4741 Bob White Run · Stonecrest, GA 30038

$239,900

4 bd · 2.5 ba · 1,571 sqft · SingleFamily public records · 62 Days on market

Built 2001 6,534 sqft lot $153/sqft · at area comps Est $251k · at est. $21/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 +12.0/30.0
• ARV discount +9.5/15.0
• Rent growth +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Competitively priced 4-bedroom, 3-bathroom two-story home located in the desirable Chestnut Lake Community. The open main floor includes a private guest bedroom, a spacious living room, and a kitchen with a breakfast nook. The upstairs master suite features a generous bath and walk-in closet alongside three additional bedrooms and a conveniently placed laundry room. Secure one-car garage included. Flat and level backyard offers excellent space for entertaining and outdoor enjoyment. Community fishing lake on-site with Arabian Mountain biking and hiking trails, neighborhood parks, and Stone Crest Mall, all just minutes away. Priced to move, so schedule your showing today!

Key facts

• Walk-in closet
• Spacious living room
• 6,534 sq ft lot

Tags

• PRIVATE GUEST BEDROOM
• SPACIOUS LIVING ROOM
• KITCHEN WITH BREAKFAST NOOK
• UPSTAIRS MASTER SUITE
• WALK-IN CLOSET
• FLAT AND LEVEL BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-57 ($-686/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (16.6% below list).
• Recommended offer: $200k (16.6% 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; 38 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 33% 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

• It's been on market 62 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,143 (16.6% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

• ARV (median comp): $251,014
• List price: $239,900
• Delta: -4.43%
• 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
7012 Setters Way	0.11mi	4/3.5	1,586 (+1%)	5mo	$194,000	$122	85
7037 Mahonia Pl	0.05mi	3/2.5 (-1)	1,506 (-4%)	3mo	$200,000	$133	84
6901 Malvern Ct	0.26mi	4/3.0	1,624 (+3%)	0mo	$245,000	$151	80
4273 Chestnut Lake Ave	0.37mi	4/2.5	1,515 (-4%)	0mo	$240,800	$159	76
6684 Browns Mill Trl	0.21mi	3/2.0 (-1)	1,635 (+4%)	3mo	$245,000	$150	74
6595 Browns Mill Ferry Dr	0.17mi	3/2.0 (-1)	1,645 (+5%)	6mo	$215,000	$131	72
6716 Browns Mill Ferry Dr	0.34mi	4/3.0	1,524 (-3%)	7mo	$251,000	$165	72
7074 Ravenwood Ln	0.29mi	3/2.5 (-1)	1,508 (-4%)	5mo	$240,000	$159	70
7069 Ravenwood Ln	0.31mi	3/2.0 (-1)	1,520 (-3%)	5mo	$205,000	$135	69
4237 Chestnut Lake Ave	0.32mi	3/2.5 (-1)	1,469 (-6%)	2mo	$200,000	$136	68
6731 Browns Mill Trl	0.22mi	3/2.0 (-1)	1,398 (-11%)	4mo	$223,700	$160	61
6572 Chestnut Oaks Rdg	0.48mi	3/2.0 (-1)	1,497 (-5%)	6mo	$195,000	$130	57

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-39,225
• Equity at exit: $35,770

10-year hold

• IRR: -5.3%
• Equity multiple: 0.63×
• Total profit: $-24,896
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$259 /mo · $3,112/yr
• Insurance: −$100
• HOA: −$21
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-57

