2469 Briar Knoll Rd · Stonecrest, GA 30058

$230,000

4 bd · 2.5 ba · 1,967 sqft · SingleFamily public records · 43 Days on market

Built 1996 0.37 ac lot Est $238k · at est.

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Why this score? — see what drove the D+ 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 +16.6/30.0
• ARV discount +9.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• 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

Welcome to this lovely 4-bedroom, 2.5-bathroom home nestled in the quiet community of Covington Place subdivision. Open foyer with high-ceiling fireplace in family room and a bedroom on the main. Great entertaining kitchen area open to a huge Great Room for Family and Friends gatherings. A level back yard for addition space to host outdoors barbeques. Upstairs is your Primary Suite with a sperate tub and shower. Two additional bedrooms are upstairs along with another bathroom. THIS IS THE ONE - STOP THE CAR $100.00 DOWN PAYMENT - YES $100 DOWN PAYMENT!!!!!!!!! Visit www. hudhomestore. gov and inter HUD Case #106-432752 for more information.

Key facts

• 0.37 acre lot
• Built 1996
• Listed 43 days

Property features AI

Finance

• HOA & community: No homeowners association; No association fees

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; House; Resale property; Built in 1996
• Construction: Vinyl siding; Composition roof; 1 fireplace
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Stainless steel appliances; Gas water heater
• Bedrooms: 4 bedrooms total; 1 bedroom on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; 3 total bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: High ceilings; Separate shower; Two levels; Family room, foyer, great room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (5.7% below list).
• Recommended offer: $217k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 D — 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: Panola Way Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 653 students, 100% FRL); Miller Grove Middle School (math 8% / reading 18%, grade F, #410 of 470 statewide, top 87%, 722 students, 100% FRL); Miller Grove High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 1,188 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 444 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% 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 $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 43 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago 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

• 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 $216,800 (5.7% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 6% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $238,007
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5455 Wood Duck Ln	0.16mi	3/3.0 (-1)	1,956 (-1%)	5mo	$237,000	$121	81
2275 Briar Knoll Rd	0.34mi	3/2.5 (-1)	2,036 (+4%)	2mo	$230,000	$113	72
2357 Wellborn Hills Pl	0.30mi	3/2.5 (-1)	2,036 (+4%)	6mo	$256,900	$126	70
5477 Forest Pines Dr	0.40mi	3/2.0 (-1)	1,887 (-4%)	2mo	$135,000	$72	66
5571 Panola Pl	0.34mi	3/2.5 (-1)	2,151 (+9%)	2mo	$330,000	$153	62
5350 Olde St	0.51mi	3/2.0 (-1)	1,788 (-9%)	0mo	$169,900	$95	54
5786 Singer Ct	0.72mi	4/3.0	2,044 (+4%)	5mo	$194,000	$95	54
2106 Singer Way	0.65mi	4/4.0	2,051 (+4%)	7mo	$259,900	$127	50
2397 Cove Lake Rd	0.72mi	3/2.0 (-1)	1,996 (+2%)	10mo	$240,000	$120	49
1931 Patton Pl	0.60mi	4/3.0	1,761 (-10%)	6mo	$280,000	$159	47
1983 Northerly Way	0.75mi	4/2.0	1,776 (-10%)	3mo	$228,660	$129	45
2172 Cold Springs Cir	0.67mi	4/3.0	2,166 (+10%)	7mo	$231,000	$107	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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-32,319
• Equity at exit: $34,294

10-year hold

• IRR: -8.7%
• Equity multiple: 0.50×
• Total profit: $-32,109
• Equity at exit: $19,886

Cash invested: $64,400 (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: 444
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$272 /mo · $3,266/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $139

Break-even live

Break-even rent $1,993

Max offer price $230,000

Occupancy floor 89%

Sensitivity live

Price	-10% $269	-5% $204	+0% $139	+5% $73	+10% $8
Rent	-10% $-33	-5% $53	+0% $139	+5% $224	+10% $310
Rate	-1.0pp $254	-0.5pp $197	base $139	+0.5pp $79	+1.0pp $18

