5615 Pennybrook Ct · Stone Mountain, GA 30087

$185,000

3 bd · 2.5 ba · 1,592 sqft · SingleFamily public records · 84 Days on market

Built 1985 7,840 sqft lot $116/sqft · 34% below area Est $281k · 34% under ↓ 20% since listing

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Why this score? — see what drove the C- 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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-story traditional home offers great potential with a little TLC. It includes a formal living room with a fireplace, a separate dining room, and a spacious eat-in kitchen. Located in a quiet, mature, and well-maintained neighborhood, itCOs a great opportunity to create your dream home.

Key facts

• Separate dining room
• Formal living room
• Quiet neighborhood

Tags

• FORMAL LIVING ROOM
• SEPARATE DINING ROOM
• SPACIOUS EAT-IN KITCHEN
• QUIET NEIGHBORHOOD
• WELL-MAINTAINED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.1% in Stone Mountain — 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 79/100 on livability (#11 in GA, #1,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• 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 (+1.3%/yr); 246 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 84 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: moderate wind risk, 25% 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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 7.8

CMA / ARV

• ARV (median comp): $280,890
• List price: $185,000
• Delta: -34.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Ryan Pl	0.11mi	3/2.5	1,676 (+5%)	2mo	$140,000	$84	84
5515 Pennybrook Trl	0.15mi	3/2.5	1,588 (-0%)	11mo	$280,000	$176	84
508 Jaywood Dr	0.47mi	3/2.5	1,584 (-0%)	10mo	$249,900	$158	69
643 Woodsong Ln	0.43mi	3/2.0	1,625 (+2%)	8mo	$245,000	$151	68
459 Orchard Dr	0.39mi	3/2.5	1,549 (-3%)	13mo	$285,000	$184	67
589 Catrina Ct	0.10mi	3/2.0	1,404 (-12%)	13mo	$194,000	$138	63
5848 Navarre Ct	0.61mi	3/2.0	1,516 (-5%)	7mo	$220,000	$145	56
425 Orchard Dr	0.46mi	4/3.0 (+1)	1,500 (-6%)	11mo	$249,900	$167	53
482 Maid Marion Ln	0.55mi	3/2.5	1,776 (+12%)	4mo	$260,000	$146	52
446 Jaywood Dr	0.40mi	3/2.0	1,374 (-14%)	8mo	$245,000	$178	50
5393 Ridge Forest Dr	0.60mi	4/2.0 (+1)	1,536 (-4%)	13mo	$270,000	$176	48
5370 Ridge Forest Dr	0.66mi	3/2.0	1,400 (-12%)	1mo	$224,000	$160	46

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-26,187
• Equity at exit: $27,584

10-year hold

• IRR: -9.0%
• Equity multiple: 0.49×
• Total profit: $-26,438
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$970
• Tax from tax record: −$403 /mo · $4,832/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $110

Break-even live

Break-even rent $1,835

Max offer price $185,000

Occupancy floor 89%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5612 Pennybrook Ct Stone Mountain, GA	3.0	2.0	1364	$1,941	$1.42	12d	1	0.02mi
524 Julius Dr Stone Mountain, GA	3.0	2.0	1780	$1,795	$1.01	43d	1	0.21mi
450 Pennybrook Dr Stone Mountain, GA	3.0	2.0	1404	$1,750	$1.25	24d	1	0.26mi
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	21d	1	0.29mi
779 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1458	$2,045	$1.40	4d	1	0.53mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	11d	1	0.54mi
697 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1576	$1,650	$1.05	43d	1	0.54mi
5370 Zachary Dr Stone Mountain, GA	4.0	2.0	1556	$1,150	$0.74	24d	1	0.59mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	2d	1	0.65mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	15d	1	0.66mi
5353 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	5d	1	0.67mi
5351 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	5d	1	0.68mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	5d	1	0.69mi
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	4d	1	0.70mi
768 Fourth St Stone Mountain, GA	3.0	2.0	1200	$2,100	$1.75	5d	1	0.72mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	43d	1	0.72mi
5280 Ridge Forest Dr Stone Mountain, GA	2.0	2.5	1170	$1,325	$1.13	43d	1	0.73mi
5290 Stonebush Ter Unit A Stone Mountain, GA	2.0	2.5	1200	$1,450	$1.21	18d	1	0.80mi
5308 Omalley Ln Stone Mountain, GA	4.0	2.5	1950	$1,949	$1.00	43d	1	0.98mi
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	43d	1	1.03mi
651 Mincey Woods Ct Stone Mountain, GA	3.0	2.0	2188	$2,150	$0.98	43d	1	1.07mi
427 Chanterelle Dr Stone Mountain, GA	3.0	2.5	1608	$1,650	$1.03	2d	1	1.14mi
827 San Miguel Dr Stone Mountain, GA	3.0	2.0	1272	$1,550	$1.22	16d	1	1.29mi
1150 Rankin St Stone Mountain, GA	2.0–3.0	2.5	1437	$1,850	$1.29	43d	2	1.37mi
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	43d	1	1.38mi
1150 Rankin St Stone Mountain, GA	2.0	2.5	1495	$1,850	$1.24	24d	1	1.40mi
1047 Ridge Ave Stone Mountain, GA	3.0	1.0	1402	$2,150	$1.53	24d	1	1.43mi

Listing history 8 events

1. 2026-03-04
   listed $185,000 New 292-char remark

   Show marketing remark (292 chars)

   This 2-story traditional home offers great potential with a little TLC. It includes a formal living room with a fireplace, a separate dining room, and a spacious eat-in kitchen. Located in a quiet, mature, and well-maintained neighborhood, itCOs a great opportunity to create your dream home.

2. 2026-03-03
   listed $185,000 Active 297-char remark

   Show marketing remark (297 chars)

   This 2-story traditional home offers great potential with a little TLC. It includes a formal living room with a fireplace, a separate dining room, and a spacious eat-in kitchen. Located in a quiet, mature, and well-maintained neighborhood, it’s a great opportunity to create your dream home.

3. 2025-07-31
   historical
4. 2025-07-31
   historical
5. 2025-04-17
   price $219,000
6. 2025-04-17
   price $219,000
7. 2025-01-29
   listed $230,000 New
8. 2025-01-29
   listed $230,000 Active

ⓘ 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: $4,832 · $403/mo
• Projected year-2 tax: $4,832 · $403/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 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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,688
• − Mortgage interest: −$10,363
• − Property taxes: −$4,832
• − Insurance: −$925
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$5,382
• Taxable loss: −$1,604
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,699/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 — Stone Mountain

• Score: 79/100
• State rank: #11
• US rank: #1977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 130,941
• 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 (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 0.56)
• 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 · 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: ▼ -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

-19.6% since first listed

8 events — show timeline

• 2026-03-04 Listed $185,000 GAMLS
• 2026-03-03 Listed $185,000 FMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-04-17 Price Changed $219,000 FMLS
• 2025-04-17 Price Changed $219,000 GAMLS
• 2025-01-29 Listed $230,000 FMLS
• 2025-01-29 Listed $230,000 GAMLS

Property tax history

+4.3%/yr

Latest (2025): $4,832 · -2.3% YoY. Source: county tax records.