6816 Mahonia Pl · Stonecrest, GA 30038

$219,000

4 bd · 2.5 ba · 1,708 sqft · SingleFamily public records · 10 Days on market

Built 2005 9,583 sqft lot $128/sqft · 6% below area Est $233k · 6% under $19/mo HOA · 1% of rent

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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 +11.0/30.0
• ARV discount +10.2/15.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• DSCR +3.2/10.0
• 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 6816 Mahonia Place! 4-bedroom, 3-bath home offering a spacious and functional layout. The home features large living spaces, generously sized bedrooms, and a kitchen that flows easily into the main living area-ideal for both everyday living and entertaining. The community offers scenic walking trails and beautiful ponds, great for enjoying the outdoors. This home is a great opportunity for families looking for space and convenience, as well as investors seeking a solid rental option. Conveniently located near shopping, dining, and major highways for easy access throughout Atlanta.

Key facts

• Large living spaces
• Spacious layout
• 9,583 sq ft lot

Tags

• SPACIOUS LAYOUT
• LARGE LIVING SPACES
• KITCHEN FLOWS INTO LIVING AREA
• EASY ACCESS THROUGHOUT ATLANTA

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (9.5% below list).
• Recommended offer: $198k (9.5% below list) — sets the bar for 1% rule.

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.
• 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 22d 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 32% of the median local income ($74k/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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y 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.
• Current owner paid $185k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,246 (9.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.91% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

• ARV (median comp): $232,785
• List price: $219,000
• Delta: -5.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6901 Malvern Ct	0.17mi	4/3.0	1,624 (-5%)	0mo	$245,000	$151	81
7078 Ravenwood Ln	0.06mi	4/2.5	1,932 (+13%)	1mo	$225,000	$116	75
7012 Setters Way	0.24mi	4/3.5	1,586 (-7%)	5mo	$194,000	$122	69
7074 Ravenwood Ln	0.06mi	3/2.5 (-1)	1,508 (-12%)	5mo	$240,000	$159	68
7069 Ravenwood Ln	0.08mi	3/2.0 (-1)	1,520 (-11%)	5mo	$205,000	$135	67
6684 Browns Mill Trl	0.48mi	3/2.0 (-1)	1,635 (-4%)	3mo	$245,000	$150	61
6595 Browns Mill Ferry Dr	0.44mi	3/2.0 (-1)	1,645 (-4%)	6mo	$215,000	$131	61
7037 Mahonia Pl	0.31mi	3/2.5 (-1)	1,506 (-12%)	3mo	$200,000	$133	58
4934 Serena Ct	0.75mi	4/2.5	1,750 (+2%)	6mo	$221,500	$127	56
4273 Chestnut Lake Ave	0.55mi	4/2.5	1,515 (-11%)	0mo	$240,800	$159	55
4237 Chestnut Lake Ave	0.49mi	3/2.5 (-1)	1,469 (-14%)	2mo	$200,000	$136	47
2512 Union Church Rd SW	0.69mi	3/2.0 (-1)	1,870 (+10%)	3mo	$312,000	$167	43

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.38×
• Total profit: $-37,965
• Equity at exit: $32,654

10-year hold

• IRR: -6.2%
• Equity multiple: 0.57×
• Total profit: $-26,349
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,982 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$399 /mo · $4,789/yr
• Insurance: −$91
• HOA: −$19
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-92

Break-even live

Break-even rent $2,098

Max offer price $202,806

Occupancy floor 100%

Sensitivity live

Price	-10% $32	-5% $-30	+0% $-92	+5% $-154	+10% $-216
Rent	-10% $-248	-5% $-170	+0% $-92	+5% $-13	+10% $65
Rate	-1.0pp $19	-0.5pp $-36	base $-92	+0.5pp $-148	+1.0pp $-206

