4700 Jakes Trl · Stonecrest, GA 30034

$235,000

3 bd · 2.5 ba · 2,052 sqft · SingleFamily public records · 66 Days on market

Built 1973 0.35 ac lot $115/sqft · 21% below area Est $296k · 21% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +5.1/10.0
• 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 split level modern style home nestled in an established Decatur neighborhood! Featuring 3 bedrooms, 2.5 bathrooms, and over 2,000 square feet of living space, this home offers endless potential for homeowners and investors alike. Step inside to find a functional floor plan with generous living areas, perfect for entertaining and everyday living. The home boasts spacious bedrooms, ample natural light, and plenty of room to customize and make your own. Situated on a large 0.35-acre lot, the property offers a sizable backyard ideal for outdoor gatherings, gardening, or future enhancements. Conveniently located near shopping, dining, schools, parks, and major highways, this property combines comfort, space, and accessibility. Whether you're looking for your next home or your next investment opportunity, this property is full of potential! Don't miss your chance to own this charming Decatur gem schedule your private showing today!

Key facts

• Near schools
• Near dining
• Sizable backyard

Tags

• SPLIT LEVEL MODERN STYLE
• FUNCTIONAL FLOOR PLAN
• SIZABLE BACKYARD
• NEAR DINING
• NEAR SCHOOLS
• NEAR PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 (+2.2%/yr); 353 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $2,383/mo this rent would consume 45% 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 $2k of loan paydown is wiped out by about $7k 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 66 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $235k implies a 213% 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 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.01% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 8.2

CMA / ARV

• ARV (median comp): $296,069
• List price: $235,000
• Delta: -20.63%
• 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
3202 Wintercreeper Dr	0.64mi	3/2.0	1,999 (-3%)	1mo	$145,700	$73	63
3127 Snapfinger Ct	0.57mi	3/2.5	2,186 (+6%)	1mo	$185,000	$85	61
2594 Treadway Dr	0.50mi	4/2.5 (+1)	1,974 (-4%)	8mo	$250,000	$127	59
2904 Pleasant Ridge Dr	0.70mi	3/2.0	1,956 (-5%)	8mo	$244,000	$125	51
2849 Snapfinger Rd	0.57mi	4/3.0 (+1)	1,925 (-6%)	7mo	$256,000	$133	50
4762 Huntsman Bnd	0.50mi	3/2.0	1,864 (-9%)	12mo	$248,350	$133	49
4480 Raleigh Dr	0.69mi	3/2.0	1,882 (-8%)	5mo	$177,000	$94	48
4402 Sebring Walk	0.71mi	4/2.5 (+1)	1,968 (-4%)	13mo	$230,000	$117	44
3094 Oxbridge Way	0.66mi	4/2.5 (+1)	2,254 (+10%)	6mo	$261,000	$116	43
4715 Wildginger Run	0.64mi	4/3.0 (+1)	1,827 (-11%)	3mo	$180,000	$99	42
3240 Corktree Trl	0.74mi	4/2.5 (+1)	1,895 (-8%)	8mo	$255,000	$135	41
5004 Jack Dr	0.73mi	4/2.5 (+1)	2,256 (+10%)	7mo	$325,000	$144	38

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-30,659
• Equity at exit: $35,039

10-year hold

• IRR: -5.4%
• Equity multiple: 0.66×
• Total profit: $-22,208
• Equity at exit: $20,319

Cash invested: $65,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,383 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$407 /mo · $4,878/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $145

