425 Stephenson Rd · Stonecrest, GA 30087

$191,500

3 bd · 1.0 ba · 1,007 sqft · SingleFamily public records · 15 Days on market

Built 1957 0.73 ac lot Est $189k · at est.

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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 +21.7/30.0
• ARV discount +7.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• 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

Charming and well-maintained single-story home in the heart of Stone Mountain, offering a comfortable and functional layout ideal for everyday living. This residence features three spacious bedrooms and a bright, inviting living area filled with natural light, creating a warm and welcoming atmosphere. The kitchen is thoughtfully designed with ample cabinet storage and flows easily into the main living space, making it perfect for both relaxing and entertaining. Enjoy the convenience of washer and dryer hookups and a layout that maximizes efficiency throughout. Outside, enjoy a generously sized backyard, ideal for gatherings, outdoor enjoyment, or simply unwinding. A covered carport adds additional convenience. Located just minutes from major roadways, shopping, and dining, this home offers both accessibility and value in an established community.

Key facts

• 0.73 acre lot
• Parking
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $189k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Zoned schools: 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).
• Market conditions: Rents rising (+1.3%/yr); 246 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 15 days — a 2% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $132k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,627 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $189,316
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Stephenson Rd	0.00mi	3/1.0	1,007 (0%)	1mo	$189,000	$188	99

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-15,892
• Equity at exit: $28,553

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-3,747
• Equity at exit: $16,557

Cash invested: $53,620 (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 30087

• Rents YoY: 1.3%
• Active inventory: 246
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,133 medium
• Mortgage (P&I): −$1,004
• Tax from tax record: −$308 /mo · $3,699/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $293

Break-even live

Break-even rent $1,762

Max offer price $191,500

Occupancy floor 81%

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: $47,875
• Closing costs: $5,745
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
481 Stephenson Rd Stone Mountain, GA	3.0	1.0	1396	$1,855	$1.33	5d	1	0.14mi
6445 Greenock Dr Unit 1 Stone Mountain, GA	2.0	2.5	1200	$2,450	$2.04	44d	1	0.98mi
6482 Alford Way Lithonia, GA	3.0	2.5	1446	$1,675	$1.16	15d	1	1.42mi

Listing history 8 events

1. 2026-05-04
   status Under Contract 858-char remark

   Show marketing remark (858 chars)

   Charming and well-maintained single-story home in the heart of Stone Mountain, offering a comfortable and functional layout ideal for everyday living. This residence features three spacious bedrooms and a bright, inviting living area filled with natural light, creating a warm and welcoming atmosphere. The kitchen is thoughtfully designed with ample cabinet storage and flows easily into the main living space, making it perfect for both relaxing and entertaining. Enjoy the convenience of washer and dryer hookups and a layout that maximizes efficiency throughout. Outside, enjoy a generously sized backyard, ideal for gatherings, outdoor enjoyment, or simply unwinding. A covered carport adds additional convenience. Located just minutes from major roadways, shopping, and dining, this home offers both accessibility and value in an established community.

2. 2026-04-23
   status Pending
3. 2026-04-15
   historical Active Under Contract

   Show marketing remark (858 chars)

   Charming and well-maintained single-story home in the heart of Stone Mountain, offering a comfortable and functional layout ideal for everyday living. This residence features three spacious bedrooms and a bright, inviting living area filled with natural light, creating a warm and welcoming atmosphere. The kitchen is thoughtfully designed with ample cabinet storage and flows easily into the main living space, making it perfect for both relaxing and entertaining. Enjoy the convenience of washer and dryer hookups and a layout that maximizes efficiency throughout. Outside, enjoy a generously sized backyard, ideal for gatherings, outdoor enjoyment, or simply unwinding. A covered carport adds additional convenience. Located just minutes from major roadways, shopping, and dining, this home offers both accessibility and value in an established community.

4. 2026-04-15
   historical Active Under Contract 858-char remark

   Show marketing remark (858 chars)

   Charming and well-maintained single-story home in the heart of Stone Mountain, offering a comfortable and functional layout ideal for everyday living. This residence features three spacious bedrooms and a bright, inviting living area filled with natural light, creating a warm and welcoming atmosphere. The kitchen is thoughtfully designed with ample cabinet storage and flows easily into the main living space, making it perfect for both relaxing and entertaining. Enjoy the convenience of washer and dryer hookups and a layout that maximizes efficiency throughout. Outside, enjoy a generously sized backyard, ideal for gatherings, outdoor enjoyment, or simply unwinding. A covered carport adds additional convenience. Located just minutes from major roadways, shopping, and dining, this home offers both accessibility and value in an established community.

5. 2026-04-07
   listed $191,500 New 858-char remark

   Show marketing remark (858 chars)

   Charming and well-maintained single-story home in the heart of Stone Mountain, offering a comfortable and functional layout ideal for everyday living. This residence features three spacious bedrooms and a bright, inviting living area filled with natural light, creating a warm and welcoming atmosphere. The kitchen is thoughtfully designed with ample cabinet storage and flows easily into the main living space, making it perfect for both relaxing and entertaining. Enjoy the convenience of washer and dryer hookups and a layout that maximizes efficiency throughout. Outside, enjoy a generously sized backyard, ideal for gatherings, outdoor enjoyment, or simply unwinding. A covered carport adds additional convenience. Located just minutes from major roadways, shopping, and dining, this home offers both accessibility and value in an established community.

6. 2026-04-07
   listed $191,500 Active

   Show marketing remark (858 chars)

   Charming and well-maintained single-story home in the heart of Stone Mountain, offering a comfortable and functional layout ideal for everyday living. This residence features three spacious bedrooms and a bright, inviting living area filled with natural light, creating a warm and welcoming atmosphere. The kitchen is thoughtfully designed with ample cabinet storage and flows easily into the main living space, making it perfect for both relaxing and entertaining. Enjoy the convenience of washer and dryer hookups and a layout that maximizes efficiency throughout. Outside, enjoy a generously sized backyard, ideal for gatherings, outdoor enjoyment, or simply unwinding. A covered carport adds additional convenience. Located just minutes from major roadways, shopping, and dining, this home offers both accessibility and value in an established community.

7. 2022-12-16
   historical
8. 2021-05-04
   soldstatus $131,906

ⓘ 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: $3,699 · $308/mo
• Projected year-2 tax: $3,699 · $308/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 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: $25,597
• − Mortgage interest: −$10,727
• − Property taxes: −$3,699
• − Insurance: −$958
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$5,571
• Taxable income: $547
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $3,383/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): 38,977
• Household income: $96,491
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 22% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -228.39%
• Current HPI: 204.2122
• Rent YoY: ▲ 1.30%
• 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

+45.2% since first listed

8 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-04-23 Pending — FMLS
• 2026-04-15 Contingent — FMLS
• 2026-04-15 Contingent — GAMLS
• 2026-04-07 Listed $191,500 FMLS
• 2026-04-07 Listed $191,500 GAMLS
• 2022-12-16 Rental Removed — RENT.
• 2021-05-04 Sold (Public Records) $131,906 Public Records

Property tax history

+20.3%/yr

Latest (2025): $3,699 · -1.7% YoY. Source: county tax records.