117 Rue Fontaine · Stonecrest, GA 30038

$115,000

3 bd · 2.0 ba · 1,376 sqft · Condo public records · 80 Days on market

Built 1971 $84/sqft · 30% above area Est $89k · 30% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Description: Fully renovated 2-bedroom, 2-bath condo with updated kitchen and bathrooms, upgraded HVAC, replacement windows, and a closed-in bonus room. Modern, energy-efficient finishes throughout. Includes all appliances. Conveniently located near shopping and major highways (close to Interstate)

Key facts

• Renovated kitchen
• Upgraded hvac
• Closed-in bonus room

Tags

• RENOVATED KITCHEN
• UPGRADED HVAC
• REPLACEMENT WINDOWS
• CLOSED-IN BONUS ROOM
• ENERGY-EFFICIENT FINISHES
• INCLUDES ALL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• 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 25d 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 7y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.43% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.68%
• DSCR: 1.74
• GRM: 5.8

CMA / ARV

• ARV (median comp): $88,547
• List price: $115,000
• Delta: 29.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.39×
• Total profit: $12,622
• Equity at exit: $17,147

10-year hold

• IRR: 20.2%
• Equity multiple: 2.84×
• Total profit: $59,340
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$603
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$48
• HOA est. from 2 same-building comps: −$176
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $448

Break-even live

Break-even rent $1,077

Max offer price $115,000

Occupancy floor 68%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Rue Fontaine Lithonia, GA	2.0	2.0	1376	$1,450	$1.05	22d	1	0.01mi
46 Le Parc Fontaine Lithonia, GA	2.0	2.0	1376	$1,350	$0.98	44d	1	0.09mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	24d	18	0.24mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	44d	1	0.42mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	2d	15	0.45mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,673	$1.17	5d	1	0.49mi
5301 W Fairington Pkwy Lithonia, GA	1.0–3.0	1.0–2.0	1020	$1,946	$1.91	2d	37	0.53mi
3060 Aberdeen Way Lithonia, GA	3.0	2.0	1592	$1,850	$1.16	24d	1	0.56mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.57mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.62mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	24d	1	0.62mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.63mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	10d	1	0.66mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.66mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.67mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.68mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.69mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	24d	1	0.70mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.71mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.71mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.72mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.72mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,754	$1.57	2d	11	0.74mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	44d	1	0.75mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	0.77mi
3199 Pearce Ct Lithonia, GA	4.0	2.5	1700	$2,035	$1.20	24d	1	0.83mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.85mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.85mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.85mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	3d	1	0.88mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.93mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	24d	1	0.93mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.94mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.94mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	22d	1	0.95mi
3008 Bonnes Dr Lithonia, GA	3.0	2.5	1608	$1,800	$1.12	44d	1	0.97mi
5302 Timor Trl Lithonia, GA	3.0	2.0	1330	$1,900	$1.43	44d	1	1.00mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	1.00mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,570	$1.16	5d	1	1.02mi
3039 Bonnes Dr Lithonia, GA	3.0	3.0	1608	$1,995	$1.24	44d	1	1.03mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $115,000 Active 80 DOM
2. 2026-06-17
   days on market $115,000 Active 79 DOM
3. 2026-06-16
   days on market $115,000 Active 78 DOM
4. 2026-06-15
   days on market $115,000 Active 77 DOM
5. 2026-06-13
   days on market $115,000 Active 75 DOM
6. 2026-06-09
   days on market $115,000 Active 71 DOM
7. 2026-06-08
   days on market $115,000 Active 70 DOM
8. 2026-06-07
   days on market $115,000 Active 69 DOM
9. 2026-06-04
   days on market $115,000 Active 66 DOM
10. 2026-06-03
    days on market $115,000 Active 65 DOM
11. 2026-06-02
    days on market $115,000 Active 64 DOM
12. 2026-06-01
    days on market $115,000 Active 63 DOM
13. 2026-05-31
    days on market $115,000 Active 62 DOM
14. 2026-04-22
    price $115,000 299-char remark

    Show marketing remark (299 chars)

    Description: Fully renovated 2-bedroom, 2-bath condo with updated kitchen and bathrooms, upgraded HVAC, replacement windows, and a closed-in bonus room. Modern, energy-efficient finishes throughout. Includes all appliances. Conveniently located near shopping and major highways (close to Interstate)

15. 2026-03-29
    listed $110,000 New 299-char remark

    Show marketing remark (299 chars)

    Description: Fully renovated 2-bedroom, 2-bath condo with updated kitchen and bathrooms, upgraded HVAC, replacement windows, and a closed-in bonus room. Modern, energy-efficient finishes throughout. Includes all appliances. Conveniently located near shopping and major highways (close to Interstate)

16. 2023-10-03
    soldstatus $115,000
17. 2023-09-27
    soldstatus $115,000 Sold 901-char remark

    Show marketing remark (901 chars)

    Looking for a great place to live? So, you must see this amazing remodeled 2 bed / 2 bath condo in the quiet community of Fontaine in Lithonia with a lot of daylight. The foyer entry welcomes you to a great open concept family room and dining area. The family room has a fireplace and views out the back windows, and an extra room that can be used for a home office or a small studio. The open concept dining area is directly off the kitchen, making cooking and eating a breeze. The updated kitchen comes with all white cabinets and updates stainless steel appliances. The living quarters of the home consists of a guest bedroom, a full bathroom that is in the hallway, and the master suite. The master suite is equipped with a walk-in closet and an attached updated master bathroom. The entire condo has updated flooring and is move-in ready! Furniture conveys w/ property. Run, this won't last long!

