0.39mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	43d	1	0.39mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,325	$1.18	43d	1	0.43mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,436	$1.28	1d	11	0.48mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	18d	1	0.49mi
6256 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	990	$1,349	$1.36	43d	1	0.52mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	12d	1	0.56mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	43d	1	0.56mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	24d	1	0.57mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.63mi
564 Hillandale Park Dr Lithonia, GA	2.0	2.0	1150	$2,250	$1.96	43d	1	0.64mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.73mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	24d	1	0.74mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	43d	1	0.75mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.77mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	43d	1	0.77mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	43d	1	0.79mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,308	$1.16	1d	15	0.81mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	16d	1	0.82mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.82mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,399	$1.78	1d	17	0.82mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.83mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	17d	1	0.83mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	43d	1	0.83mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.83mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	43d	1	0.84mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,570	$1.16	5d	1	0.85mi
2347 Wellington Cir Lithonia, GA	2.0	2.0	952	$1,500	$1.58	16d	1	0.85mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	0.86mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	43d	1	0.87mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	18d	1	0.88mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	5d	1	0.89mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	10d	1	0.91mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	24d	1	0.91mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	20d	1	0.91mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	43d	1	0.95mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	43d	1	0.95mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.95mi

HOA detail condo

• Monthly dues: $171 · $2,052/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-18
   days on market $24,990 Active 141 DOM
2. 2026-06-17
   statusdays on market $24,990 Active 140 DOM
3. 2026-06-16
   days on market $24,990 Price Change 139 DOM
4. 2026-06-15
   pricestatusdays on market $24,990 Price Change 138 DOM
5. 2026-06-13
   days on market $28,490 Active 136 DOM
6. 2026-06-09
   days on market $28,490 Active 132 DOM
7. 2026-06-08
   days on market $28,490 Active 131 DOM
8. 2026-06-07
   days on market $28,490 Active 130 DOM
9. 2026-06-04
   days on market $28,490 Active 127 DOM
10. 2026-06-03
    days on market $28,490 Active 126 DOM
11. 2026-06-02
    days on market $28,490 Active 125 DOM
12. 2026-06-01
    days on market $28,490 Active 124 DOM
13. 2026-05-31
    days on market $28,490 Active 123 DOM
14. 2026-04-16
    price $28,490 382-char remark

    Show marketing remark (382 chars)

    Handyman / contractor special. This unit special for DIY people. Kitchen and bathrooms need rehab. Bedrooms and living room just need very minor work. Get your tools ready and lets get to work. Newly rehabbed units are valued and sold over $60K. Rentals in the area $1300 section8. PRICED TO SELL. Motivated seller but this is not a distressed sale. No wholesalers / liquidators!

15. 2026-03-10
    price $29,490 382-char remark

    Show marketing remark (382 chars)

    Handyman / contractor special. This unit special for DIY people. Kitchen and bathrooms need rehab. Bedrooms and living room just need very minor work. Get your tools ready and lets get to work. Newly rehabbed units are valued and sold over $60K. Rentals in the area $1300 section8. PRICED TO SELL. Motivated seller but this is not a distressed sale. No wholesalers / liquidators!

16. 2026-01-28
    listed $29,990 New 382-char remark

    Show marketing remark (382 chars)

    Handyman / contractor special. This unit special for DIY people. Kitchen and bathrooms need rehab. Bedrooms and living room just need very minor work. Get your tools ready and lets get to work. Newly rehabbed units are valued and sold over $60K. Rentals in the area $1300 section8. PRICED TO SELL. Motivated seller but this is not a distressed sale. No wholesalers / liquidators!

17. 2026-01-19
    historical
18. 2025-12-10
    status Back On Market
19. 2025-12-05
    status Under Contract
20. 2025-10-27
    historical
21. 2025-10-25
    status Back On Market
22. 2025-10-14
    listed $51,900 New
23. 2025-09-25
    historical On Hold
24. 2025-09-12
    price $55,990
25. 2025-07-09
    price $63,990
26. 2025-07-03
    price $73,990
27. 2024-10-18
    status New
28. 2024-10-15
    historical
29. 2024-10-14
    listed $79,990 New
30. 2018-05-08
    historical
31. 2017-12-28
    price $35,000
32. 2017-11-22
    status Back on Market
33. 2017-11-20
    status Under Contract
34. 2017-11-07
    listed $30,000 New
35. 2017-03-23
    soldstatus $21,500 Sold
36. 2017-03-22
    status Under Contract
37. 2017-03-13
    soldstatus $21,500
38. 2017-02-15
    price $21,500
39. 2016-11-22
    listed $26,500 New
40. 1998-06-30
    soldstatus $35,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $18,789
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − HOA: −$2,052
• − Depreciation: −$727
• Taxable income: $11,105
• Est. tax owed @ 24.0%: −$2,665
• After-tax cash flow: $8,054/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: Dekalb County · 782,738 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,614
• Household income: $61,684
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 3471.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 3% White 3% Two or more races 3%
• Common ancestry: Hispanic 0%
• Foreign-born: 12% · Canada, United Kingdom
• 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: ▼ -60.90%
• Current HPI: 224.0366
• Rent YoY: ▲ 1.18%
• 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

-18.6% since first listed

27 events — show timeline

• 2026-04-16 Price Changed $28,490 GAMLS
• 2026-03-10 Price Changed $29,490 GAMLS
• 2026-01-28 Listed $29,990 GAMLS
• 2026-01-19 Listing Removed — GAMLS
• 2025-12-10 Relisted — GAMLS
• 2025-12-05 Pending — GAMLS
• 2025-10-27 Listing Removed — GAMLS
• 2025-10-25 Relisted — GAMLS
• 2025-10-14 Listed $51,900 GAMLS
• 2025-09-25 Delisted — GAMLS
• 2025-09-12 Price Changed $55,990 GAMLS
• 2025-07-09 Price Changed $63,990 GAMLS
• 2025-07-03 Price Changed $73,990 GAMLS
• 2024-10-18 Relisted — GAMLS
• 2024-10-15 Listing Removed — GAMLS
• 2024-10-14 Listed $79,990 GAMLS
• 2018-05-08 Listing Removed — GAMLS
• 2017-12-28 Price Changed $35,000 GAMLS
• 2017-11-22 Relisted — GAMLS
• 2017-11-20 Pending — GAMLS
• 2017-11-07 Listed $30,000 GAMLS
• 2017-03-23 Sold (MLS) $21,500 GAMLS
• 2017-03-22 Pending — GAMLS
• 2017-03-13 Sold (Public Records) $21,500 Public Records
• 2017-02-15 Price Changed $21,500 GAMLS
• 2016-11-22 Listed $26,500 GAMLS
• 1998-06-30 Sold (Public Records) $35,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,501 · -8.9% YoY. Source: county tax records.