None · Lithonia, GA 30058

$68,130

1 bd · 1.0 ba · 869 sqft · SingleFamily public records · 7 Days on market

Built 1930 0.31 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• 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

Investor Special or come build the home of your dreams in a very convenient location! A 2-bedroom, 1-bathroom 869 sqft home on .31 acre lot with two outside storage units on the property. The lights are on. Tear down and build a new home or fixer-upper. Less than five minutes from I-20, Stonecrest Mall, eateries, and parks, but provides great privacy. Two new homes are being built one door down, renovated home next door and new construction throughout the area. NO HOA. Sold As-Is. Use caution when viewing. NO seller disclosures. NO Blind Offers. Don't miss out on this fantastic opportunity!

Key facts

• Convenient location
• Great privacy
• No hoa

Tags

• CONVENIENT LOCATION
• OUTSIDE STORAGE UNITS
• GREAT PRIVACY
• NO HOA

Property features AI

Exterior

• Parking: On-street parking (open parking, 1 total space indicated)
• Utilities: Public water; Public sewer; Electric service includes 220 volts; Water, electricity and natural gas available
• Home design: One-level home; Fixer condition; No common walls
• Construction: Frame construction with wood siding; Shingle roof; Other roof materials; Foundation: combination of pillar/post/pier
• Exterior features: Patio; Storage; Other structures: storage

Interior

• Kitchen: No kitchen features specified; Appliances: Other
• Bedrooms: 2 bedrooms on the main level; No special bedroom features listed
• Flooring: Vinyl flooring; Other flooring
• Bathrooms: 1 full bathroom on the main level; Master bathroom: none specified
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Storm windows; Other interior features
• Laundry & utility: Laundry located in the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).

Location & tenants

• Location reads 63/100 on livability (#286 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute 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.
• Zoned schools: Stoneview Elementary School (math 6% / reading 9%, grade F, #1,125 of 1,228 statewide, top 93%, 781 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 10% at this address vs 24% district-wide (-14 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 (+1.2%/yr); 435 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $472 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: property tax is 4.1% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,130

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.92% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.03%
• DSCR: 2.16
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.4%
• Equity multiple: 1.69×
• Total profit: $13,070
• Equity at exit: $10,158

10-year hold

• IRR: 24.4%
• Equity multiple: 2.91×
• Total profit: $36,454
• Equity at exit: $5,891

Cash invested: $19,076 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$357
• Tax from tax record: −$234 /mo · $2,812/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $414

Break-even live

Break-even rent $785

Max offer price $68,130

Occupancy floor 63%

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: $17,032
• Closing costs: $2,044
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Amanda Dr Lithonia, GA	1.0–3.0	1.0–2.0	1120	$1,210	$1.08	2d	12	0.35mi
6813 Main St Lithonia, GA	1.0–3.0	1.0–1.5	1025	$1,100	$1.07	3d	6	0.40mi
2620 Rock Chapel Rd Unit 8 Lithonia, GA	2.0	1.0	716	$995	$1.39	43d	1	0.75mi
100 Wesley Providence Pkwy Stonecrest, GA	1.0–3.0	1.0–2.0	1218	$1,227	$1.01	1d	77	0.80mi
6651 Chupp Rd Lithonia, GA	2.0–4.0	1.0–2.0	1208	$1,484	$1.23	15d	1	0.90mi
6680 Chupp Rd Lithonia, GA	2.0	1.0	900	$1,250	$1.39	43d	1	0.90mi
4634 Parc Chateau Dr Lithonia, GA	2.0	2.0	930	$1,380	$1.48	43d	1	0.91mi
6659 Chupp Rd Lithonia, GA	1.0–4.0	1.0–2.0	1036	$1,241	$1.20	12d	1	0.93mi
2713 Evans Mill Dr Lithonia, GA	2.0	1.5	1024	$1,400	$1.37	43d	1	0.99mi

Listing history 8 events

1. 2026-06-07
   status $68,130 Pending 7 DOM
2. 2026-06-04
   days on market $68,130 Active 7 DOM
3. 2026-06-03
   days on market $68,130 Active 6 DOM
4. 2026-06-02
   days on market $68,130 Active 5 DOM
5. 2026-06-01
   days on market $68,130 Active 4 DOM
6. 2026-05-31
   days on market $68,130 Active 3 DOM
7. 2026-05-28
   listed $68,130 Active

   Show marketing remark (597 chars)

   Investor Special or come build the home of your dreams in a very convenient location! A 2-bedroom, 1-bathroom 869 sqft home on .31 acre lot with two outside storage units on the property. The lights are on. Tear down and build a new home or fixer-upper. Less than five minutes from I-20, Stonecrest Mall, eateries, and parks, but provides great privacy. Two new homes are being built one door down, renovated home next door and new construction throughout the area. NO HOA. Sold As-Is. Use caution when viewing. NO seller disclosures. NO Blind Offers. Don't miss out on this fantastic opportunity!

8. 2026-05-28
   listed $68,130 New 597-char remark

   Show marketing remark (597 chars)

   Investor Special or come build the home of your dreams in a very convenient location! A 2-bedroom, 1-bathroom 869 sqft home on .31 acre lot with two outside storage units on the property. The lights are on. Tear down and build a new home or fixer-upper. Less than five minutes from I-20, Stonecrest Mall, eateries, and parks, but provides great privacy. Two new homes are being built one door down, renovated home next door and new construction throughout the area. NO HOA. Sold As-Is. Use caution when viewing. NO seller disclosures. NO Blind Offers. Don't miss out on this fantastic opportunity!

ⓘ 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: $2,812 · $234/mo
• Projected year-2 tax: $2,812 · $234/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 6 d/yr ≥105°F today · 15 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: $15,703
• − Mortgage interest: −$3,816
• − Property taxes: −$2,812
• − Insurance: −$341
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$1,982
• Taxable income: $4,239
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $3,948/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 — Lithonia

• Score: 63/100
• State rank: #286
• US rank: #15715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lithonia, GA
• County: Dekalb County · 782,738 people
• City population: 106,390
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $68,130 GAMLS
• 2026-05-28 Listed $68,130 FMLS

Property tax history

+8.0%/yr

Latest (2025): $2,812 · +1.5% YoY. Source: county tax records.