5945 Sutcliff Sq · Stonecrest, GA 30058

$44,000

2 bd · 2.0 ba · 1,038 sqft · Condo public records · 74 Days on market

Built 1973 $179/mo HOA · 11% of rent

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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
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***FULLY RENOVATED AND BEST PRICE IN THE AREA!!!*** ***OWNER WILL CONSIDER OWNER FINANCE OR LEASE PURCHASE WITH 50% DOWN*** Welcome to this beautifully renovated 2-bedroom, 2-bathroom condo located at 5945 Sutcliff Square, Lithonia, GA 30058, in the desirable Somerset community. This move-in-ready home offers modern upgrades and a spacious layout, perfect for comfortable living or an investment opportunity. Conveniently situated near shopping, schools, and transportation, it provides easy access to all your daily needs. The motivated seller is open to rent-to-own options, making this an excellent chance to own or invest. Don't miss out on this fantastic opportunity!

Key facts

• $179 HOA
• 3 parking spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $44k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $41k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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 rising (+1.2%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/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 $304 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: moderate wind risk, 24% 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 $41,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.55% ✓
• Cap rate: 24.91%
• Cash-on-cash: 66.50%
• DSCR: 3.96
• GRM: 2.3

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: 63.3%
• Equity multiple: 3.74×
• Total profit: $33,720
• Equity at exit: $6,561

10-year hold

• IRR: 67.1%
• Equity multiple: 7.08×
• Total profit: $74,946
• Equity at exit: $3,804

Cash invested: $12,320 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$231
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$18
• HOA: −$179
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $683

Break-even live

Break-even rent $700

Max offer price $44,000

Occupancy floor 51%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	44d	1	0.12mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	22d	1	0.32mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.32mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,325	$1.18	44d	1	0.42mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	19d	1	0.42mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	5d	1	0.44mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,436	$1.28	2d	11	0.46mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.50mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.50mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	24d	1	0.51mi
6256 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	990	$1,349	$1.36	44d	1	0.52mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.57mi
564 Hillandale Park Dr Lithonia, GA	2.0	2.0	1150	$2,250	$1.96	44d	1	0.65mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.67mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	24d	1	0.67mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.69mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.72mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.72mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.73mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	17d	1	0.76mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.76mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.77mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.77mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,308	$1.16	2d	15	0.78mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.78mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,570	$1.16	5d	1	0.78mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.78mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.80mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	19d	1	0.81mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	5d	1	0.82mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	10d	1	0.85mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	24d	1	0.86mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.86mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.89mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.89mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,399	$1.78	2d	17	0.89mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	44d	1	0.89mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.90mi
2347 Wellington Cir Lithonia, GA	2.0	2.0	952	$1,500	$1.58	17d	1	0.90mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	0.93mi

HOA detail condo

• Monthly dues: $179 · $2,148/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-04-08
   price $44,000 674-char remark

   Show marketing remark (761 chars)

   ****OWNER WILL CONSIDER OWNER FINANCE OR LEASE PURCHASE WITH 50% DOWN OR LESAS*****FULLY RENOVATED AND BEST PRICE IN THE AREA!!!*** Welcome to this beautifully renovated 2-bedroom, 2-bathroom condo located at 5945 Sutcliff Square, Lithonia, GA 30058, in the desirable Somerset community. This move-in-ready home offers modern upgrades and a spacious layout, perfect for comfortable living or an investment opportunity. Conveniently situated near shopping, schools, and transportation, it provides easy access to all your daily needs. The motivated seller is open to rent-to-own options, making this an excellent chance to ***OWNER WILL CONSIDER OWNER FINANCE OR LEASE PURCHASE WITH 50% DOWN OR LESS***own or invest. Don't miss out on this fantastic opportunity!

2. 2026-04-08
   price $44,000 761-char remark

   Show marketing remark (761 chars)

   ****OWNER WILL CONSIDER OWNER FINANCE OR LEASE PURCHASE WITH 50% DOWN OR LESAS*****FULLY RENOVATED AND BEST PRICE IN THE AREA!!!*** Welcome to this beautifully renovated 2-bedroom, 2-bathroom condo located at 5945 Sutcliff Square, Lithonia, GA 30058, in the desirable Somerset community. This move-in-ready home offers modern upgrades and a spacious layout, perfect for comfortable living or an investment opportunity. Conveniently situated near shopping, schools, and transportation, it provides easy access to all your daily needs. The motivated seller is open to rent-to-own options, making this an excellent chance to ***OWNER WILL CONSIDER OWNER FINANCE OR LEASE PURCHASE WITH 50% DOWN OR LESS***own or invest. Don't miss out on this fantastic opportunity!

