4101 Fairington Club Dr #4101 · Stonecrest, GA 30038

$120,000

3 bd · 2.0 ba · 1,232 sqft · Condo · 38 Days on market

Built 2007 $97/sqft · 12% below area Est $137k · 12% under $150/mo HOA · 9% 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 +25.6/30.0
• ARV discount +12.9/15.0
• DSCR +8.5/10.0
• 1% rule +8.3/10.0
• 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

Spacious 3 bedroom, 2 bathroom condominium in the Fairington Club community. This home features low-maintenance vinyl flooring throughout, a galley-style kitchen with a laundry room nearby, and a separate dining area that opens into a large living room, creating a comfortable flow for daily living. The versatile third bedroom can serve as a guest room, home office, or flex space. Located in a well-established community, this condo is close to parks, schools, shopping, and public transportation, offering convenient access to everything Lithonia has to offer. Ideal for those seeking space, comfort, and affordability in a great location.

Key facts

• Vinyl flooring
• Galley-style kitchen
• Laundry room

Tags

• VINYL FLOORING
• GALLEY-STYLE KITCHEN
• LAUNDRY ROOM
• SEPARATE DINING AREA
• LARGE LIVING ROOM
• THIRD BEDROOM

Property features AI

Finance

• Other: Unit is part of a community with single unit in this listing record; Road surface: paved/asphalt; Directions available
• HOA & community: Monthly association fee of $150; Association covers grounds and structure maintenance; Homeowners association; Community features include sidewalks and proximity to shopping and transit

Exterior

• Parking: 2 parking spaces; Parking pad; Unassigned parking
• Utilities: Public water; Public sewer; 110-volt electric; Water, sewer, electricity and cable available
• Home design: Condominium; One level; Resale
• Construction: Vinyl siding and brick exterior; Composition roof; Other roof material; Slab foundation; Built as part of a condominium community
• Exterior features: Storage; Breezeway; Paved/asphalt roads; Curbs; Sidewalks; Near shopping; Near public transport

Interior

• Kitchen: Pantry; View to family room; Other surface counters; Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 main-level bedrooms; Master on main; Roommate floor plan
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closets; Double pane windows; 2+ common walls
• Laundry & utility: Washer and dryer included; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 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: Fairington Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 546 students, 100% FRL); Salem Middle School (math 5% / reading 16%, grade F, #429 of 470 statewide, top 91%, 988 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 8% at this address vs 24% district-wide (-16 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); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $30k; list at $120k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.33% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 6.3

CMA / ARV

• ARV (median comp): $136,526
• List price: $120,000
• Delta: -12.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,364
• Equity at exit: $17,892

10-year hold

• IRR: 12.5%
• Equity multiple: 2.07×
• Total profit: $36,026
• Equity at exit: $10,375

Cash invested: $33,600 (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: 321
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$150
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $284

Break-even live

Break-even rent $1,240

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $367	-5% $325	+0% $284	+5% $242	+10% $201
Rent	-10% $158	-5% $221	+0% $284	+5% $347	+10% $410
Rate	-1.0pp $344	-0.5pp $314	base $284	+0.5pp $253	+1.0pp $221