Break-even live

Break-even rent $2,074

Max offer price $229,796

Occupancy floor 98%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6957 Mahonia Pl Lithonia, GA	4.0	2.0	1560	$1,931	$1.24	43d	1	0.06mi
6940 Red Bone Way Lithonia, GA	3.0	2.5	1494	$1,949	$1.30	5d	1	0.07mi
6989 Setters Way Lithonia, GA	4.0	2.0	1526	$1,795	$1.18	5d	1	0.12mi
7020 Setters Way Lithonia, GA	4.0	2.0	1573	$1,819	$1.16	43d	1	0.13mi
7093 Mahonia Pl Lithonia, GA	3.0	2.5	1500	$1,895	$1.26	24d	1	0.14mi
7152 Ravenwood Ln Lithonia, GA	4.0	3.0	1500	$1,915	$1.28	43d	1	0.17mi
6626 Browns Mill Ferry Dr Lithonia, GA	3.0	2.0	1382	$1,820	$1.32	3d	1	0.19mi
6858 Mahonia Pl Lithonia, GA	3.0	2.5	1580	$1,695	$1.07	43d	1	0.22mi
6857 Mahonia Pl Lithonia, GA	4.0	2.5	2192	$1,795	$0.82	43d	1	0.22mi
4848 Browns Mill Ferry Rd Lithonia, GA	4.0	3.0	1836	$2,195	$1.20	24d	1	0.22mi
7132 Bowie Dr Lithonia, GA	3.0	2.5	1571	$1,904	$1.21	12d	1	0.25mi
4868 Browns Mill Ferry Rd Lithonia, GA	3.0	2.5	1606	$1,927	$1.20	43d	1	0.26mi
6700 Browns Mill Ferry Dr Lithonia, GA	3.0	2.0	1587	$1,765	$1.11	5d	1	0.31mi
7078 Bowie Dr Lithonia, GA	4.0	2.5	1571	$1,781	$1.13	43d	1	0.34mi
6613 Chestnut Oaks Rdg Lithonia, GA	3.0	2.5	1438	$1,985	$1.38	5d	1	0.42mi
6530 Lake Mill Ct Lithonia, GA	4.0	2.0	2233	$1,640	$0.73	12d	1	0.57mi
6506 Chestnut Lake Xing Lithonia, GA	4.0	2.5	2014	$2,060	$1.02	4d	1	0.64mi
6609 Carmen Ct Lithonia, GA	3.0	2.0	1633	$1,200	$0.73	17d	1	0.78mi
6354 Klondike River Rd Lithonia, GA	3.0	2.5	1521	$1,830	$1.20	43d	1	0.84mi
6625 Paula Ct Unit Labs Stonecrest, GA	4.0	2.0	1925	$2,000	$1.04	18d	1	0.85mi
6274 Varnay Ct Stonecrest, GA	3.0	2.0	1427	$1,915	$1.34	15d	1	0.87mi
6265 Leverett Dr Lithonia, GA	3.0	2.0	1378	$1,595	$1.16	24d	1	0.92mi
4393 English Loop Lithonia, GA	3.0	2.0	1820	$1,900	$1.04	19d	1	0.96mi
6295 Klondike River Rd Lithonia, GA	4.0	2.5	1742	$1,930	$1.11	5d	1	0.97mi
4651 Jackam Ridge Ct Lithonia, GA	3.0	2.0	1441	$1,970	$1.37	43d	1	0.99mi
4436 Jackam Ridge Ct Lithonia, GA	3.0	2.0	1981	$2,080	$1.05	5d	1	0.99mi
5014 River Overlook Way Lithonia, GA	3.0	2.5	2017	$2,060	$1.02	24d	1	0.99mi
4675 Forest Creek Ln Lithonia, GA	4.0	2.5	1854	$2,200	$1.19	43d	1	1.08mi
4584 Garden City Dr Lithonia, GA	4.0	2.5	1958	$2,300	$1.17	1d	1	1.09mi
6950 Carleen Ct Lithonia, GA	3.0	2.0	1784	$1,945	$1.09	12d	1	1.11mi
4636 Forest Creek Ln Lithonia, GA	3.0	2.5	1476	$1,650	$1.12	24d	1	1.11mi
6467 Gina Agha Cir Lithonia, GA	5.0	2.5	1939	$2,159	$1.11	22d	1	1.14mi
6215 Klondike River Rd Lithonia, GA	4.0	3.0	2048	$1,875	$0.92	5d	1	1.18mi
6269 Cathedral Ln Lithonia, GA	3.0	2.0	1328	$1,725	$1.30	12d	1	1.18mi
4756 Golod Way Lithonia, GA	3.0	2.0	1578	$1,820	$1.15	24d	1	1.24mi
4744 Golod Way Lithonia, GA	3.0	2.0	1584	$1,695	$1.07	43d	1	1.25mi
4609 Post Ridge Ln Lithonia, GA	3.0	2.0	1527	$1,855	$1.21	43d	1	1.31mi
4618 Idlewood Park Lithonia, GA	3.0	2.5	1684	$1,795	$1.07	20d	1	1.39mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: parking