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6858 Mahonia Pl Lithonia, GA	3.0	2.5	1580	$1,695	$1.07	44d	1	0.11mi
6857 Mahonia Pl Lithonia, GA	4.0	2.5	2192	$1,795	$0.82	44d	1	0.12mi
7078 Bowie Dr Lithonia, GA	4.0	2.5	1571	$1,781	$1.13	44d	1	0.14mi
7132 Bowie Dr Lithonia, GA	3.0	2.5	1571	$1,904	$1.21	13d	1	0.19mi
7152 Ravenwood Ln Lithonia, GA	4.0	3.0	1500	$1,915	$1.28	44d	1	0.21mi
6989 Setters Way Lithonia, GA	4.0	2.0	1526	$1,795	$1.18	0d	1	0.22mi
6989 Setters Way Lithonia, GA	4.0	2.0	1526	$1,795	$1.18	5d	1	0.22mi
7020 Setters Way Lithonia, GA	4.0	2.0	1573	$1,819	$1.16	44d	1	0.28mi
6957 Mahonia Pl Lithonia, GA	4.0	2.0	1560	$1,931	$1.24	44d	1	0.30mi
6940 Red Bone Way Lithonia, GA	3.0	2.5	1494	$1,949	$1.30	5d	1	0.32mi
4868 Browns Mill Ferry Rd Lithonia, GA	3.0	2.5	1606	$1,927	$1.20	44d	1	0.35mi
4848 Browns Mill Ferry Rd Lithonia, GA	4.0	3.0	1836	$2,195	$1.20	25d	1	0.36mi
7093 Mahonia Pl Lithonia, GA	3.0	2.5	1500	$1,895	$1.26	25d	1	0.41mi
6626 Browns Mill Ferry Dr Lithonia, GA	3.0	2.0	1382	$1,805	$1.31	0d	1	0.49mi
6700 Browns Mill Ferry Dr Lithonia, GA	3.0	2.0	1587	$1,765	$1.11	5d	1	0.61mi
6613 Chestnut Oaks Rdg Lithonia, GA	3.0	2.5	1438	$1,985	$1.38	5d	1	0.67mi
6274 Varnay Ct Stonecrest, GA	3.0	2.0	1427	$1,915	$1.34	16d	1	0.74mi
6354 Klondike River Rd Lithonia, GA	3.0	2.5	1521	$1,830	$1.20	44d	1	0.80mi
5014 River Overlook Way Lithonia, GA	3.0	2.5	2017	$2,060	$1.02	25d	1	0.81mi
6530 Lake Mill Ct Lithonia, GA	4.0	2.0	2233	$1,640	$0.73	13d	1	0.85mi
4436 Jackam Ridge Ct Lithonia, GA	3.0	2.0	1981	$2,080	$1.05	5d	1	0.88mi
4651 Jackam Ridge Ct Lithonia, GA	3.0	2.0	1441	$1,970	$1.37	44d	1	0.90mi
6295 Klondike River Rd Lithonia, GA	4.0	2.5	1742	$1,930	$1.11	5d	1	0.90mi
6506 Chestnut Lake Xing Lithonia, GA	4.0	2.5	2014	$2,060	$1.02	4d	1	0.91mi
6265 Leverett Dr Lithonia, GA	3.0	2.0	1378	$1,595	$1.16	25d	1	0.93mi
6467 Gina Agha Cir Lithonia, GA	5.0	2.5	1939	$2,159	$1.11	22d	1	0.98mi
6609 Carmen Ct Lithonia, GA	3.0	2.0	1633	$1,200	$0.73	18d	1	1.02mi
4675 Forest Creek Ln Lithonia, GA	4.0	2.5	1854	$2,200	$1.19	44d	1	1.04mi
4756 Golod Way Lithonia, GA	3.0	2.0	1578	$1,820	$1.15	25d	1	1.09mi
4636 Forest Creek Ln Lithonia, GA	3.0	2.5	1476	$1,650	$1.12	25d	1	1.09mi
4744 Golod Way Lithonia, GA	3.0	2.0	1584	$1,695	$1.07	44d	1	1.10mi
6215 Klondike River Rd Lithonia, GA	4.0	3.0	2048	$1,875	$0.92	5d	1	1.10mi
6625 Paula Ct Unit Labs Stonecrest, GA	4.0	2.0	1925	$2,000	$1.04	19d	1	1.11mi
4584 Garden City Dr Lithonia, GA	4.0	2.5	1958	$2,300	$1.17	0d	1	1.14mi
4393 English Loop Lithonia, GA	3.0	2.0	1820	$1,900	$1.04	20d	1	1.17mi
6269 Cathedral Ln Lithonia, GA	3.0	2.0	1328	$1,725	$1.30	13d	1	1.20mi
4609 Post Ridge Ln Lithonia, GA	3.0	2.0	1527	$1,855	$1.21	44d	1	1.28mi
4621 Latchwood Dr Lithonia, GA	3.0	2.0	1527	$1,730	$1.13	0d	1	1.33mi
4618 Idlewood Park Lithonia, GA	3.0	2.5	1684	$1,795	$1.07	21d	1	1.35mi
6950 Carleen Ct Lithonia, GA	3.0	2.0	1784	$1,945	$1.09	13d	1	1.36mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 20 events