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	45d	1	0.03mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	45d	1	0.03mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	45d	1	0.16mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.18mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	18d	1	0.18mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,535	$1.14	0d	1	0.19mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	11d	1	0.20mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	6d	1	0.21mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	45d	1	0.21mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	45d	1	0.22mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	45d	1	0.22mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	19d	1	0.23mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.23mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	22d	1	0.23mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	25d	1	0.23mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	6d	1	0.24mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	4d	1	0.25mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	6d	1	0.26mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	45d	1	0.27mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	20d	1	0.27mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	6d	1	0.29mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	5d	1	0.30mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	25d	1	0.35mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	45d	1	0.36mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	14d	1	0.38mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	25d	1	0.47mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,643	$1.15	0d	1	0.51mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	0d	14	0.53mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	45d	1	0.56mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	20d	1	0.60mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	25d	18	0.61mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	45d	1	0.62mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	23d	1	0.63mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,733	$1.55	0d	11	0.65mi
46 Le Parc Fontaine Lithonia, GA	2.0	2.0	1376	$1,350	$0.98	45d	1	0.77mi
129 Rue Fontaine Lithonia, GA	2.0	2.0	1376	$1,450	$1.05	23d	1	0.85mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	45d	1	0.98mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,600	$1.43	45d	1	1.10mi
5301 W Fairington Pkwy Lithonia, GA	1.0–3.0	1.0–2.0	1020	$1,946	$1.91	3d	37	1.10mi
5302 Timor Trl Lithonia, GA	3.0	2.0	1330	$1,900	$1.43	45d	1	1.21mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $120,000 Active 38 DOM
2. 2026-06-18
   days on market $120,000 Active 35 DOM
3. 2026-06-17
   days on market $120,000 Active 34 DOM
4. 2026-06-16
   days on market $120,000 Active 33 DOM
5. 2026-06-15
   days on market $120,000 Active 32 DOM
6. 2026-06-13
   days on market $120,000 Active 30 DOM
7. 2026-06-09
   days on market $120,000 Active 26 DOM
8. 2026-06-08
   days on market $120,000 Active 25 DOM
9. 2026-06-07
   days on market $120,000 Active 24 DOM
10. 2026-06-04
    days on market $120,000 Active 21 DOM
11. 2026-06-03
    days on market $120,000 Active 20 DOM
12. 2026-06-02
    days on market $120,000 Active 19 DOM
13. 2026-06-01
    days on market $120,000 Active 18 DOM
14. 2026-05-31
    days on market $120,000 Active 17 DOM
15. 2026-05-14
    listed $120,000 Active 642-char remark

    Show marketing remark (642 chars)

    Spacious 3 bedroom, 2 bathroom condominium in the Fairington Club community. This home features low-maintenance vinyl flooring throughout, a galley-style kitchen with a laundry room nearby, and a separate dining area that opens into a large living room, creating a comfortable flow for daily living. The versatile third bedroom can serve as a guest room, home office, or flex space. Located in a well-established community, this condo is close to parks, schools, shopping, and public transportation, offering convenient access to everything Lithonia has to offer. Ideal for those seeking space, comfort, and affordability in a great location.

16. 2026-05-14
    listed $120,000 New 642-char remark

    Show marketing remark (642 chars)

    Spacious 3 bedroom, 2 bathroom condominium in the Fairington Club community. This home features low-maintenance vinyl flooring throughout, a galley-style kitchen with a laundry room nearby, and a separate dining area that opens into a large living room, creating a comfortable flow for daily living. The versatile third bedroom can serve as a guest room, home office, or flex space. Located in a well-established community, this condo is close to parks, schools, shopping, and public transportation, offering convenient access to everything Lithonia has to offer. Ideal for those seeking space, comfort, and affordability in a great location.

17. 2026-04-30
    historical
18. 2026-04-30
    historical
19. 2026-01-23
    price $120,000
20. 2026-01-23
    price $120,000
21. 2025-12-08
    listed $135,000 Active
22. 2025-12-08
    listed $135,000 New
23. 2010-07-02
    historical
24. 2010-06-15
    soldstatus $30,000 Sold
25. 2010-05-29
    status Pending
26. 2010-05-28
    historical Contingent - Due Diligence
27. 2010-04-29
    listed $39,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 19 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: $19,187
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − HOA: −$1,800
• − Depreciation: −$3,491
• Taxable income: $1,704
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $2,997/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

+200.8% since first listed

13 events — show timeline

• 2026-05-14 Listed $120,000 FMLS
• 2026-05-14 Listed $120,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-30 Listing Removed — FMLS
• 2026-01-23 Price Changed $120,000 GAMLS
• 2026-01-23 Price Changed $120,000 FMLS
• 2025-12-08 Listed $135,000 GAMLS
• 2025-12-08 Listed $135,000 FMLS
• 2010-07-02 Listing Removed — FMLS
• 2010-06-15 Sold (MLS) $30,000 FMLS
• 2010-05-29 Pending — FMLS
• 2010-05-28 Contingent — FMLS
• 2010-04-29 Listed $39,900 FMLS