4778 Huntsman Bnd · Stonecrest, GA 30034

$279,000

3 bd · 2.0 ba · 1,598 sqft · SingleFamily public records · 13 Days on market

Built 1986 0.34 ac lot Est $233k · 20% over

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Why this score? — see what drove the F 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 +13.5/30.0
• DSCR +4.1/10.0
• Rent growth +3.0/5.0
• 1% rule +2.5/10.0
• 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

Back on market at no fault of the seller! Welcome home to this lovingly maintained gem in Decatur, proudly owned by the original owner since it was built in 1986. Tucked away in a quiet, established neighborhood, this home offers the perfect blend of comfort, space, and convenience. Situated on a gentle upward slope, the property features a flat backyard with plenty of room for entertaining, gardening, or even a future small pool. One of the true highlights of this home is the spacious, fully conditioned sunroom — a bright and versatile space that can be enjoyed year-round for relaxing, entertaining, working from home, or creating your own personal retreat. Conveniently located near s

Key facts

• Flat backyard
• 0.34 acre lot
• 2 garage spots

Tags

• FLAT BACKYARD
• FULLY CONDITIONED SUNROOM
• QUIET ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Exterior

• Parking: Detached or attached garage with 2 garage spaces; Garage with opener; Garage faces front; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Natural gas available; Sewer available; Water available
• Home design: One level; Brick 4 sides construction; Shingle roof; Resale property; Fee simple ownership; Dock: Other
• Construction: Built with brick on all sides; Shingle roof; Shed(s) on property
• Exterior features: Front porch; Rear porch; Enclosed patio/porch; Screened porch; Shed(s); Other exterior features

Interior

• Kitchen: Stone counters; Open view to family room; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; Master bathroom with double vanity and shower
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Masonry fireplace (1); Insulated windows; No common walls; Living room; Sun room
• Laundry & utility: Laundry room; Laundry area in kitchen; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $8 ($95/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (25.0% below list).
• Recommended offer: $209k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Stonecrest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — 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: Browns Mill Elementary School (math 5% / reading 24%, grade F, #988 of 1,228 statewide, top 81%, 383 students, 100% FRL); Salem Middle School (math 5% / reading 16%, grade F, #429 of 470 statewide, top 91%, 988 students, 100% FRL); Martin Luther King- Jr. High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,440 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 356 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% of the median local income ($64k/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 $8k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $279k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,173 (25.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.75% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $233,308
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4817 Huntsman Bnd	0.11mi	3/2.0	1,643 (+3%)	14mo	$240,000	$146	78
4647 Wonder Valley Trl	0.36mi	3/2.0	1,656 (+4%)	11mo	$312,000	$188	68
2963 Thompson Cir	0.38mi	4/2.0 (+1)	1,656 (+4%)	13mo	$211,000	$127	60
4515 Wonder Valley Trl	0.18mi	3/1.5	1,377 (-14%)	10mo	$197,500	$143	58
2915 Thompson Cir	0.30mi	3/3.0	1,824 (+14%)	21mo	$296,814	$163	41
3007 Riders Trl	0.51mi	3/1.0	1,791 (+12%)	23mo	$215,000	$120	33

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-46,563
• Equity at exit: $41,600

10-year hold

• IRR: -10.3%
• Equity multiple: 0.39×
• Total profit: $-47,389
• Equity at exit: $24,123

Cash invested: $78,120 (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: 356
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $8

Break-even live

Break-even rent $2,082

Max offer price $279,000

Occupancy floor 95%

Sensitivity live

Price	-10% $166	-5% $87	+0% $8	+5% $-71	+10% $-150
Rent	-10% $-157	-5% $-75	+0% $8	+5% $91	+10% $173
Rate	-1.0pp $148	-0.5pp $79	base $8	+0.5pp $-64	+1.0pp $-138

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	45d	1	0.19mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	3d	1	0.34mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	26d	1	0.51mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,233	$1.22	0d	3	0.52mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	45d	1	0.59mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	1d	1	0.64mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	45d	1	0.67mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	4d	1	0.67mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	45d	1	0.68mi
4421 Wellington Ter Decatur, GA	3.0	2.5	1704	$1,880	$1.10	0d	1	0.80mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	45d	1	0.83mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	45d	1	0.86mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	45d	1	0.96mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	14d	1	0.97mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	14d	1	0.99mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	14d	1	1.01mi
4936 Longview Run Decatur, GA	4.0	2.5	2238	$2,900	$1.30	45d	1	1.02mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	45d	1	1.02mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	22d	1	1.03mi
4948 Longview Run Decatur, GA	3.0	2.0	1892	$2,135	$1.13	6d	1	1.04mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	45d	1	1.04mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	45d	1	1.06mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	45d	1	1.09mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	26d	1	1.11mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	3d	18	1.18mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	26d	1	1.28mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,600	$1.43	26d	1	1.31mi
4955 Windsor Downs Ln Decatur, GA	4.0	2.0	1888	$2,050	$1.09	6d	1	1.34mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	45d	1	1.35mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	45d	1	1.35mi
4926 Windsor Downs Ln Decatur, GA	4.0	3.5	1675	$1,000	$0.60	0d	1	1.36mi
4116 Snapfinger Way Decatur, GA	4.0	2.0	1334	$1,719	$1.29	45d	1	1.37mi
2347 Greenway Dr Decatur, GA	3.0	2.0	1200	$1,975	$1.65	26d	1	1.39mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	22d	1	1.41mi
2450 Northmill Ln Decatur, GA	4.0	2.5	2046	$2,135	$1.04	45d	1	1.42mi
2272 Ramblewood Cir Decatur, GA	4.0	2.5	2198	$2,111	$0.96	6d	1	1.46mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	45d	1	1.46mi

Listing history 9 events

1. 2026-06-15
   days on market $279,000 Active 13 DOM
2. 2026-06-13
   days on market $279,000 Active 11 DOM
3. 2026-06-10
   status $279,000 Active 7 DOM
4. 2026-06-02
   statusdays on market $279,000 Pending 7 DOM
5. 2026-06-01
   days on market $279,000 Active 6 DOM
6. 2026-05-31
   days on market $279,000 Active 5 DOM
7. 2026-05-26
   listed $279,000 Active
8. 1986-07-18
   soldstatus $62,000
9. 1986-01-10
   soldstatus $45,175

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $2,567 · $214/mo
• Expected delta: +$1,784/yr (+$149/mo · 227.9%)

ⓘ 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 5/10 Major 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $25,101
• − Mortgage interest: −$15,628
• − Property taxes: −$783
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$8,116
• Taxable loss: −$4,838
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $1,256/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

+517.6% since first listed

3 events — show timeline

• 2026-05-26 Listed $279,000 FMLS
• 1986-07-18 Sold (Public Records) $62,000 Public Records
• 1986-01-10 Sold (Public Records) $45,175 Public Records

Property tax history

+2.0%/yr

Latest (2025): $783 · -6.0% YoY. Source: county tax records.