1. 2026-05-18
   status Under Contract 598-char remark

   Show marketing remark (604 chars)

   Welcome to 6816 Mahonia Place! 4-bedroom, 3-bath home offering a spacious and functional layout. The home features large living spaces, generously sized bedrooms, and a kitchen that flows easily into the main living area—ideal for both everyday living and entertaining. The community offers scenic walking trails and beautiful ponds, great for enjoying the outdoors. This home is a great opportunity for families looking for space and convenience, as well as investors seeking a solid rental option. Conveniently located near shopping, dining, and major highways for easy access throughout Atlanta.

2. 2026-05-18
   status Pending 604-char remark

   Show marketing remark (604 chars)

   Welcome to 6816 Mahonia Place! 4-bedroom, 3-bath home offering a spacious and functional layout. The home features large living spaces, generously sized bedrooms, and a kitchen that flows easily into the main living area—ideal for both everyday living and entertaining. The community offers scenic walking trails and beautiful ponds, great for enjoying the outdoors. This home is a great opportunity for families looking for space and convenience, as well as investors seeking a solid rental option. Conveniently located near shopping, dining, and major highways for easy access throughout Atlanta.

3. 2026-05-14
   status Back On Market 598-char remark

   Show marketing remark (604 chars)

   Welcome to 6816 Mahonia Place! 4-bedroom, 3-bath home offering a spacious and functional layout. The home features large living spaces, generously sized bedrooms, and a kitchen that flows easily into the main living area—ideal for both everyday living and entertaining. The community offers scenic walking trails and beautiful ponds, great for enjoying the outdoors. This home is a great opportunity for families looking for space and convenience, as well as investors seeking a solid rental option. Conveniently located near shopping, dining, and major highways for easy access throughout Atlanta.

4. 2026-05-14
   status Active 604-char remark

   Show marketing remark (604 chars)

   Welcome to 6816 Mahonia Place! 4-bedroom, 3-bath home offering a spacious and functional layout. The home features large living spaces, generously sized bedrooms, and a kitchen that flows easily into the main living area—ideal for both everyday living and entertaining. The community offers scenic walking trails and beautiful ponds, great for enjoying the outdoors. This home is a great opportunity for families looking for space and convenience, as well as investors seeking a solid rental option. Conveniently located near shopping, dining, and major highways for easy access throughout Atlanta.

5. 2026-03-18
   status Pending 604-char remark

   Show marketing remark (598 chars)

   Welcome to 6816 Mahonia Place! 4-bedroom, 3-bath home offering a spacious and functional layout. The home features large living spaces, generously sized bedrooms, and a kitchen that flows easily into the main living area-ideal for both everyday living and entertaining. The community offers scenic walking trails and beautiful ponds, great for enjoying the outdoors. This home is a great opportunity for families looking for space and convenience, as well as investors seeking a solid rental option. Conveniently located near shopping, dining, and major highways for easy access throughout Atlanta.

