95 Willowick Dr · Stonecrest, GA 30038

$159,000

4 bd · 3.5 ba · 2,148 sqft · Condo public records · 7 Days on market

Built 1972 $74/sqft · 18% above area Est $134k · 18% over $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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +7.0/10.0
• 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

Rare opportunity in the highly sought-after Willowick community! This beautifully updated 4-bedroom, 3.5-bath townhome features a hard-to-find layout with two spacious primary suites-each with its own private bathroom, making it ideal for multi-generational living, roommates, or maximizing rental income. Step into a home that blends comfort and functionality with style. The inviting eat-in kitchen is a true highlight, featuring a cozy fireplace, sleek stainless-steel appliances, and a modern tiled backsplash-perfect for everyday living and effortless entertaining. Just off the kitchen, a light-filled dining area opens directly to the backyard, creating a seamless indoor-outdoor flow. The ex

Key facts

• Tiled backsplash
• Ss appliances
• Real hardwoods

Tags

• EAT-IN KITCHEN
• TILED BACKSPLASH
• SS APPLIANCES
• LIGHT-FILLED DINING ROOM
• LARGE FAMILY AREA
• REAL HARDWOODS

Property features AI

Finance

• Other: Near public transport; Near shopping
• HOA & community: HOA with $225 monthly fee; HOA covers structure and grounds maintenance, pest control, and trash

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available; Cable available; High speed internet available
• Home design: Residential condominium; Built in 1972; Fixer condition
• Construction: Other construction materials; 1972 construction
• Exterior features: No notable lot features; Other roof

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: 4 bedrooms
• Flooring: Hardwood; Laminate
• Bathrooms: 3 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Roommate plan; Split bedroom plan; Two levels; One fireplace
• Laundry & utility: Washer and dryer; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 8.7% 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 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.
• Zoned schools: Stoneview Elementary School (math 6% / reading 9%, grade F, #1,125 of 1,228 statewide, top 93%, 781 students, 100% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 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 10% at this address vs 24% district-wide (-14 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); 320 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 12y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $159,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 7.0

CMA / ARV

• ARV (median comp): $134,436
• List price: $159,000
• Delta: 25.64%
• 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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,329
• Equity at exit: $23,707

10-year hold

• IRR: 10.1%
• Equity multiple: 1.84×
• Total profit: $37,577
• Equity at exit: $13,747

Cash invested: $44,520 (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 30038

• Home prices YoY: -28.0%
• Rents YoY: 4.6%
• Active inventory: 320
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$834
• Tax from tax record: −$268 /mo · $3,217/yr
• Insurance: −$66
• HOA: −$19
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $318

Break-even live

Break-even rent $1,503

Max offer price $159,000

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	3d	1	0.19mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	44d	1	0.20mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	22d	1	0.25mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	2d	15	0.26mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	0.30mi
2204 Fairington Club Dr Unit 2204 Stonecrest, GA	3.0	2.0	2000	$1,600	$0.80	5d	1	0.34mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	24d	18	0.47mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	24d	1	0.57mi
3060 Aberdeen Way Lithonia, GA	3.0	2.0	1592	$1,850	$1.16	24d	1	0.64mi
5873 Keystone Ln Lithonia, GA	3.0	2.5	1986	$2,100	$1.06	19d	1	0.68mi
5873 Keystone Ln Lithonia, GA	3.0	2.5	1986	$2,100	$1.06	44d	1	0.68mi
6067 Regent Mnr Lithonia, GA	3.0	2.5	1524	$1,700	$1.12	44d	1	0.74mi
5975 Hillvale Trl Lithonia, GA	3.0	2.0	1616	$1,900	$1.18	44d	1	0.76mi
3008 Bonnes Dr Lithonia, GA	3.0	2.5	1608	$1,800	$1.12	44d	1	0.80mi
3039 Bonnes Dr Lithonia, GA	3.0	3.0	1608	$1,995	$1.24	44d	1	0.87mi
3039 Bonnes Dr Lithonia, GA	3.0	3.0	1608	$1,995	$1.24	13d	1	0.87mi
3100 Bonnes Dr Lithonia, GA	3.0	2.5	1608	$1,800	$1.12	44d	1	0.92mi
3199 Pearce Ct Lithonia, GA	4.0	2.5	1700	$2,035	$1.20	24d	1	0.94mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,875	$1.67	44d	1	0.96mi
2770 Field Spring Dr Lithonia, GA	4.0	2.5	2242	$1,995	$0.89	44d	1	1.03mi
416 Hillandale Park Dr Lithonia, GA	3.0	2.5	1742	$1,759	$1.01	44d	1	1.06mi
6414 Shalks Crossing Dr Lithonia, GA	3.0	2.5	1580	$2,050	$1.30	5d	1	1.12mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	24d	1	1.31mi
5788 Calle Vista Dr Lithonia, GA	3.0	2.5	1593	$2,300	$1.44	19d	1	1.44mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	13d	1	1.48mi
2279 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	2678	$1,800	$0.67	13d	1	1.49mi
5876 Old Wellborn Trce Lithonia, GA	4.0	3.0	2418	$2,200	$0.91	44d	1	1.49mi
5388 Winding Glen Dr Lithonia, GA	4.0	2.5	2251	$2,230	$0.99	44d	1	1.50mi

