3807 Valpariso Cir · Stonecrest, GA 30034

$219,900

4 bd · 2.5 ba · 2,064 sqft · SingleFamily public records · 107 Days on market

Built 1986 0.38 ac lot $107/sqft · 24% below area Est $290k · 24% 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +4.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3807 Valpariso Cir in Decatur! This well-maintained two-story home features 3 bedrooms and 2.5 baths, offering a comfortable and functional layout. The main level provides great space for everyday living and entertaining, while all bedrooms are conveniently located upstairs for added privacy. With its inviting design and desirable 30034 location, this home is move-in ready and perfect for homeowners seeking both comfort and convenience.

Key facts

• 0.38 acre lot
• Garage
• Built 1986

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $83 ($992/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 (+2.2%/yr); 353 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 42% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $7k 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 107 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $220k implies a 100% 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 $200,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (median comp): $289,790
• List price: $219,900
• Delta: -24.12%
• 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
3891 Valpariso Cir	0.17mi	4/3.5	2,080 (+1%)	2mo	$240,000	$115	85
4158 Marist Ct	0.23mi	4/2.5	1,961 (-5%)	2mo	$320,000	$163	80
4223 Abilene Ct	0.32mi	4/2.5	2,082 (+1%)	6mo	$262,900	$126	79
4222 Abilene Ct	0.34mi	4/3.0	2,116 (+2%)	2mo	$290,000	$137	77
3749 Valpariso Cir	0.14mi	3/2.0 (-1)	1,813 (-12%)	2mo	$265,000	$146	65
3623 Stanford Cir	0.43mi	4/2.5	1,953 (-5%)	7mo	$300,000	$154	65
4196 Lehigh Blvd	0.33mi	4/2.0	1,832 (-11%)	4mo	$210,000	$115	61
3797 Flakes Mill Rd	0.62mi	4/2.5	2,180 (+6%)	3mo	$220,000	$101	59
4001 Kingsbrook Blvd	0.60mi	4/3.5	2,186 (+6%)	4mo	$378,250	$173	55
3868 Brookview Pt	0.49mi	3/2.5 (-1)	1,860 (-10%)	1mo	$325,000	$175	55
3652 Platina Park Ct	0.57mi	3/2.5 (-1)	1,911 (-7%)	4mo	$260,000	$136	52
4035 Shane Trl	0.71mi	4/3.0	1,838 (-11%)	3mo	$275,000	$150	44

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-32,061
• Equity at exit: $32,788

10-year hold

• IRR: -7.5%
• Equity multiple: 0.55×
• Total profit: $-27,966
• Equity at exit: $19,013

Cash invested: $61,572 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$431 /mo · $5,168/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $83

Break-even live

Break-even rent $2,121

Max offer price $219,900

Occupancy floor 91%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3856 Radcliffe Blvd Decatur, GA	4.0	3.0	1968	$1,995	$1.01	43d	1	0.17mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	0.49mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	43d	1	0.49mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	43d	1	0.50mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	0.50mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	0.50mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	43d	1	0.50mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	43d	1	0.51mi
3577 Brycewood Dr Decatur, GA	3.0	2.5	1501	$1,950	$1.30	43d	1	0.51mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	12d	1	0.62mi
4068 Day Trl S Ellenwood, GA	4.0	2.0	1836	$2,100	$1.14	4d	1	0.70mi
3843 Chimney Ridge Ct Ellenwood, GA	5.0	3.0	1912	$1,945	$1.02	43d	1	0.72mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	43d	1	0.74mi
4000 Wychwood Ln Ellenwood, GA	4.0	2.5	2535	$2,535	$1.00	12d	1	0.76mi
4061 Faron Ct Ellenwood, GA	4.0	2.0	2184	$2,195	$1.01	12d	1	0.77mi
3948 English Valley Dr Ellenwood, GA	4.0	3.0	2492	$2,590	$1.04	12d	1	0.85mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,761	$1.59	1d	18	0.88mi
3688 Seton Hall Dr Decatur, GA	4.0	2.5	2308	$2,300	$1.00	5d	1	0.95mi
4611 River Rd Ellenwood, GA	4.0	4.0	2564	$2,181	$0.85	24d	1	1.04mi
4267 Azalea Walk Ellenwood, GA	4.0	2.5	2912	$2,890	$0.99	24d	1	1.15mi
3845 Woodyhill Dr Lithonia, GA	5.0	3.0	2930	$2,195	$0.75	21d	1	1.20mi
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	15d	1	1.27mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	43d	1	1.38mi
4254 Catalpa Park Ellenwood, GA	3.0	2.0	2048	$1,605	$0.78	43d	1	1.42mi
3725 Patti Pkwy Decatur, GA	4.0	2.0	1914	$2,220	$1.16	43d	1	1.44mi

