3520 Valley Chase Ct · Stonecrest, GA 30038

$199,900

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 110 Days on market

Built 1985 0.40 ac lot $145/sqft · 17% below area Est $241k · 17% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.8/10.0
• 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

Welcome to 3520 Valley Chase Ct in Stonecrest! This 3-bedroom, 2-bath, two-story home offers a functional layout with plenty of living space. The main level features a comfortable living area, a well-sized kitchen, and convenient flow for everyday living and entertaining. Upstairs, you'll find generously sized bedrooms and full baths that provide privacy and comfort.

Key facts

• 0.4 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $195k (2.3% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 32% 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 $6k 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 110 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 13y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 8.5

CMA / ARV

• ARV (median comp): $241,298
• List price: $199,900
• Delta: -17.16%
• 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
3512 Valley Chase Ct	0.02mi	3/2.0	1,341 (-3%)	6mo	$271,500	$202	89
5055 Great Meadows Rd	0.20mi	3/2.0	1,382 (0%)	7mo	$208,000	$151	85
4954 Browns Mill Rd	0.29mi	3/2.0	1,414 (+2%)	2mo	$226,500	$160	81
3449 Oak Run Dr	0.23mi	3/2.0	1,512 (+9%)	1mo	$153,500	$102	73
5209 Salem Rd	0.41mi	3/1.0	1,472 (+6%)	4mo	$70,000	$48	62
5326 Rocky Pine Dr	0.63mi	3/2.0	1,400 (+1%)	8mo	$190,000	$136	62
3599 Salem Glen Rd	0.65mi	3/2.0	1,478 (+7%)	8mo	$230,000	$156	52
5263 Salem Rd	0.44mi	3/1.0	1,175 (-15%)	4mo	$80,000	$68	47
5267 Tasman Trl	0.64mi	3/2.0	1,258 (-9%)	12mo	$159,900	$127	46
5438 Salem Springs Dr	0.74mi	3/2.5	1,560 (+13%)	3mo	$240,000	$154	39
5362 Salem Springs Dr	0.73mi	3/2.0	1,192 (-14%)	6mo	$208,000	$174	38
5388 Robertson Path	0.68mi	3/2.0	1,570 (+14%)	11mo	$229,000	$146	36

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.59×
• Total profit: $-22,846
• Equity at exit: $29,806

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $2,016
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$313 /mo · $3,751/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $99

Break-even live

Break-even rent $1,828

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3712 Salem Chapel Dr Lithonia, GA	3.0	2.5	1683	$1,650	$0.98	10d	1	0.69mi
3673 Walnut Creek Way Lithonia, GA	4.0	3.0	1692	$1,895	$1.12	2d	1	0.81mi
5238 Walnut Ct Lithonia, GA	4.0	2.5	1492	$1,940	$1.30	1d	1	0.83mi
5302 Timor Trl Lithonia, GA	3.0	2.0	1330	$1,900	$1.43	43d	1	0.91mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	24d	1	1.26mi
3199 Pearce Ct Lithonia, GA	4.0	2.5	1700	$2,035	$1.20	24d	1	1.34mi
5301 W Fairington Pkwy Lithonia, GA	1.0–3.0	1.0–2.0	1020	$1,946	$1.91	1d	37	1.34mi

Listing history 50 events

1. 2026-06-09
   days on market $199,900 Active 110 DOM
2. 2026-06-08
   days on market $199,900 Active 109 DOM
3. 2026-06-07
   days on market $199,900 Active 108 DOM
4. 2026-06-04
   days on market $199,900 Active 105 DOM
5. 2026-06-03
   days on market $199,900 Active 104 DOM
6. 2026-06-02
   days on market $199,900 Active 103 DOM
7. 2026-06-01
   days on market $199,900 Active 102 DOM
8. 2026-05-31
   days on market $199,900 Active 101 DOM
9. 2026-05-11
   price $199,900 369-char remark

   Show marketing remark (369 chars)

   Welcome to 3520 Valley Chase Ct in Stonecrest! This 3-bedroom, 2-bath, two-story home offers a functional layout with plenty of living space. The main level features a comfortable living area, a well-sized kitchen, and convenient flow for everyday living and entertaining. Upstairs, you'll find generously sized bedrooms and full baths that provide privacy and comfort.

10. 2026-04-18
    price $204,900 369-char remark

    Show marketing remark (369 chars)

    Welcome to 3520 Valley Chase Ct in Stonecrest! This 3-bedroom, 2-bath, two-story home offers a functional layout with plenty of living space. The main level features a comfortable living area, a well-sized kitchen, and convenient flow for everyday living and entertaining. Upstairs, you'll find generously sized bedrooms and full baths that provide privacy and comfort.

11. 2026-02-19
    listed $214,900 New 369-char remark

    Show marketing remark (369 chars)

    Welcome to 3520 Valley Chase Ct in Stonecrest! This 3-bedroom, 2-bath, two-story home offers a functional layout with plenty of living space. The main level features a comfortable living area, a well-sized kitchen, and convenient flow for everyday living and entertaining. Upstairs, you'll find generously sized bedrooms and full baths that provide privacy and comfort.