6. 2026-03-18
   status Under Contract 598-char remark

   Show marketing remark (598 chars)

   Welcome to 6816 Mahonia Place! 4-bedroom, 3-bath home offering a spacious and functional layout. The home features large living spaces, generously sized bedrooms, and a kitchen that flows easily into the main living area-ideal for both everyday living and entertaining. The community offers scenic walking trails and beautiful ponds, great for enjoying the outdoors. This home is a great opportunity for families looking for space and convenience, as well as investors seeking a solid rental option. Conveniently located near shopping, dining, and major highways for easy access throughout Atlanta.

7. 2026-03-12
   listed $219,000 New 598-char remark

   Show marketing remark (604 chars)

   Welcome to 6816 Mahonia Place! 4-bedroom, 3-bath home offering a spacious and functional layout. The home features large living spaces, generously sized bedrooms, and a kitchen that flows easily into the main living area—ideal for both everyday living and entertaining. The community offers scenic walking trails and beautiful ponds, great for enjoying the outdoors. This home is a great opportunity for families looking for space and convenience, as well as investors seeking a solid rental option. Conveniently located near shopping, dining, and major highways for easy access throughout Atlanta.

8. 2026-03-12
   listed $219,000 Active 604-char remark

   Show marketing remark (604 chars)

   Welcome to 6816 Mahonia Place! 4-bedroom, 3-bath home offering a spacious and functional layout. The home features large living spaces, generously sized bedrooms, and a kitchen that flows easily into the main living area—ideal for both everyday living and entertaining. The community offers scenic walking trails and beautiful ponds, great for enjoying the outdoors. This home is a great opportunity for families looking for space and convenience, as well as investors seeking a solid rental option. Conveniently located near shopping, dining, and major highways for easy access throughout Atlanta.

9. 2025-02-13
   historical $1,650
10. 2025-01-24
    historical $1,650
11. 2025-01-24
    listed $1,650
12. 2025-01-10
    listed $1,650
13. 2025-01-10
    historical $1,750
14. 2024-12-05
    listed $1,750
15. 2024-03-21
    historical $1,750
16. 2024-02-27
    listed $1,750
17. 2021-11-10
    soldstatus $185,000
18. 2021-10-18
    soldstatus $153,000
19. 2009-12-07
    soldstatus $74,000
20. 2003-05-01
    soldstatus $1,359,400

ⓘ 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: $4,789 · $399/mo
• Projected year-2 tax: $4,789 · $399/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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,790
• − Mortgage interest: −$12,267
• − Property taxes: −$4,789
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − HOA: −$228
• − Depreciation: −$6,371
• Taxable loss: −$4,767
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $44/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

-83.9% since first listed

20 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-05-14 Relisted — GAMLS
• 2026-05-14 Relisted — FMLS
• 2026-03-18 Pending — FMLS
• 2026-03-18 Pending — GAMLS
• 2026-03-12 Listed $219,000 FMLS
• 2026-03-12 Listed $219,000 GAMLS
• 2025-02-13 Rental Removed $1,650 GAMLS
• 2025-01-24 Rental Removed $1,650 GAMLS
• 2025-01-24 Listed for Rent $1,650 GAMLS
• 2025-01-10 Listed for Rent $1,650 GAMLS
• 2025-01-10 Rental Removed $1,750 GAMLS
• 2024-12-05 Listed for Rent $1,750 GAMLS
• 2024-03-21 Rental Removed $1,750 GAMLS
• 2024-02-27 Listed for Rent $1,750 GAMLS
• 2021-11-10 Sold (Public Records) $185,000 Public Records
• 2021-10-18 Sold (Public Records) $153,000 Public Records
• 2009-12-07 Sold (Public Records) $74,000 Public Records
• 2003-05-01 Sold (Public Records) $1,359,400 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,789 · +0.7% YoY. Source: county tax records.