3610 Klondike Rd · Stonecrest, GA 30038

$200,000

4 bd · 3.0 ba · 2,596 sqft · SingleFamily public records · 15 Days on market

Built 1944 0.63 ac lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling All Investors! Unique Opportunity Featuring Two Homes On 3+/- Acres with Endless Possibilities! (3610 Klondike Rd) - 4 Bedrooms - 3 Full Baths - 2,596 Sq Ft Ranch - Huge Metal Shop/Workshop - Home Needs Complete Cosmetic Rehab but Offers Incredible Potential. 2 Listings Must Be Sold Together! (3590 Klondike Rd) - 2 Bedrooms - 2 Baths - Basement - Expandable Attic - Detached Garage and Separate Shop - Ready for Renovation and Your Personal Touch. 2 Listings Must Be Sold Together! Asking 200k for both! Create Your Dream Estate, Family Compound, Multi-Generational Living Property, Income-Producing Investment, Or Development Opportunity. Potential Exists to Split the Property and Add Two Additional Lots (Buyer to Verify with County). Properties Are Being Sold As-Is and Require Complete Renovation. Rare Opportunity to Own Multiple Homes, Acreage, Workshops, And Future Building Potential All in One Package. So Many Possibilities! Call Today For Private Showing.

Key facts

• Metal shop
• Separate shop
• Complete renovation

Tags

• 3 ACRES
• METAL SHOP
• EXPANDABLE ATTIC
• DETACHED GARAGE
• SEPARATE SHOP
• COMPLETE RENOVATION

Property features AI

Exterior

• Parking: 2 total parking spaces; Carport with 2 carport spaces
• Utilities: Public water; Septic sewer; Electric service (110 volts); Cable available, electricity available, phone available, water available
• Home design: Single-story home; Fee simple ownership
• Construction: Stone construction; Slab foundation
• Exterior features: Stone exterior; Composition roof; Property listed as fixer; Outbuilding and workshop on the property; Asphalt road frontage on a private road

Interior

• Kitchen: Kitchen with unspecified/other features
• Bedrooms: 4 bedrooms on the main level; Primary suite on the main level; Split bedroom floor plan
• Flooring: Other/unspecified flooring
• Bathrooms: 3 full bathrooms, all on the main level; Master bath listed with other/unspecified features
• Heating & cooling: Central heating; Central air with ceiling fans
• Interior features: Double vanity; High-speed internet; One fireplace in the living room; No shared/common walls
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 C — 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); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-13 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.6%/yr); 320 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($197k) 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.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $428,340
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3466 Plunkett Rd	0.30mi	3/2.5 (-1)	2,430 (-6%)	5mo	$399,900	$165	64
6659 Manoleta Dr	0.70mi	3/3.5 (-1)	2,700 (+4%)	10mo	$359,000	$133	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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $7,941
• Equity at exit: $29,821

10-year hold

• IRR: 14.6%
• Equity multiple: 2.27×
• Total profit: $70,979
• Equity at exit: $17,292

Cash invested: $56,000 (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 30038

• Home prices YoY: -28.0%
• Rents YoY: 4.6%
• Active inventory: 320
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,483 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$260 /mo · $3,121/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $569

Break-even live

Break-even rent $1,762

Max offer price $200,000

Occupancy floor 72%

Sensitivity live

Price	-10% $682	-5% $626	+0% $569	+5% $512	+10% $456
Rent	-10% $373	-5% $471	+0% $569	+5% $667	+10% $765
Rate	-1.0pp $670	-0.5pp $620	base $569	+0.5pp $517	+1.0pp $465

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7095 Gladstone Cir Lithonia, GA	3.0	2.5	2006	$2,100	$1.05	6d	1	0.89mi
3811 River Rock Rd Lithonia, GA	5.0	3.0	3308	$2,810	$0.85	0d	1	1.06mi
7226 Gladstone Cir Lithonia, GA	4.0	2.5	3106	$2,600	$0.84	0d	1	1.11mi
3673 McDaniel Mill Rd Conyers, GA	4.0	3.0	2434	$2,500	$1.03	0d	1	1.27mi
3001 Heritage Villa Dr Unit 3001 Stonecrest, GA	3.0	2.5	2000	$2,400	$1.20	44d	1	1.36mi

Listing history 10 events

1. 2026-06-18
   days on market $200,000 Active 15 DOM
2. 2026-06-17
   days on market $200,000 Active 14 DOM
3. 2026-06-16
   days on market $200,000 Active 13 DOM
4. 2026-06-15
   days on market $200,000 Active 12 DOM
5. 2026-06-13
   days on market $200,000 Active 10 DOM
6. 2026-06-09
   days on market $200,000 Active 6 DOM
7. 2026-06-08
   days on market $200,000 Active 5 DOM
8. 2026-06-07
   days on market $200,000 Active 4 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    listed $200,000 Active 1 DOM

ⓘ 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: $3,121 · $260/mo
• Projected year-2 tax: $3,121 · $260/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $29,792
• − Mortgage interest: −$11,203
• − Property taxes: −$3,121
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$5,818
• Taxable income: $3,883
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $5,897/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): 43,776
• Household income: $73,694
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1168.0

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 (84%)
• Race & ethnicity: Black 84% Two or more races 10% Hispanic / Latino 5% White 4% Asian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -74.98%
• Current HPI: 192.8328
• Rent YoY: ▲ 4.60%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $200,000 FMLS
• 2026-06-03 Listed $200,000 GAMLS

Property tax history

+4.5%/yr

Latest (2025): $3,121 · +37.4% YoY. Source: county tax records.