2925 Snapfinger Mnr · Stonecrest, GA 30035

$169,900

3 bd · 2.5 ba · 1,632 sqft · Townhouse · 53 Days on market

Good condition 871 sqft lot $104/sqft · 10% below area Est $189k · 10% under ↓ 15% since listing

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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 +27.4/30.0
• ARV discount +12.1/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 2- and 1/2bath townhome located in a gated community offering added security and a well-maintained neighborhood setting. Enjoy a generously sized kitchen with a pantry, plus an open-concept family room with plenty of space for relaxing or entertaining. The primary bedroom features a vaulted ceiling and a nice-sized closet for added comfort and storage. Designated parking spaces are conveniently located right outside your door. Residents also enjoy access to a charming gazebo area that may be reserved for gatherings, while the community handles exterior maintenance for easy, low-maintenance living. Conveniently located with quick access to I-285, I-20, shopping, dining, a

Key facts

• Gated community
• Charming gazebo area
• Garage

Tags

• GATED COMMUNITY
• GENEROUSLY SIZED KITCHEN
• OPEN-CONCEPT FAMILY ROOM
• DESIGNATED PARKING SPACES
• CHARMING GAZEBO AREA

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water service; Public sewer service
• Home design: Townhouse; 2 stories
• Construction: Brick and vinyl siding exterior
• Exterior features: Small lot (approximately 0.02 acre); Public water; Public sewer

Interior

• Kitchen: Dishwasher; Microwave
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central cooling with ceiling fans
• Interior features: Living room fireplace; Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 B — 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 flat; 187 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 38% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $5k 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 53 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $189,076
• List price: $169,900
• Delta: -10.14%
• 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
2841 Snapfinger Mnr	0.14mi	3/2.5	1,670 (+2%)	1mo	$205,000	$123	88
2744 Snapfinger Mnr	0.06mi	3/2.5	1,412 (-14%)	1mo	$166,000	$118	74
2563 Walden Lake Dr	0.18mi	3/2.5	1,464 (-10%)	3mo	$201,000	$137	72
5154 Longview Run	0.35mi	3/2.5	1,728 (+6%)	3mo	$299,900	$174	72
2714 Avanti Way	0.32mi	3/2.5	1,520 (-7%)	3mo	$235,000	$155	71
5186 Longview Run	0.35mi	3/2.5	1,748 (+7%)	1mo	$309,900	$177	71
5147 Longview Run	0.47mi	3/2.5	1,700 (+4%)	0mo	$289,900	$171	71
5131 Longview Run	0.42mi	3/2.5	1,728 (+6%)	1mo	$299,900	$174	70
5034 Longview Walk	0.34mi	3/2.5	1,505 (-8%)	3mo	$245,000	$163	68
5026 Longview Walk	0.36mi	3/2.5	1,505 (-8%)	3mo	$250,000	$166	67
5135 Longview Run	0.42mi	3/2.5	1,748 (+7%)	3mo	$299,900	$172	66
5151 Longview Run	0.48mi	3/2.5	1,748 (+7%)	2mo	$309,900	$177	64

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-447
• Equity at exit: $25,333

10-year hold

• IRR: 7.1%
• Equity multiple: 1.48×
• Total profit: $22,854
• Equity at exit: $14,690

Cash invested: $47,572 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 187
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $494

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 72%

Sensitivity live

Price	-10% $612	-5% $553	+0% $494	+5% $436	+10% $377
Rent	-10% $327	-5% $411	+0% $494	+5% $578	+10% $661
Rate	-1.0pp $580	-0.5pp $538	base $494	+0.5pp $450	+1.0pp $406

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	4d	1	0.11mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	0.18mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	0.21mi
4936 Longview Run Decatur, GA	4.0	2.5	2238	$2,900	$1.30	44d	1	0.31mi
4948 Longview Run Decatur, GA	3.0	2.0	1892	$2,135	$1.13	6d	1	0.33mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	44d	1	0.35mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	21d	1	0.37mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	44d	1	0.38mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	25d	1	0.41mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	44d	1	0.41mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	44d	1	0.42mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	13d	1	0.43mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	13d	1	0.45mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	13d	1	0.47mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	44d	1	0.51mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	44d	1	0.58mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	2d	18	0.62mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	3d	1	0.71mi
4955 Windsor Downs Ln Decatur, GA	4.0	2.0	1888	$2,050	$1.09	6d	1	0.77mi
4926 Windsor Downs Ln Decatur, GA	4.0	3.5	1675	$1,000	$0.60	0d	1	0.82mi
2450 Northmill Ln Decatur, GA	4.0	2.5	2046	$2,135	$1.04	44d	1	0.85mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	44d	1	0.86mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	0d	1	0.89mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	21d	1	0.93mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	25d	1	0.94mi
2272 Ramblewood Cir Decatur, GA	4.0	2.5	2198	$2,111	$0.96	6d	1	1.08mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,233	$1.22	0d	3	1.10mi
4421 Wellington Ter Decatur, GA	3.0	2.5	1704	$1,880	$1.10	0d	1	1.11mi
5049 Donnell Way Decatur, GA	3.0	2.0	1566	$1,923	$1.23	44d	1	1.11mi
2314 Hampton Dr Decatur, GA	3.0	3.0	1600	$2,030	$1.27	44d	1	1.12mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	0d	1	1.16mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	4d	1	1.16mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	44d	1	1.17mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	1.22mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	1.24mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	25d	1	1.28mi
5301 W Fairington Pkwy Lithonia, GA	1.0–3.0	1.0–2.0	1020	$1,946	$1.91	2d	37	1.48mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	44d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $169,900 Active 53 DOM
2. 2026-06-18
   days on market $169,900 Active 50 DOM
3. 2026-06-17
   days on market $169,900 Active 49 DOM
4. 2026-06-16
   days on market $169,900 Active 48 DOM
5. 2026-06-15
   days on market $169,900 Active 47 DOM
6. 2026-06-13
   days on market $169,900 Active 45 DOM
7. 2026-06-09
   days on market $169,900 Active 41 DOM
8. 2026-06-08
   days on market $169,900 Active 40 DOM
9. 2026-06-07
   days on market $169,900 Active 39 DOM
10. 2026-06-04
    days on market $169,900 Active 36 DOM
11. 2026-06-03
    days on market $169,900 Active 35 DOM
12. 2026-06-02
    pricedays on market $169,900 Active 34 DOM
13. 2026-06-01
    days on market $199,900 Active 33 DOM
14. 2026-05-31
    days on market $199,900 Active 32 DOM
15. 2026-04-29
    listed $199,900 Active 900-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $25,344
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$4,943
• Taxable income: $3,431
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $5,108/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse in a gated community is in good condition and ready for a fresh coat of paint and some minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value
• Both Upgrading the lighting fixtures — Modern lighting can make the home more inviting and increase its appeal
• Both Adding smart home features — Smart home technology can increase the home's value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value ↑
• Both Upgrading the lighting fixtures — Modern lighting can make the home more inviting and increase its appeal ↑
• Both Adding smart home features — Smart home technology can increase the home's value and appeal to tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Dekalb County · 782,738 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

-15.0% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $169,900 CBOR
• 2026-04-29 Listed $199,900 CBOR