HOA detail condo

• Monthly dues: $19 · $228/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $159,000 Active 7 DOM
2. 2026-06-17
   days on market $159,000 Active 6 DOM
3. 2026-06-16
   statusdays on market $159,000 Active 5 DOM
4. 2026-06-15
   days on market $159,000 Price Change 4 DOM
5. 2026-06-13
   pricestatusdays on marketlisting id $159,000 Price Change 2 DOM
6. 2026-06-04
   days on market $168,900 Active 17 DOM
7. 2026-06-03
   days on market $168,900 Active 16 DOM
8. 2026-06-02
   days on market $168,900 Active 15 DOM
9. 2026-06-01
   days on market $168,900 Active 14 DOM
10. 2026-05-31
    days on market $168,900 Active 13 DOM
11. 2026-05-18
    historical On Hold 1270-char remark
12. 2026-05-12
    listed $168,900 Active
13. 2026-05-11
    historical
14. 2026-05-04
    listed $168,900 New 1270-char remark
15. 2026-04-30
    historical
16. 2026-04-23
    historical $1,900
17. 2026-03-29
    listed $1,900
18. 2026-03-22
    price $173,000
19. 2025-12-29
    listed $175,000 New
20. 2025-12-02
    historical
21. 2023-03-03
    soldstatus $155,000
22. 2023-01-23
    soldstatus $155,000 Closed
23. 2023-01-23
    soldstatus $155,000 Sold
24. 2022-12-16
    status Under Contract
25. 2022-12-16
    status Pending
26. 2022-12-11
    listed $174,900 Active
27. 2022-12-11
    listed $174,900 New
28. 2022-11-05
    status Pending Offer Approval
29. 2022-11-04
    historical
30. 2022-11-04
    status Back On Market
31. 2022-09-12
    price $164,900
32. 2022-09-12
    historical On Hold
33. 2022-09-12
    status Back On Market
34. 2022-08-12
    historical On Hold
35. 2022-08-12
    status Back On Market
36. 2022-07-12
    historical On Hold
37. 2022-07-02
    historical Active Under Contract
38. 2022-06-28
    price $95,900
39. 2022-06-28
    status Back On Market
40. 2022-05-30
    status Under Contract
41. 2022-05-16
    status Back On Market
42. 2022-04-19
    historical Active Under Contract
43. 2022-04-03
    listed $104,900 New
44. 2014-10-01
    price $32,000
45. 2014-03-07
    soldstatus $32,000 Sold
46. 2014-02-12
    status Under Contract
47. 2014-02-12
    price $34,900
48. 2014-01-30
    status Back On Market
49. 2014-01-23
    status Under Contract
50. 2014-01-09
    listed $34,900 New

ⓘ 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: $3,217 · $268/mo
• Projected year-2 tax: $3,217 · $268/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 ≥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: $22,859
• − Mortgage interest: −$8,906
• − Property taxes: −$3,217
• − Insurance: −$795
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$228
• − Depreciation: −$4,625
• Taxable income: $1,430
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $3,470/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

+146.5% since first listed

43 events — show timeline

• 2026-06-13 Price Changed $159,000 GAMLS
• 2026-05-18 Delisted — GAMLS
• 2026-05-04 Listed $168,900 GAMLS
• 2026-05-04 Listed $165,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-23 Rental Removed $1,900 GAMLS
• 2026-03-29 Listed for Rent $1,900 GAMLS
• 2026-03-22 Price Changed $173,000 GAMLS
• 2025-12-29 Listed $175,000 GAMLS
• 2025-12-02 Coming Soon — GAMLS
• 2023-03-03 Sold (Public Records) $155,000 Public Records
• 2023-01-23 Sold (MLS) $155,000 GAMLS
• 2023-01-23 Sold (MLS) $155,000 FMLS
• 2022-12-16 Pending — GAMLS
• 2022-12-16 Pending — FMLS
• 2022-12-11 Listed $174,900 GAMLS
• 2022-12-11 Listed $174,900 FMLS
• 2022-11-05 Pending — GAMLS
• 2022-11-04 Listing Removed — GAMLS
• 2022-11-04 Relisted — GAMLS
• 2022-09-12 Price Changed $164,900 GAMLS
• 2022-09-12 Delisted — GAMLS
• 2022-09-12 Relisted — GAMLS
• 2022-08-12 Delisted — GAMLS
• 2022-08-12 Relisted — GAMLS
• 2022-07-12 Delisted — GAMLS
• 2022-07-02 Contingent — GAMLS
• 2022-06-28 Price Changed $95,900 GAMLS
• 2022-06-28 Relisted — GAMLS
• 2022-05-30 Pending — GAMLS
• 2022-05-16 Relisted — GAMLS
• 2022-04-19 Contingent — GAMLS
• 2022-04-03 Listed $104,900 GAMLS
• 2014-10-01 Price Changed $32,000 GAMLS
• 2014-03-07 Sold (MLS) $32,000 GAMLS
• 2014-02-12 Pending — GAMLS
• 2014-02-12 Price Changed $34,900 GAMLS
• 2014-01-30 Relisted — GAMLS
• 2014-01-23 Pending — GAMLS
• 2014-01-09 Listed $34,900 GAMLS
• 2007-10-15 Sold (Public Records) $105,000 Public Records
• 1994-01-24 Sold (Public Records) $64,500 Public Records
• 1994-01-20 Sold (Public Records) $64,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,217 · +3.1% YoY. Source: county tax records.