3000 Parc Lorraine · Stonecrest, GA 30038

$79,900

2 bd · 2.0 ba · 1,280 sqft · Condo public records · 1 Days on market

Built 1974 $27/mo HOA · 2% 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 +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PERFECT FOR INVESTOR (Easy Cash Flow) OR AN OWNER. NO RENTAL RESTRICTIONS. This 2BR/2BA + Sunroom Condo on 1st Floor is conveniently located close to shopping, highway, schools, mall, Arabia mountain and a short commute into the city. This condo has 2 large sized bedrooms and 2 full bathrooms. The Primary bedroom is oversized with a sitting area and large walk-in closet + separate vanity area. This condo features a large living/family room with wood burning fireplace situated on a unique accent wall. The separate open concept dining onlooks the tiled galley kitchen which features all electric appliances + laundry nook with washer/dryer. This unit is ALL ELECTRIC with beautiful laminated hardwood flooring + plush carpet in the bedrooms and comes with a reserved spot in Carport. This is the perfect condo for a first time homeowner or investor; with rental incomes averaging at $1,400-$2,000 monthly. It will not last long at this price!

Key facts

• Pantry
• Sun porch
• Walk-in closet

Tags

• WALK-IN CLOSET
• PRIVATE BATH
• SUN PORCH
• ELECTRIC STOVE
• PANTRY
• WOODED AREA

Property features AI

Finance

• Financial info: Community contains 1 unit
• HOA & community: Association fee $325 annually; Association covers grounds and structure maintenance; Has association

Exterior

• Parking: Level driveway; Open parking
• Utilities: Public water; Public sewer; Electricity available (220 volts); Underground utilities
• Home design: Condominium; One level
• Construction: Stucco construction; Composition roof; Resale property
• Exterior features: Level driveway; Open parking available; Asphalt road frontage on a city street; Homeowners association community; near public transport and shopping

Interior

• Kitchen: Pantry; Electric range
• Bedrooms: Master on main; Split bedroom plan; 2 main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bathroom with separate tub and shower; 2 main-level bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Entrance foyer; One fireplace; 2+ common walls; no one below
• Laundry & utility: Laundry in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 14.6% 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 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: Flat Rock Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 996 students, 100% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 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 fast (+4.6%/yr); 320 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 + 4.6% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 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: major wind risk, 27% 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 $79,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.88% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.54%
• DSCR: 2.31
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.10×
• Total profit: $24,663
• Equity at exit: $11,913

10-year hold

• IRR: 34.7%
• Equity multiple: 4.46×
• Total profit: $77,367
• Equity at exit: $6,908

Cash invested: $22,372 (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 30038

• Home prices YoY: -28.0%
• Rents YoY: 4.6%
• Active inventory: 320
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$419
• Tax from tax record: −$157 /mo · $1,885/yr
• Insurance: −$33
• HOA: −$27
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $551

Break-even live

Break-even rent $806

Max offer price $79,900

Occupancy floor 58%

Sensitivity live

Price	-10% $596	-5% $573	+0% $551	+5% $528	+10% $506
Rent	-10% $432	-5% $491	+0% $551	+5% $610	+10% $669
Rate	-1.0pp $591	-0.5pp $571	base $551	+0.5pp $530	+1.0pp $509

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	3d	1	0.02mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.07mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	25d	1	0.07mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.07mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	22d	1	0.08mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.09mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.14mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.19mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.19mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.20mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.21mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	44d	1	0.21mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.22mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.23mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.25mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.26mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.27mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,570	$1.16	5d	1	0.28mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	18d	1	0.28mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.29mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	0.29mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	10d	1	0.32mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.33mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.33mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.34mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	25d	1	0.34mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	5d	1	0.34mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	19d	1	0.35mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.36mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	22d	1	0.38mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	19d	1	0.39mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	25d	1	0.39mi
5047 Chupp Way Cir Lithonia, GA	1.0	1.0	1700	$1,200	$0.71	2d	1	0.39mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.39mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,436	$1.28	2d	11	0.40mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,308	$1.16	2d	15	0.45mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,099	$0.83	25d	18	0.64mi
6067 Regent Mnr Lithonia, GA	3.0	2.5	1524	$1,700	$1.12	44d	1	0.66mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	44d	1	0.68mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,673	$1.17	5d	1	0.69mi

HOA detail condo

• Monthly dues: $27 · $324/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 565-char remark
2. 2026-06-18
   listed $79,900 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: $1,885 · $157/mo
• Projected year-2 tax: $1,885 · $157/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 6/10 Major 27% 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: $18,032
• − Mortgage interest: −$4,476
• − Property taxes: −$1,885
• − Insurance: −$400
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − HOA: −$324
• − Depreciation: −$2,324
• Taxable income: $5,739
• Est. tax owed @ 24.0%: −$1,377
• After-tax cash flow: $5,232/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): 43,776
• Household income: $73,694
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1168.0

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 (84%)
• Race & ethnicity: Black 84% Two or more races 10% Hispanic / Latino 5% White 4% Asian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -74.98%
• Current HPI: 192.8328
• Rent YoY: ▲ 4.60%
• 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

+77.6% since first listed

41 events — show timeline

• 2026-06-16 Listed $79,900 FMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-05-05 Relisted — GAMLS
• 2025-04-27 Listing Removed — GAMLS
• 2025-04-10 Price Changed $75,000 GAMLS
• 2025-03-01 Relisted — GAMLS
• 2025-02-11 Pending — GAMLS
• 2025-01-02 Relisted — GAMLS
• 2024-12-18 Contingent — GAMLS
• 2024-09-12 Relisted — GAMLS
• 2024-09-12 Price Changed $90,000 GAMLS
• 2024-08-30 Listing Removed — GAMLS
• 2024-07-10 Price Changed $99,500 GAMLS
• 2024-03-01 Listed $100,500 GAMLS
• 2023-10-29 Rental Removed $1,225 GAMLS
• 2023-10-02 Price Changed $1,225 GAMLS
• 2023-08-03 Listed for Rent $1,300 GAMLS
• 2023-05-23 Sold (Public Records) $96,000 Public Records
• 2023-05-23 Sold (MLS) $96,000 GAMLS
• 2023-05-23 Sold (MLS) $96,000 FMLS
• 2023-05-15 Pending — GAMLS
• 2023-04-18 Pending — FMLS
• 2023-04-17 Contingent — FMLS
• 2023-04-17 Contingent — GAMLS
• 2023-04-01 Relisted — GAMLS
• 2023-04-01 Relisted — FMLS
• 2023-03-30 Contingent — FMLS
• 2023-03-30 Contingent — GAMLS
• 2023-03-20 Listed $96,000 GAMLS
• 2023-03-20 Listed $96,000 FMLS
• 2022-04-14 Listing Removed — FMLS
• 2022-04-14 Sold (Public Records) $87,000 Public Records
• 2022-04-08 Sold (MLS) $87,000 GAMLS
• 2022-04-08 Sold (MLS) $87,000 FMLS
• 2022-03-20 Pending — FMLS
• 2022-03-20 Pending — GAMLS
• 2022-03-14 Listed $87,000 GAMLS
• 2022-03-14 Listed $87,000 FMLS
• 1999-08-19 Sold (Public Records) $62,000 Public Records
• 1996-12-20 Sold (Public Records) $49,900 Public Records
• 1980-12-02 Sold (Public Records) $45,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,885 · +7.2% YoY. Source: county tax records.