Listing history 16 events

1. 2026-03-25
   listed $239,900 New 679-char remark

   Show marketing remark (679 chars)

   Competitively priced 4-bedroom, 3-bathroom two-story home located in the desirable Chestnut Lake Community. The open main floor includes a private guest bedroom, a spacious living room, and a kitchen with a breakfast nook. The upstairs master suite features a generous bath and walk-in closet alongside three additional bedrooms and a conveniently placed laundry room. Secure one-car garage included. Flat and level backyard offers excellent space for entertaining and outdoor enjoyment. Community fishing lake on-site with Arabian Mountain biking and hiking trails, neighborhood parks, and Stone Crest Mall, all just minutes away. Priced to move, so schedule your showing today!

2. 2026-03-25
   listed $239,900 Active 679-char remark

   Show marketing remark (679 chars)

   Competitively priced 4-bedroom, 3-bathroom two-story home located in the desirable Chestnut Lake Community. The open main floor includes a private guest bedroom, a spacious living room, and a kitchen with a breakfast nook. The upstairs master suite features a generous bath and walk-in closet alongside three additional bedrooms and a conveniently placed laundry room. Secure one-car garage included. Flat and level backyard offers excellent space for entertaining and outdoor enjoyment. Community fishing lake on-site with Arabian Mountain biking and hiking trails, neighborhood parks, and Stone Crest Mall, all just minutes away. Priced to move, so schedule your showing today!

3. 2026-01-23
   price $263,000
4. 2025-11-24
   price $268,000
5. 2025-07-25
   listed $275,000 New
6. 2022-03-01
   soldstatus $245,000
7. 2022-02-25
   soldstatus $245,000 Closed
8. 2022-02-24
   soldstatus $245,000 Sold
9. 2022-01-10
   status Pending
10. 2022-01-10
    status Under Contract
11. 2021-12-31
    listed $235,900 Active
12. 2021-12-31
    listed $235,900 New
13. 2010-10-05
    price $61,900 Reduced
14. 2010-09-25
    price $64,900 Reduced
15. 2010-04-15
    price $45,900 Reduced
16. 2006-12-29
    soldstatus $137,000

ⓘ 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: $3,112 · $259/mo
• Projected year-2 tax: $3,112 · $259/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,017
• − Mortgage interest: −$13,438
• − Property taxes: −$3,112
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$252
• − Depreciation: −$6,979
• Taxable loss: −$4,806
• Est. tax savings @ 24.0%: +$1,153
• After-tax cash flow: $467/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

+75.1% since first listed

16 events — show timeline

• 2026-03-25 Listed $239,900 FMLS
• 2026-03-25 Listed $239,900 GAMLS
• 2026-01-23 Price Changed $263,000 GAMLS
• 2025-11-24 Price Changed $268,000 GAMLS
• 2025-07-25 Listed $275,000 GAMLS
• 2022-03-01 Sold (Public Records) $245,000 Public Records
• 2022-02-25 Sold (MLS) $245,000 FMLS
• 2022-02-24 Sold (MLS) $245,000 GAMLS
• 2022-01-10 Pending — FMLS
• 2022-01-10 Pending — GAMLS
• 2021-12-31 Listed $235,900 GAMLS
• 2021-12-31 Listed $235,900 FMLS
• 2010-10-05 Price Changed $61,900 GAMLS
• 2010-09-25 Price Changed $64,900 GAMLS
• 2010-04-15 Price Changed $45,900 GAMLS
• 2006-12-29 Sold (Public Records) $137,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,112 · -37.5% YoY. Source: county tax records.