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5622 Glen Ridge Bnd Lithonia, GA	3.0	2.5	1967	$2,110	$1.07	26d	1	0.11mi
2188 Justify LN #40 Lithonia, GA	3.0	2.5	2085	$2,400	$1.15	45d	1	0.11mi
2233 Glen Briar Way Lithonia, GA	3.0	2.5	2036	$2,500	$1.23	13d	1	0.19mi
5452 Perching Pl Lithonia, GA	3.0	2.5	2036	$1,900	$0.93	26d	1	0.25mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	0.27mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	5d	1	0.28mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	1d	1	0.28mi
2287 Rolling Trl Lithonia, GA	3.0	2.5	1596	$2,150	$1.35	1d	1	0.31mi
5477 Wellborn Creek Dr Lithonia, GA	3.0	3.0	2084	$2,400	$1.15	5d	1	0.32mi
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	3d	1	0.34mi
2005 Marbut Forest Dr Lithonia, GA	3.0	2.0	1556	$1,900	$1.22	7d	1	0.38mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	5d	1	0.39mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	26d	1	0.42mi
2248 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	45d	1	0.42mi
2244 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	7d	1	0.42mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	26d	1	0.43mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	45d	1	0.43mi
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	3d	1	0.44mi
5368 Olde St Stone Mountain, GA	5.0	3.0	1988	$2,195	$1.10	24d	1	0.49mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	45d	1	0.51mi
5356 Olde St Stone Mountain, GA	3.0	2.5	1560	$1,745	$1.12	22d	1	0.52mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	26d	1	0.56mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	45d	1	0.56mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	14d	1	0.58mi
2079 Panola Way Ct Lithonia, GA	4.0	3.0	1971	$1,850	$0.94	26d	1	0.58mi
1964 Taffeta Trl Lithonia, GA	3.0	2.0	1508	$1,870	$1.24	21d	1	0.59mi
5788 Calle Vista Dr Lithonia, GA	3.0	2.5	1593	$2,300	$1.44	20d	1	0.59mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	45d	1	0.69mi
1874 Vauxhall Dr Lithonia, GA	3.0	2.0	1367	$1,595	$1.17	5d	1	0.71mi
2207 Clayton Rdg Lithonia, GA	4.0	3.0	2175	$2,400	$1.10	45d	1	0.73mi
2070 Scarbrough Trl E Stone Mountain, GA	3.0	2.5	1608	$1,920	$1.19	1d	1	0.79mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	26d	1	0.83mi
5876 Old Wellborn Trce Lithonia, GA	4.0	3.0	2418	$2,200	$0.91	45d	1	0.84mi
5811 Calico Ct Lithonia, GA	4.0	2.5	2016	$2,300	$1.14	45d	1	0.84mi
5179 Scarbrough Trl W Stone Mountain, GA	4.0	3.0	1700	$1,650	$0.97	1d	1	0.85mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	14d	1	0.87mi
5883 Poplin Ct Lithonia, GA	5.0	2.0	1708	$2,350	$1.38	45d	1	0.87mi
1815 Herringbone Holw Lithonia, GA	3.0	2.0	1812	$1,750	$0.97	45d	1	0.90mi
1724 Laurel Creek Cir Lithonia, GA	3.0	2.5	1558	$1,935	$1.24	14d	1	0.99mi
2136 Sara Ashley Way Lithonia, GA	3.0	2.0	1590	$2,200	$1.38	1d	1	1.02mi

Listing history 21 events

1. 2026-05-21
   status Back On Market
2. 2026-04-03
   status Under Contract
3. 2026-03-24
   historical Active Under Contract
4. 2026-03-17
   status Back On Market
5. 2026-03-12
   historical Active Under Contract
6. 2026-02-24
   listed $230,000 New
7. 2025-11-05
   historical
8. 2025-06-18
   price $300,000
9. 2025-04-24
   price $295,000
10. 2025-03-23
    listed $325,000 New
11. 2025-03-23
    listed $325,000 Active
12. 2022-07-13
    soldstatus $320,000
13. 2022-06-06
    soldstatus $320,000 Closed
14. 2022-06-06
    soldstatus $320,000 Sold
15. 2022-05-09
    status Pending
16. 2022-05-02
    status Under Contract
17. 2022-05-02
    historical Active Under Contract
18. 2022-04-29
    listed $315,000 Active
19. 2022-04-29
    listed $315,000 New
20. 2000-09-05
    soldstatus $127,000
21. 1996-12-20
    soldstatus $96,400

ⓘ 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: $3,266 · $272/mo
• Projected year-2 tax: $3,266 · $272/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 ≥105°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: $26,016
• − Mortgage interest: −$12,884
• − Property taxes: −$3,266
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$6,691
• Taxable loss: −$2,137
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $2,176/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

+138.6% since first listed

21 events — show timeline

• 2026-05-21 Relisted — GAMLS
• 2026-04-03 Pending — GAMLS
• 2026-03-24 Contingent — GAMLS
• 2026-03-17 Relisted — GAMLS
• 2026-03-12 Contingent — GAMLS
• 2026-02-24 Listed $230,000 GAMLS
• 2025-11-05 Listing Removed — GAMLS
• 2025-06-18 Price Changed $300,000 FMLS
• 2025-04-24 Price Changed $295,000 FMLS
• 2025-03-23 Listed $325,000 FMLS
• 2025-03-23 Listed $325,000 GAMLS
• 2022-07-13 Sold (Public Records) $320,000 Public Records
• 2022-06-06 Sold (MLS) $320,000 GAMLS
• 2022-06-06 Sold (MLS) $320,000 FMLS
• 2022-05-09 Pending — FMLS
• 2022-05-02 Pending — GAMLS
• 2022-05-02 Contingent — FMLS
• 2022-04-29 Listed $315,000 GAMLS
• 2022-04-29 Listed $315,000 FMLS
• 2000-09-05 Sold (Public Records) $127,000 Public Records
• 1996-12-20 Sold (Public Records) $96,400 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,266 · -3.7% YoY. Source: county tax records.