3339 Tarragon Dr · Stonecrest, GA 30034

$209,000

3 bd · 2.0 ba · 2,027 sqft · SingleFamily public records · 82 Days on market

Built 1981 0.33 ac lot $103/sqft · 25% below area Est $279k · 25% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.2/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting home located in the Decatur area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to I-20, downtown Decatur, and the greater Atlanta area while maintaining the charm of a residential neighborhood.

Key facts

• 0.33 acre lot
• Built 1981
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $196k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: Rents rising (+2.2%/yr); 353 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $2,544/mo this rent would consume 48% of the median local household income ($64k/yr) (locally 1659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 82 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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 $196,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 6.8

CMA / ARV

• ARV (median comp): $278,538
• List price: $209,000
• Delta: -24.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3288 Tarragon Dr	0.10mi	4/3.0 (+1)	2,104 (+4%)	8mo	$320,000	$152	73
3433 Hollow Tree Dr	0.20mi	4/2.0 (+1)	2,154 (+6%)	4mo	$259,900	$121	72
3489 Hollow Tree Dr	0.29mi	4/3.0 (+1)	2,024 (-0%)	8mo	$250,000	$124	70
4336 Luxembourg Dr	0.38mi	4/2.0 (+1)	2,110 (+4%)	16mo	$300,000	$142	56
3257 Greenvale Way	0.43mi	3/2.0	1,761 (-13%)	6mo	$225,000	$128	53
3127 Snapfinger Ct	0.75mi	3/2.5	2,186 (+8%)	1mo	$185,000	$85	49
3222 Wyndham Park Ct	0.53mi	3/2.0	2,286 (+13%)	7mo	$349,500	$153	48
4414 Blackbirch Ln	0.49mi	4/3.0 (+1)	1,880 (-7%)	11mo	$165,000	$88	47
4093 Chapel Mill Bnd	0.70mi	3/2.0	1,778 (-12%)	9mo	$264,900	$149	39
4236 Pepperdine Dr	0.58mi	3/3.0	1,825 (-10%)	17mo	$336,000	$184	38
4139 Casa Loma Dr	0.69mi	4/2.5 (+1)	2,294 (+13%)	2mo	$130,000	$57	37
4053 Chapel Mill Bnd	0.73mi	3/2.5	1,818 (-10%)	15mo	$306,000	$168	34

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-7,645
• Equity at exit: $31,163

10-year hold

• IRR: 5.2%
• Equity multiple: 1.37×
• Total profit: $21,701
• Equity at exit: $18,071

Cash invested: $58,520 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,544 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$384 /mo · $4,605/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $443

Break-even live

Break-even rent $1,983

Max offer price $209,000

Occupancy floor 78%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3170 Sherwood Oaks Ct Decatur, GA	4.0	2.5	2987	$3,200	$1.07	1d	1	0.71mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	1d	1	0.91mi
3577 Brycewood Dr Decatur, GA	3.0	2.5	1501	$1,950	$1.30	43d	1	0.98mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	43d	1	0.99mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	1.03mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	43d	1	1.03mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	43d	1	1.03mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	1.03mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	43d	1	1.04mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	1.04mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	2d	1	1.15mi
2884 Thompson Cir Decatur, GA	4.0	3.5	2868	$6,400	$2.23	24d	1	1.20mi
3856 Radcliffe Blvd Decatur, GA	4.0	3.0	1968	$1,995	$1.01	43d	1	1.28mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	43d	1	1.40mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,761	$1.59	1d	18	1.45mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	12d	1	1.48mi
3468 Deer Trce Lithonia, GA	3.0	1.0	1886	$2,800	$1.48	24d	1	1.48mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	43d	1	1.49mi

Listing history 42 events

1. 2026-06-17
   status $209,000 Pending 82 DOM
2. 2026-06-16
   days on market $209,000 Active Under Contract 82 DOM
3. 2026-06-15
   days on market $209,000 Active Under Contract 81 DOM
4. 2026-06-13
   statusdays on market $209,000 Active Under Contract 79 DOM
5. 2026-06-09
   days on market $209,000 Active 75 DOM
6. 2026-06-08
   days on market $209,000 Active 74 DOM
7. 2026-06-07
   days on market $209,000 Active 73 DOM
8. 2026-06-04
   days on market $209,000 Active 70 DOM
9. 2026-06-03
   days on market $209,000 Active 69 DOM
10. 2026-06-02
    days on market $209,000 Active 68 DOM
11. 2026-06-01
    days on market $209,000 Active 67 DOM
12. 2026-05-31
    days on market $209,000 Active 66 DOM
13. 2026-04-06
    status Back On Market 765-char remark

    Show marketing remark (765 chars)

    Welcome to this inviting home located in the Decatur area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to I-20, downtown Decatur, and the greater Atlanta area while maintaining the charm of a residential neighborhood.