12. 2024-04-29
    historical
13. 2024-04-29
    historical
14. 2024-04-26
    status Back On Market
15. 2024-04-26
    status Active
16. 2024-04-15
    status Pending
17. 2024-04-09
    status Under Contract
18. 2024-02-20
    listed $190,000 Active
19. 2024-02-20
    listed $190,000 New
20. 2023-10-19
    status Under Contract
21. 2023-09-27
    status Pending Offer Approval
22. 2023-09-26
    historical Active Under Contract
23. 2023-09-26
    historical
24. 2023-09-08
    listed $195,000 New
25. 2023-02-10
    historical On Hold
26. 2023-02-10
    status Back On Market
27. 2023-01-24
    status Under Contract
28. 2023-01-04
    historical
29. 2022-12-30
    price $205,000
30. 2022-12-05
    price $219,500
31. 2022-11-05
    price $227,001
32. 2022-10-10
    price $239,000
33. 2022-09-06
    listed $205,000 New
34. 2022-09-04
    listed $255,000 New
35. 2022-06-22
    price $1,720
36. 2022-01-05
    soldstatus $7,435,817
37. 2018-01-22
    soldstatus $1,273,600
38. 2014-03-14
    price $50,000
39. 2014-03-04
    soldstatus $50,000
40. 2014-02-28
    price $50,000
41. 2014-02-27
    historical
42. 2014-02-27
    historical
43. 2014-02-25
    price $65,000
44. 2014-02-25
    soldstatus $50,000 Sold
45. 2014-02-21
    soldstatus $50,000 Sold
46. 2013-12-16
    status Back On Market
47. 2013-12-16
    status Active
48. 2013-09-19
    historical Pending Approval
49. 2013-09-19
    status Pending Offer Approval
50. 2013-09-19
    price $65,000

ⓘ 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: $3,751 · $313/mo
• Projected year-2 tax: $3,751 · $313/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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥106°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: $23,436
• − Mortgage interest: −$11,198
• − Property taxes: −$3,751
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$5,815
• Taxable loss: −$2,077
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $1,683/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

+246.4% since first listed

50 events — show timeline

• 2026-05-11 Price Changed $199,900 GAMLS
• 2026-04-18 Price Changed $204,900 GAMLS
• 2026-02-19 Listed $214,900 GAMLS
• 2024-04-29 Listing Removed — GAMLS
• 2024-04-29 Listing Removed — FMLS
• 2024-04-26 Relisted — GAMLS
• 2024-04-26 Relisted — FMLS
• 2024-04-15 Pending — FMLS
• 2024-04-09 Pending — GAMLS
• 2024-02-20 Listed $190,000 GAMLS
• 2024-02-20 Listed $190,000 FMLS
• 2023-10-19 Pending — GAMLS
• 2023-09-27 Pending — GAMLS
• 2023-09-26 Contingent — GAMLS
• 2023-09-26 Listing Removed — GAMLS
• 2023-09-08 Listed $195,000 GAMLS
• 2023-02-10 Delisted — GAMLS
• 2023-02-10 Relisted — GAMLS
• 2023-01-24 Pending — GAMLS
• 2023-01-04 Listing Removed — GAMLS
• 2022-12-30 Price Changed $205,000 GAMLS
• 2022-12-05 Price Changed $219,500 GAMLS
• 2022-11-05 Price Changed $227,001 GAMLS
• 2022-10-10 Price Changed $239,000 GAMLS
• 2022-09-06 Listed $205,000 GAMLS
• 2022-09-04 Listed $255,000 GAMLS
• 2022-06-22 Price Changed $1,720 RENT.
• 2022-01-05 Sold (Public Records) $7,435,817 Public Records
• 2018-01-22 Sold (Public Records) $1,273,600 Public Records
• 2014-03-14 Price Changed $50,000 GAMLS
• 2014-03-04 Sold (Public Records) $50,000 Public Records
• 2014-02-28 Price Changed $50,000 FMLS
• 2014-02-27 Listing Removed — GAMLS
• 2014-02-27 Listing Removed — FMLS
• 2014-02-25 Sold (MLS) $50,000 FMLS
• 2014-02-25 Price Changed $65,000 FMLS
• 2014-02-21 Sold (MLS) $50,000 GAMLS
• 2013-12-16 Relisted — GAMLS
• 2013-12-16 Relisted — FMLS
• 2013-09-19 Contingent — GAMLS
• 2013-09-19 Pending — FMLS
• 2013-09-19 Price Changed $65,000 GAMLS
• 2013-09-11 Relisted — FMLS
• 2013-09-06 Pending — FMLS
• 2013-08-26 Listed $65,000 GAMLS
• 2013-08-26 Listed $65,000 FMLS
• 2004-12-09 Sold (Public Records) $103,500 Public Records
• 1996-09-03 Sold (Public Records) $60,000 Public Records
• 1995-04-27 Sold (Public Records) $57,700 Public Records
• 1995-03-07 Sold (Public Records) $57,700 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,751 · +0.7% YoY. Source: county tax records.