832 S Deshon Rd · Stonecrest, GA 30058

$170,000

4 bd · 2.0 ba · 1,926 sqft · SingleFamily public records · 4 Days on market

Built 1973 0.96 ac lot Est $270k · 37% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +8.3/10.0
• 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

Investors special in Lithonia! This fixer-upper at 832 S Deshon Road is full of potential and ready for your vision. Sitting on a good-sized lot, this home needs updates and repairs but offers a solid opportunity for a flip, rental, or affordable starter home with some sweat equity. Conveniently located with easy access to major roads, shopping, and schools.

Key facts

• Good-sized lot
• Shopping
• Schools

Tags

• GOOD-SIZED LOT
• EASY ACCESS TO MAJOR ROADS
• SHOPPING
• SCHOOLS

Property features AI

Finance

• Other: Property listed in Dekalb County, GA; Road frontage on city street with asphalt surface; Above-grade finished area and below-grade unfinished area recorded

Exterior

• Parking: 2-car garage; Garage faces side
• Utilities: Private water source; Septic tank sewer; Electric: Other
• Home design: One and one-half levels; Fee simple ownership; Composition roof
• Construction: Brick and frame construction; Foundation details: see remarks; Built with composition roofing
• Exterior features: Deck; Front porch; Private entrance

Interior

• Kitchen: White cabinets with laminate countertops; Dishwasher; Gas range; Refrigerator
• Bedrooms: Three upper-level bedrooms; Split bedroom plan
• Flooring: Carpet; Laminate; Luxury vinyl; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: One factory-built fireplace in the family room; Private entrance; Basement is partial, unfinished with crawl space; Fixer condition
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.5% 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.
• Zoned schools: Princeton Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 724 students, 100% FRL); Stephenson Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 812 students, 100% FRL); Stephenson High School (math 9% / reading 25%, grade F, #277 of 424 statewide, top 67%, 1,354 students, 64% FRL) — zoned schools average 88% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 441 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 2.6% of price.
• 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 $170,000

Questions for the listing agent

1. Built in 1973 — 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. 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: 1.33% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $269,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
686 Shore Ln	0.25mi	3/2.5 (-1)	1,858 (-4%)	8mo	$245,900	$132	69
7056 Shore Rd	0.30mi	3/2.0 (-1)	1,828 (-5%)	7mo	$284,000	$155	67
831 Stonebrook Dr	0.25mi	4/3.0	2,064 (+7%)	7mo	$282,500	$137	67
6743 Timbers East Dr	0.51mi	3/2.5 (-1)	1,932 (+0%)	4mo	$175,000	$91	66
6956 Kimberland Gardens Ln	0.34mi	5/4.0 (+1)	1,864 (-3%)	6mo	$314,000	$168	61
1005 Timbervale Ln	0.59mi	4/2.0	1,847 (-4%)	8mo	$264,000	$143	59
826 Shore Dr	0.27mi	3/2.5 (-1)	2,182 (+13%)	2mo	$274,500	$126	56
6875 Timberclair Ct	0.66mi	4/3.0	1,812 (-6%)	5mo	$199,000	$110	51
573 Woodstone Rd	0.65mi	3/2.0 (-1)	1,776 (-8%)	3mo	$249,000	$140	49
7146 Lone Oak Way	0.63mi	4/2.5	2,152 (+12%)	2mo	$315,900	$147	47
890 Kent Ct	0.65mi	4/2.5	2,102 (+9%)	8mo	$267,000	$127	46
521 Stonemill Mnr	0.61mi	3/2.5 (-1)	1,679 (-13%)	8mo	$299,900	$179	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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,308
• Equity at exit: $25,348

10-year hold

• IRR: 6.2%
• Equity multiple: 1.42×
• Total profit: $19,985
• Equity at exit: $14,698

Cash invested: $47,600 (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: 441
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$891
• Tax from tax record: −$368 /mo · $4,414/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $458

Break-even live

Break-even rent $1,684

Max offer price $170,000

Occupancy floor 75%

Sensitivity live

Price	-10% $554	-5% $506	+0% $458	+5% $410	+10% $362
Rent	-10% $279	-5% $369	+0% $458	+5% $548	+10% $637
Rate	-1.0pp $544	-0.5pp $501	base $458	+0.5pp $414	+1.0pp $369