14. 2026-04-06
    status Active 765-char remark

    Show marketing remark (765 chars)

    Welcome to this inviting home located in the Decatur area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to I-20, downtown Decatur, and the greater Atlanta area while maintaining the charm of a residential neighborhood.

15. 2026-04-02
    historical Active Under Contract 765-char remark

    Show marketing remark (765 chars)

    Welcome to this inviting home located in the Decatur area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to I-20, downtown Decatur, and the greater Atlanta area while maintaining the charm of a residential neighborhood.

16. 2026-04-02
    historical Active Under Contract 765-char remark

    Show marketing remark (765 chars)

    Welcome to this inviting home located in the Decatur area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to I-20, downtown Decatur, and the greater Atlanta area while maintaining the charm of a residential neighborhood.

17. 2026-03-26
    listed $209,000 New 765-char remark

    Show marketing remark (765 chars)

    Welcome to this inviting home located in the Decatur area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to I-20, downtown Decatur, and the greater Atlanta area while maintaining the charm of a residential neighborhood.

18. 2026-03-26
    listed $209,000 Active 765-char remark

    Show marketing remark (765 chars)

    Welcome to this inviting home located in the Decatur area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to I-20, downtown Decatur, and the greater Atlanta area while maintaining the charm of a residential neighborhood.

19. 2025-09-27
    historical $2,140
20. 2025-09-26
    listed $2,140
21. 2025-09-25
    historical $2,140
22. 2025-09-12
    price $2,140
23. 2025-09-11
    listed $2,245
24. 2021-06-16
    soldstatus $1,297,576
25. 2016-05-27
    price $79,500
26. 2016-05-27
    price $79,500
27. 2016-05-25
    status Under Contract
28. 2016-05-24
    soldstatus $79,500
29. 2016-05-20
    soldstatus $79,500 Sold
30. 2016-05-20
    price $87,500
31. 2016-05-20
    soldstatus $79,500 Sold
32. 2016-05-09
    historical Pending
33. 2016-04-13
    price $79,500,000
34. 2016-04-13
    price $87,500
35. 2016-01-21
    listed $87,500 New
36. 2016-01-21
    listed $87,500 Active
37. 2009-03-17
    soldstatus $33,500
38. 2008-04-30
    listed $69,000
39. 2006-07-17
    soldstatus $140,000
40. 2005-07-12
    soldstatus $148,000
41. 1986-12-31
    soldstatus $67,000
42. 1981-01-31
    soldstatus $51,000

ⓘ 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: $4,605 · $384/mo
• Projected year-2 tax: $4,605 · $384/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 ≥106°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: $30,524
• − Mortgage interest: −$11,707
• − Property taxes: −$4,605
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − Depreciation: −$6,080
• Taxable income: $2,202
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $4,783/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): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+309.8% since first listed

30 events — show timeline

• 2026-04-06 Relisted — GAMLS
• 2026-04-06 Relisted — FMLS
• 2026-04-02 Contingent — GAMLS
• 2026-04-02 Contingent — FMLS
• 2026-03-26 Listed $209,000 FMLS
• 2026-03-26 Listed $209,000 GAMLS
• 2025-09-27 Rental Removed $2,140 ZUMPER1
• 2025-09-26 Listed for Rent $2,140 ZUMPER1
• 2025-09-25 Rental Removed $2,140 RENTLY
• 2025-09-12 Price Changed $2,140 RENTLY
• 2025-09-11 Listed for Rent $2,245 RENTLY
• 2021-06-16 Sold (Public Records) $1,297,576 Public Records
• 2016-05-27 Price Changed $79,500 FMLS
• 2016-05-27 Price Changed $79,500 GAMLS
• 2016-05-25 Pending — GAMLS
• 2016-05-24 Sold (Public Records) $79,500 Public Records
• 2016-05-20 Sold (MLS) $79,500 GAMLS
• 2016-05-20 Price Changed $87,500 FMLS
• 2016-05-20 Sold (MLS) $79,500 FMLS
• 2016-05-09 Contingent — FMLS
• 2016-04-13 Price Changed $87,500 GAMLS
• 2016-04-13 Price Changed $79,500,000 GAMLS
• 2016-01-21 Listed $87,500 GAMLS
• 2016-01-21 Listed $87,500 FMLS
• 2009-03-17 Sold (MLS) $33,500 FMLS
• 2008-04-30 Listed $69,000 FMLS
• 2006-07-17 Sold (Public Records) $140,000 Public Records
• 2005-07-12 Sold (Public Records) $148,000 Public Records
• 1986-12-31 Sold (Public Records) $67,000 Public Records
• 1981-01-31 Sold (Public Records) $51,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,605 · +0.1% YoY. Source: county tax records.