Break-even live

Break-even rent $2,198

Max offer price $235,000

Occupancy floor 89%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	1d	1	0.27mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	1d	1	0.33mi
2884 Thompson Cir Decatur, GA	4.0	3.5	2868	$6,400	$2.23	24d	1	0.38mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	43d	1	0.44mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	2d	1	0.46mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	0.74mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	0.77mi
4936 Longview Run Decatur, GA	4.0	2.5	2238	$2,900	$1.30	43d	1	0.83mi
4948 Longview Run Decatur, GA	3.0	2.0	1892	$2,135	$1.13	5d	1	0.84mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	43d	1	0.89mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	24d	1	0.89mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	20d	1	0.93mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	43d	1	0.94mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	43d	1	0.96mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	43d	1	0.97mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	12d	1	0.98mi
2993 Havenwood Way Lithonia, GA	4.0	2.0	2655	$2,300	$0.87	43d	1	1.00mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	12d	1	1.01mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	24d	1	1.01mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	12d	1	1.02mi
5089 Galleon Xing Decatur, GA	4.0	2.5	2488	$2,460	$0.99	44d	1	1.10mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	43d	1	1.12mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	43d	1	1.12mi
5388 Winding Glen Dr Lithonia, GA	4.0	2.5	2251	$2,230	$0.99	43d	1	1.16mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	43d	1	1.20mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	43d	1	1.21mi
3170 Sherwood Oaks Ct Decatur, GA	4.0	2.5	2987	$3,200	$1.07	1d	1	1.25mi
4955 Windsor Downs Ln Decatur, GA	4.0	2.0	1888	$2,050	$1.09	5d	1	1.33mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	24d	1	1.40mi
2450 Northmill Ln Decatur, GA	4.0	2.5	2046	$2,135	$1.04	43d	1	1.41mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	43d	1	1.42mi
3468 Deer Trce Lithonia, GA	3.0	1.0	1886	$2,800	$1.48	24d	1	1.46mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	20d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $235,000 Active 66 DOM
2. 2026-06-17
   days on market $235,000 Active 65 DOM
3. 2026-06-16
   days on market $235,000 Active 64 DOM
4. 2026-06-15
   days on market $235,000 Active 63 DOM
5. 2026-06-13
   days on market $235,000 Active 61 DOM
6. 2026-06-09
   days on market $235,000 Active 57 DOM
7. 2026-06-08
   days on market $235,000 Active 56 DOM
8. 2026-06-07
   days on market $235,000 Active 55 DOM
9. 2026-06-04
   statusdays on market $235,000 Active 52 DOM
10. 2026-06-03
    days on market $235,000 Price Change 51 DOM
11. 2026-06-02
    days on market $235,000 Price Change 50 DOM
12. 2026-06-02
    pricestatus $235,000 Price Change 49 DOM
13. 2026-06-01
    days on market $260,000 Active 49 DOM
14. 2026-05-31
    days on market $260,000 Active 48 DOM
15. 2026-04-09
    listed $260,000 New 955-char remark

    Show marketing remark (955 chars)

    Welcome to this split level modern style home nestled in an established Decatur neighborhood! Featuring 3 bedrooms, 2.5 bathrooms, and over 2,000 square feet of living space, this home offers endless potential for homeowners and investors alike. Step inside to find a functional floor plan with generous living areas, perfect for entertaining and everyday living. The home boasts spacious bedrooms, ample natural light, and plenty of room to customize and make your own. Situated on a large 0.35-acre lot, the property offers a sizable backyard ideal for outdoor gatherings, gardening, or future enhancements. Conveniently located near shopping, dining, schools, parks, and major highways, this property combines comfort, space, and accessibility. Whether you're looking for your next home or your next investment opportunity, this property is full of potential! Don't miss your chance to own this charming Decatur gem schedule your private showing today!

16. 2008-09-12
    soldstatus $75,000
17. 1982-07-30
    soldstatus $63,300

ⓘ 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: $4,878 · $407/mo
• Projected year-2 tax: $4,878 · $407/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 5/10 Major 7 d/yr ≥105°F today · 16 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: $28,592
• − Mortgage interest: −$13,164
• − Property taxes: −$4,878
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$6,836
• Taxable loss: −$2,036
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $2,235/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

+310.7% since first listed

3 events — show timeline

• 2026-04-09 Listed $260,000 GAMLS
• 2008-09-12 Sold (Public Records) $75,000 Public Records
• 1982-07-30 Sold (Public Records) $63,300 Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,878 · +2.5% YoY. Source: county tax records.