3219 Rondelay Dr · Stonecrest, GA 30038

$279,900

5 bd · 2.5 ba · 2,451 sqft · SingleFamily public records · 45 Days on market

Built 1972 0.52 ac lot $114/sqft · at area comps Est $271k · at est.

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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 +22.6/30.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• ARV discount +6.0/15.0
• 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

This is a beautiful 4/2.5 split level home full of community character in a well maintained quality community. This home has an open eat-in kitchen with ss appliances and vinyl flooring. This home has a very large sep formal living room. It also has a large sep formal dining room. This home has a large sunken family room w/FP. It has a large bonus room that can be used for many family things. Fresh paint int/ext. Please show home it is on a large private lot in a great family oriented neighborhood.

Key facts

• Open eat-in kitchen
• Large bonus room
• Sunken family room

Tags

• OPEN EAT-IN KITCHEN
• SEP FORMAL LIVING ROOM
• SEP FORMAL DINING ROOM
• SUNKEN FAMILY ROOM
• LARGE BONUS ROOM
• LARGE PRIVATE LOT

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 320 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• At $3,135/mo this rent would consume 51% of the median local household income ($74k/yr) (locally 1168% 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 $2k of loan paydown is wiped out by about $8k 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 45 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $280k implies a 229% 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 $271,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1972 — 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: 1.12% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $271,140
• List price: $279,900
• Delta: 3.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3219 Rondelay Dr	0.00mi	4/2.5 (-1)	2,451 (0%)	1mo	$270,000	$110	94
3145 Oxbridge Way	0.20mi	6/2.5 (+1)	2,541 (+4%)	9mo	$290,000	$114	72
4804 Thompson Mill Rd	0.40mi	5/3.0	2,331 (-5%)	2mo	$195,000	$84	69
4809 Thompson Mill Rd	0.36mi	4/2.5 (-1)	2,490 (+2%)	9mo	$272,000	$109	68
5126 Panola Mill Dr	0.65mi	5/2.5	2,471 (+1%)	4mo	$289,900	$117	65
3094 Oxbridge Way	0.32mi	4/2.5 (-1)	2,254 (-8%)	6mo	$261,000	$116	62
3000 Stratford Mill Rd	0.53mi	5/4.0	2,366 (-4%)	7mo	$150,000	$63	58
3208 Christian Springs Dr	0.69mi	5/2.5	2,405 (-2%)	9mo	$309,900	$129	57
2977 Winding Grove Dr	0.75mi	4/3.0 (-1)	2,445 (-0%)	8mo	$210,000	$86	51
5001 Panola Mill Dr	0.48mi	5/3.5	2,806 (+14%)	1mo	$346,000	$123	49
5150 Christian Springs Ln	0.68mi	4/2.5 (-1)	2,182 (-11%)	4mo	$280,000	$128	41
3587 Portsmouth Cir	0.69mi	5/3.5	2,108 (-14%)	4mo	$344,000	$163	38

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-9,671
• Equity at exit: $41,734

10-year hold

• IRR: 8.2%
• Equity multiple: 1.67×
• Total profit: $52,901
• Equity at exit: $24,201

Cash invested: $78,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $3,135 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$413 /mo · $4,961/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $478

Break-even live

Break-even rent $2,529

Max offer price $279,900

Occupancy floor 80%

Sensitivity live

Price	-10% $637	-5% $558	+0% $478	+5% $399	+10% $320
Rent	-10% $231	-5% $355	+0% $478	+5% $602	+10% $726
Rate	-1.0pp $619	-0.5pp $550	base $478	+0.5pp $406	+1.0pp $332

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2993 Havenwood Way Lithonia, GA	4.0	2.0	2655	$2,300	$0.87	44d	1	0.74mi
5388 Winding Glen Dr Lithonia, GA	4.0	2.5	2251	$2,230	$0.99	44d	1	0.95mi
2884 Thompson Cir Decatur, GA	4.0	3.5	2868	$6,400	$2.23	25d	1	1.07mi
4936 Longview Run Decatur, GA	4.0	2.5	2238	$2,900	$1.30	44d	1	1.22mi

Listing history 10 events

1. 2026-05-16
   status Under Contract 503-char remark

   Show marketing remark (503 chars)

   This is a beautiful 4/2.5 split level home full of community character in a well maintained quality community. This home has an open eat-in kitchen with ss appliances and vinyl flooring. This home has a very large sep formal living room. It also has a large sep formal dining room. This home has a large sunken family room w/FP. It has a large bonus room that can be used for many family things. Fresh paint int/ext. Please show home it is on a large private lot in a great family oriented neighborhood.

2. 2026-04-26
   price $279,900 503-char remark

   Show marketing remark (503 chars)

   This is a beautiful 4/2.5 split level home full of community character in a well maintained quality community. This home has an open eat-in kitchen with ss appliances and vinyl flooring. This home has a very large sep formal living room. It also has a large sep formal dining room. This home has a large sunken family room w/FP. It has a large bonus room that can be used for many family things. Fresh paint int/ext. Please show home it is on a large private lot in a great family oriented neighborhood.

3. 2026-04-16
   price $289,900 503-char remark

   Show marketing remark (503 chars)

   This is a beautiful 4/2.5 split level home full of community character in a well maintained quality community. This home has an open eat-in kitchen with ss appliances and vinyl flooring. This home has a very large sep formal living room. It also has a large sep formal dining room. This home has a large sunken family room w/FP. It has a large bonus room that can be used for many family things. Fresh paint int/ext. Please show home it is on a large private lot in a great family oriented neighborhood.

4. 2026-04-01
   listed $299,900 New 503-char remark

   Show marketing remark (503 chars)

   This is a beautiful 4/2.5 split level home full of community character in a well maintained quality community. This home has an open eat-in kitchen with ss appliances and vinyl flooring. This home has a very large sep formal living room. It also has a large sep formal dining room. This home has a large sunken family room w/FP. It has a large bonus room that can be used for many family things. Fresh paint int/ext. Please show home it is on a large private lot in a great family oriented neighborhood.

5. 2015-11-09
   soldstatus $85,000
6. 2012-08-22
   soldstatus $73,500
7. 2005-09-20
   soldstatus $135,000
8. 1998-07-20
   soldstatus $134,000
9. 1998-07-20
   soldstatus $134,000
10. 1987-05-20
    soldstatus $90,000

ⓘ 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: $4,961 · $413/mo
• Projected year-2 tax: $4,961 · $413/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 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: $37,614
• − Mortgage interest: −$15,679
• − Property taxes: −$4,961
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,009
• − Management: −$3,009
• − Depreciation: −$8,143
• Taxable income: $1,415
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $5,402/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

+211.0% since first listed

10 events — show timeline

• 2026-05-16 Pending — GAMLS
• 2026-04-26 Price Changed $279,900 GAMLS
• 2026-04-16 Price Changed $289,900 GAMLS
• 2026-04-01 Listed $299,900 GAMLS
• 2015-11-09 Sold (Public Records) $85,000 Public Records
• 2012-08-22 Sold (Public Records) $73,500 Public Records
• 2005-09-20 Sold (Public Records) $135,000 Public Records
• 1998-07-20 Sold (Public Records) $134,000 Public Records
• 1998-07-20 Sold (Public Records) $134,000 Public Records
• 1987-05-20 Sold (Public Records) $90,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,961 · +0.9% YoY. Source: county tax records.