18. 2023-09-15
    status Under Contract 901-char remark

    Show marketing remark (901 chars)

    Looking for a great place to live? So, you must see this amazing remodeled 2 bed / 2 bath condo in the quiet community of Fontaine in Lithonia with a lot of daylight. The foyer entry welcomes you to a great open concept family room and dining area. The family room has a fireplace and views out the back windows, and an extra room that can be used for a home office or a small studio. The open concept dining area is directly off the kitchen, making cooking and eating a breeze. The updated kitchen comes with all white cabinets and updates stainless steel appliances. The living quarters of the home consists of a guest bedroom, a full bathroom that is in the hallway, and the master suite. The master suite is equipped with a walk-in closet and an attached updated master bathroom. The entire condo has updated flooring and is move-in ready! Furniture conveys w/ property. Run, this won't last long!

19. 2023-08-29
    listed $120,000 New 901-char remark

    Show marketing remark (901 chars)

    Looking for a great place to live? So, you must see this amazing remodeled 2 bed / 2 bath condo in the quiet community of Fontaine in Lithonia with a lot of daylight. The foyer entry welcomes you to a great open concept family room and dining area. The family room has a fireplace and views out the back windows, and an extra room that can be used for a home office or a small studio. The open concept dining area is directly off the kitchen, making cooking and eating a breeze. The updated kitchen comes with all white cabinets and updates stainless steel appliances. The living quarters of the home consists of a guest bedroom, a full bathroom that is in the hallway, and the master suite. The master suite is equipped with a walk-in closet and an attached updated master bathroom. The entire condo has updated flooring and is move-in ready! Furniture conveys w/ property. Run, this won't last long!

20. 2023-07-16
    historical
21. 2023-06-29
    price $120,000
22. 2023-06-15
    price $129,000
23. 2023-05-22
    price $133,000
24. 2023-05-22
    status Back On Market
25. 2023-05-05
    status Under Contract
26. 2023-04-29
    status Back On Market
27. 2023-04-19
    status Under Contract
28. 2023-04-07
    price $139,000
29. 2023-02-28
    status Back On Market
30. 2023-02-28
    status Under Contract
31. 2023-02-17
    listed $149,000 New
32. 2022-12-31
    historical
33. 2022-12-03
    price $149,000
34. 2022-09-30
    status Back On Market
35. 2022-09-30
    status Under Contract
36. 2022-09-23
    status Back On Market
37. 2022-08-31
    status Under Contract
38. 2022-08-18
    status Back On Market
39. 2022-08-11
    status Under Contract
40. 2022-08-05
    price $153,000
41. 2022-08-02
    price $157,000
42. 2022-07-26
    status Back On Market
43. 2022-07-25
    status Under Contract
44. 2022-07-08
    listed $159,000 New
45. 2019-08-06
    soldstatus $37,300
46. 2019-08-06
    soldstatus $37,250
47. 2019-07-31
    soldstatus $37,250 Sold
48. 2019-07-29
    status Under Contract
49. 2019-07-29
    soldstatus $37,250 Closed
50. 2019-07-02
    status Pending

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$769/yr (+$64/mo · 265.6%)

ⓘ 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 ≥105°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: $19,727
• − Mortgage interest: −$6,442
• − Property taxes: −$289
• − Insurance: −$575
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − HOA: −$2,112
• − Depreciation: −$3,345
• Taxable income: $3,807
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,458/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

+203.4% since first listed

41 events — show timeline

• 2026-04-22 Price Changed $115,000 GAMLS
• 2026-03-29 Listed $110,000 GAMLS
• 2023-10-03 Sold (Public Records) $115,000 Public Records
• 2023-09-27 Sold (MLS) $115,000 GAMLS
• 2023-09-15 Pending — GAMLS
• 2023-08-29 Listed $120,000 GAMLS
• 2023-07-16 Listing Removed — GAMLS
• 2023-06-29 Price Changed $120,000 GAMLS
• 2023-06-15 Price Changed $129,000 GAMLS
• 2023-05-22 Price Changed $133,000 GAMLS
• 2023-05-22 Relisted — GAMLS
• 2023-05-05 Pending — GAMLS
• 2023-04-29 Relisted — GAMLS
• 2023-04-19 Pending — GAMLS
• 2023-04-07 Price Changed $139,000 GAMLS
• 2023-02-28 Relisted — GAMLS
• 2023-02-28 Pending — GAMLS
• 2023-02-17 Listed $149,000 GAMLS
• 2022-12-31 Listing Removed — GAMLS
• 2022-12-03 Price Changed $149,000 GAMLS
• 2022-09-30 Relisted — GAMLS
• 2022-09-30 Pending — GAMLS
• 2022-09-23 Relisted — GAMLS
• 2022-08-31 Pending — GAMLS
• 2022-08-18 Relisted — GAMLS
• 2022-08-11 Pending — GAMLS
• 2022-08-05 Price Changed $153,000 GAMLS
• 2022-08-02 Price Changed $157,000 GAMLS
• 2022-07-26 Relisted — GAMLS
• 2022-07-25 Pending — GAMLS
• 2022-07-08 Listed $159,000 GAMLS
• 2019-08-06 Sold (Public Records) $37,250 Public Records
• 2019-08-06 Sold (Public Records) $37,300 Public Records
• 2019-07-31 Sold (MLS) $37,250 GAMLS
• 2019-07-29 Pending — GAMLS
• 2019-07-29 Sold (MLS) $37,250 FMLS
• 2019-07-02 Pending — FMLS
• 2019-06-18 Listed $38,000 GAMLS
• 2019-06-12 Listed $38,000 FMLS
• 2002-10-15 Sold (Public Records) $80,200 Public Records
• 1995-01-19 Sold (Public Records) $37,900 Public Records

Property tax history

-7.5%/yr

Latest (2025): $289 · -86.2% YoY. Source: county tax records.