3. 2026-03-06
   listed $50,000 New 674-char remark

   Show marketing remark (761 chars)

   ****OWNER WILL CONSIDER OWNER FINANCE OR LEASE PURCHASE WITH 50% DOWN OR LESAS*****FULLY RENOVATED AND BEST PRICE IN THE AREA!!!*** Welcome to this beautifully renovated 2-bedroom, 2-bathroom condo located at 5945 Sutcliff Square, Lithonia, GA 30058, in the desirable Somerset community. This move-in-ready home offers modern upgrades and a spacious layout, perfect for comfortable living or an investment opportunity. Conveniently situated near shopping, schools, and transportation, it provides easy access to all your daily needs. The motivated seller is open to rent-to-own options, making this an excellent chance to ***OWNER WILL CONSIDER OWNER FINANCE OR LEASE PURCHASE WITH 50% DOWN OR LESS***own or invest. Don't miss out on this fantastic opportunity!

4. 2026-03-06
   listed $49,900 Active 761-char remark

   Show marketing remark (761 chars)

   ****OWNER WILL CONSIDER OWNER FINANCE OR LEASE PURCHASE WITH 50% DOWN OR LESAS*****FULLY RENOVATED AND BEST PRICE IN THE AREA!!!*** Welcome to this beautifully renovated 2-bedroom, 2-bathroom condo located at 5945 Sutcliff Square, Lithonia, GA 30058, in the desirable Somerset community. This move-in-ready home offers modern upgrades and a spacious layout, perfect for comfortable living or an investment opportunity. Conveniently situated near shopping, schools, and transportation, it provides easy access to all your daily needs. The motivated seller is open to rent-to-own options, making this an excellent chance to ***OWNER WILL CONSIDER OWNER FINANCE OR LEASE PURCHASE WITH 50% DOWN OR LESS***own or invest. Don't miss out on this fantastic opportunity!

5. 2026-02-17
   historical
6. 2025-11-19
   listed $49,000 New
7. 2025-10-31
   historical
8. 2025-10-31
   historical
9. 2025-07-31
   listed $75,000 New
10. 2025-07-29
    listed $75,000 Active
11. 2025-07-24
    historical $1,300
12. 2025-04-01
    listed $1,300
13. 2025-01-16
    historical $1,250
14. 2024-07-30
    listed $1,250
15. 2021-10-12
    soldstatus $34,000
16. 2018-03-05
    soldstatus $18,000
17. 2003-08-01
    soldstatus $46,000
18. 1981-10-13
    soldstatus $31,700

ⓘ 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: $1,495 · $125/mo
• Projected year-2 tax: $1,495 · $125/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $18,766
• − Mortgage interest: −$2,465
• − Property taxes: −$1,495
• − Insurance: −$220
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$2,148
• − Depreciation: −$1,280
• Taxable income: $8,156
• Est. tax owed @ 24.0%: −$1,957
• After-tax cash flow: $6,236/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): 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

+38.8% since first listed

18 events — show timeline

• 2026-04-08 Price Changed $44,000 GAMLS
• 2026-04-08 Price Changed $44,000 FMLS
• 2026-03-06 Listed $49,900 FMLS
• 2026-03-06 Listed $50,000 GAMLS
• 2026-02-17 Listing Removed — GAMLS
• 2025-11-19 Listed $49,000 GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-07-31 Listed $75,000 GAMLS
• 2025-07-29 Listed $75,000 FMLS
• 2025-07-24 Rental Removed $1,300 FMLS
• 2025-04-01 Listed for Rent $1,300 FMLS
• 2025-01-16 Rental Removed $1,250 FMLS
• 2024-07-30 Listed for Rent $1,250 FMLS
• 2021-10-12 Sold (Public Records) $34,000 Public Records
• 2018-03-05 Sold (Public Records) $18,000 Public Records
• 2003-08-01 Sold (Public Records) $46,000 Public Records
• 1981-10-13 Sold (Public Records) $31,700 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,495 · -9.0% YoY. Source: county tax records.