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Stonebrook Dr Lithonia, GA	4.0	2.5	2294	$2,256	$0.98	44d	1	0.26mi
883 Timbervale Ln Lithonia, GA	3.0	2.5	1848	$2,075	$1.12	6d	1	0.33mi
916 S Deshon Rd Lithonia, GA	3.0	3.0	2360	$2,195	$0.93	25d	1	0.36mi
750 Stonemill Mnr Lithonia, GA	4.0	2.0	2410	$2,179	$0.90	18d	1	0.38mi
888 Timbercrest Ct Lithonia, GA	4.0	2.0	1632	$1,850	$1.13	44d	1	0.40mi
917 Stonemill Mnr Lithonia, GA	4.0	2.5	2260	$2,275	$1.01	0d	1	0.50mi
7179 Fair Harbor Way Lithonia, GA	4.0	2.5	2110	$2,155	$1.02	0d	1	0.54mi
493 Stonemill Mnr Lithonia, GA	4.0	2.0	1646	$2,055	$1.25	25d	1	0.55mi
493 Stonemill Mnr Lithonia, GA	3.0	2.5	1646	$1,945	$1.18	44d	1	0.55mi
7086 Brecken Pl Lithonia, GA	4.0	2.5	2130	$2,295	$1.08	20d	1	0.57mi
745 Mountain Oaks Pkwy Stone Mountain, GA	4.0	3.0	2556	$2,495	$0.98	0d	1	0.60mi
606 Woodstone Rd Lithonia, GA	3.0	3.0	2173	$1,910	$0.88	25d	1	0.60mi
7156 Lone Oak Way Lithonia, GA	3.0	2.0	1884	$1,895	$1.01	44d	1	0.64mi
6936 Deshon Ridge Dr Lithonia, GA	3.0	2.5	1872	$1,741	$0.93	0d	1	0.68mi
6683 Shapiro Ct Stone Mountain, GA	3.0	2.5	1672	$2,255	$1.35	44d	1	0.84mi
6938 Shadow Ridge Ln Stone Mountain, GA	4.0	2.5	2036	$3,000	$1.47	44d	1	0.85mi
735 Bridgewood Ct Lithonia, GA	4.0	3.0	2520	$2,405	$0.95	3d	1	0.86mi
1597 Rice Sq Lithonia, GA	3.0	3.0	2500	$2,125	$0.85	3d	1	1.07mi
842 Asbury Trl Lithonia, GA	3.0	2.0	1578	$1,829	$1.16	6d	1	1.08mi
7189 Sweet Gum Ct Lithonia, GA	3.0	2.5	2070	$2,200	$1.06	44d	1	1.13mi
6551 Laurens Way Stone Mountain, GA	4.0	2.5	2444	$2,440	$1.00	45d	1	1.16mi
6959 Rogers Pt Lithonia, GA	3.0	2.5	1816	$1,895	$1.04	3d	1	1.20mi
1370 Rogers Trce Lithonia, GA	3.0	2.5	1564	$1,725	$1.10	13d	1	1.21mi
7598 Clear Creek Dr Lithonia, GA	5.0	2.0	1976	$2,130	$1.08	44d	1	1.24mi
1930 Cutters Mill Way Lithonia, GA	3.0	3.0	1909	$2,281	$1.19	6d	1	1.26mi
738 Stonebridge Way Lithonia, GA	3.0	2.0	1352	$1,875	$1.39	0d	1	1.30mi
991 Alford Ct Lithonia, GA	4.0	2.5	1896	$2,045	$1.08	44d	1	1.34mi
6482 Alford Way Lithonia, GA	3.0	2.5	1446	$1,675	$1.16	16d	1	1.34mi
1980 Cutters Mill Way Lithonia, GA	4.0	2.5	2133	$2,195	$1.03	44d	1	1.35mi
1297 Millstone Way Lithonia, GA	4.0	3.0	1752	$2,340	$1.34	0d	1	1.39mi
1583 Cutters Mill Dr Lithonia, GA	3.0	2.5	1967	$2,300	$1.17	44d	1	1.42mi

Listing history 3 events

1. 2026-06-21
   days on market $170,000 Active 4 DOM
2. 2026-06-18
   remarks 360-char remark
3. 2026-06-18
   listed $170,000 Active 1 DOM

ⓘ 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: $4,414 · $368/mo
• Projected year-2 tax: $4,414 · $368/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $27,165
• − Mortgage interest: −$9,523
• − Property taxes: −$4,414
• − Insurance: −$850
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$4,945
• Taxable income: $3,086
• Est. tax owed @ 24.0%: −$741
• After-tax cash flow: $4,757/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): 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

+47.8% since first listed

13 events — show timeline

• 2026-06-14 Listed $170,000 GAMLS
• 2026-06-14 Listed $170,000 FMLS
• 2026-05-11 Rental Removed $1,789 Tricon
• 2026-04-30 Price Changed $1,789 Tricon
• 2026-04-23 Price Changed $1,819 Tricon
• 2026-04-11 Price Changed $1,849 Tricon
• 2026-04-10 Price Changed $1,859 Tricon
• 2026-04-02 Price Changed $1,889 Tricon
• 2026-03-25 Price Changed $1,929 Tricon
• 2026-03-19 Price Changed $1,979 Tricon
• 2026-03-08 Listed for Rent $1,999 Tricon
• 2006-01-23 Sold (Public Records) $163,900 Public Records
• 2003-09-24 Sold (Public Records) $115,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,414 · +0.1% YoY. Source: county tax records.