Listing history 19 events

1. 2026-06-18
   days on market $219,900 Active 107 DOM
2. 2026-06-17
   days on market $219,900 Active 106 DOM
3. 2026-06-16
   days on market $219,900 Active 105 DOM
4. 2026-06-15
   statusdays on market $219,900 Active 104 DOM
5. 2026-06-13
   pricestatusdays on market $219,900 Price Change 102 DOM
6. 2026-06-09
   days on market $229,900 Active 98 DOM
7. 2026-06-08
   days on market $229,900 Active 97 DOM
8. 2026-06-07
   days on market $229,900 Active 96 DOM
9. 2026-06-04
   days on market $229,900 Active 93 DOM
10. 2026-06-03
    days on market $229,900 Active 92 DOM
11. 2026-06-02
    days on market $229,900 Active 91 DOM
12. 2026-06-01
    days on market $229,900 Active 90 DOM
13. 2026-05-31
    statusdays on market $229,900 Active 89 DOM
14. 2026-04-17
    price $234,900 451-char remark

    Show marketing remark (451 chars)

    Welcome to 3807 Valpariso Cir in Decatur! This well-maintained two-story home features 3 bedrooms and 2.5 baths, offering a comfortable and functional layout. The main level provides great space for everyday living and entertaining, while all bedrooms are conveniently located upstairs for added privacy. With its inviting design and desirable 30034 location, this home is move-in ready and perfect for homeowners seeking both comfort and convenience.

15. 2026-04-11
    price $239,900 451-char remark

    Show marketing remark (451 chars)

    Welcome to 3807 Valpariso Cir in Decatur! This well-maintained two-story home features 3 bedrooms and 2.5 baths, offering a comfortable and functional layout. The main level provides great space for everyday living and entertaining, while all bedrooms are conveniently located upstairs for added privacy. With its inviting design and desirable 30034 location, this home is move-in ready and perfect for homeowners seeking both comfort and convenience.

16. 2026-03-03
    listed $244,900 New 451-char remark

    Show marketing remark (451 chars)

    Welcome to 3807 Valpariso Cir in Decatur! This well-maintained two-story home features 3 bedrooms and 2.5 baths, offering a comfortable and functional layout. The main level provides great space for everyday living and entertaining, while all bedrooms are conveniently located upstairs for added privacy. With its inviting design and desirable 30034 location, this home is move-in ready and perfect for homeowners seeking both comfort and convenience.

17. 2010-06-03
    soldstatus $110,000
18. 2001-08-24
    soldstatus $126,500
19. 1987-02-05
    soldstatus $89,700

ⓘ 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: $5,168 · $431/mo
• Projected year-2 tax: $5,168 · $431/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: $26,705
• − Mortgage interest: −$12,318
• − Property taxes: −$5,168
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$6,397
• Taxable loss: −$2,550
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $1,604/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

• County: Dekalb County · 782,738 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+161.9% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $234,900 GAMLS
• 2026-04-11 Price Changed $239,900 GAMLS
• 2026-03-03 Listed $244,900 GAMLS
• 2010-06-03 Sold (Public Records) $110,000 Public Records
• 2001-08-24 Sold (Public Records) $126,500 Public Records
• 1987-02-05 Sold (Public Records) $89,700 Public Records

Property tax history

+3.8%/yr

Latest (2025): $5,168 · +0.0% YoY. Source: county tax records.