482 Cedar Ln SW · Stonecrest, GA 30094

$209,900

3 bd · 2.5 ba · 1,378 sqft · SingleFamily public records · 38 Days on market

Built 1968 0.62 ac lot $152/sqft · 18% below area Est $257k · 18% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Three Bedroom Two Bath Brick Home on Unfinished Basement in Serene neighborhood close to I -20 Sunroom and Deck on the back Storage Shed in the Back Yard

Key facts

• Back yard
• Unfinished basement
• Sunroom

Tags

• BRICK HOME
• UNFINISHED BASEMENT
• SUNROOM
• DECK
• STORAGE SHED
• BACK YARD

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single-family residence; House; Resale property; Built in 1968
• Construction: Brick construction; Composition roof; Exterior and interior basement entries
• Exterior features: Sloped lot

Interior

• Kitchen: Cooktop; Oven; Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Den; Washer/dryer area; Two fireplaces (basement and family room)
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Shoal Creek Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 674 students, 75% FRL); Heritage High School (math 8% / reading 15%, grade F, #345 of 424 statewide, top 82%, 1,877 students, 59% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 483 units permitted in Rockdale County in 2024 (0 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.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $210k implies a 833% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1968 — 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: 1.02% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $257,153
• List price: $209,900
• Delta: -18.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
441 Hilltop Rd SW	0.29mi	3/2.0	1,442 (+5%)	4mo	$224,250	$156	74
442 Hilltop Rd SW	0.26mi	3/2.0	1,374 (-0%)	20mo	$260,000	$189	68
288 Abbotts Crossing Cir	0.63mi	3/2.5	1,440 (+4%)	6mo	$374,993	$260	58
747 Briarwood Rd SW	0.69mi	3/2.0	1,248 (-9%)	3mo	$285,000	$228	48
2759 Turner Valley Cir SW	0.61mi	3/3.0	1,550 (+12%)	14mo	$230,000	$148	37

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,847
• Equity at exit: $31,297

10-year hold

• IRR: 8.2%
• Equity multiple: 1.65×
• Total profit: $38,355
• Equity at exit: $18,148

Cash invested: $58,772 (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 30094

• Rents YoY: 4.2%
• Active inventory: 386
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$100 /mo · $1,198/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $404

Break-even live

Break-even rent $1,630

Max offer price $209,900

Occupancy floor 76%

Sensitivity live

Price	-10% $522	-5% $463	+0% $404	+5% $344	+10% $285
Rent	-10% $234	-5% $319	+0% $404	+5% $488	+10% $573
Rate	-1.0pp $509	-0.5pp $457	base $404	+0.5pp $349	+1.0pp $294

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2294 Iris Dr SW Conyers, GA	3.0	2.5	1758	$2,299	$1.31	5d	1	0.52mi
50 St James Dr Conyers, GA	1.0–3.0	1.0–2.0	1037	$1,760	$1.70	0d	44	0.52mi
2730 Kemp Ct Conyers, GA	3.0	2.5	1792	$2,295	$1.28	25d	1	0.79mi
2726 Kemp Ct Conyers, GA	3.0	2.5	1792	$2,500	$1.40	19d	1	0.80mi
2414 Fitts Dr Conyers, GA	3.0	2.5	1792	$2,400	$1.34	44d	1	0.87mi
2402 Fitts Dr Conyers, GA	3.0	2.5	1800	$2,000	$1.11	44d	1	0.89mi
2901 Emme Ct Conyers, GA	3.0	2.5	1792	$2,250	$1.26	25d	1	0.91mi
2150 Moon Dr SW Conyers, GA	3.0	2.0	1362	$1,715	$1.26	44d	1	1.01mi
100 Deer Creek Cir Stonecrest, GA	3.0	2.0–2.5	1407	$1,500	$1.07	0d	5	1.16mi
100 Wesley Stonecrest Cir Stonecrest, GA	1.0–3.0	1.0–2.0	1215	$1,817	$1.50	0d	29	1.24mi
3499 Lakeview Crk Lithonia, GA	3.0	2.5	1470	$2,100	$1.43	44d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   statusdays on market $209,900 Active 38 DOM
2. 2026-06-17
   days on market $209,900 Price Change 37 DOM
3. 2026-06-16
   days on market $209,900 Price Change 36 DOM
4. 2026-06-15
   pricestatus $209,900 Price Change 35 DOM
5. 2026-06-15
   days on market $219,900 Active 35 DOM
6. 2026-06-13
   days on market $219,900 Active 33 DOM
7. 2026-06-09
   days on market $219,900 Active 29 DOM
8. 2026-06-08
   days on market $219,900 Active 28 DOM
9. 2026-06-07
   days on market $219,900 Active 27 DOM
10. 2026-06-04
    days on market $219,900 Active 24 DOM
11. 2026-06-03
    days on market $219,900 Active 23 DOM
12. 2026-06-02
    days on market $219,900 Active 22 DOM
13. 2026-06-01
    days on market $219,900 Active 21 DOM
14. 2026-05-31
    days on market $219,900 Active 20 DOM
15. 2026-05-11
    listed $230,000 New 155-char remark
16. 1968-01-01
    soldstatus $22,500

ⓘ 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: $1,198 · $100/mo
• Projected year-2 tax: $1,931 · $161/mo
• Expected delta: +$733/yr (+$61/mo · 61.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $25,695
• − Mortgage interest: −$11,758
• − Property taxes: −$1,198
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$6,106
• Taxable income: $1,473
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $4,490/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Stonecrest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+832.9% since first listed

4 events — show timeline

• 2026-06-15 Price Changed $209,900 GAMLS
• 2026-05-26 Price Changed $219,900 GAMLS
• 2026-05-11 Listed $230,000 GAMLS
• 1968-01-01 Sold (Public Records) $22,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,198 · -3.3% YoY. Source: county tax records.