511 Ryan Pl · Stone Mountain, GA 30087

$239,900

3 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 16 Days on market

Built 1986 0.35 ac lot Est $252k · at est.

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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 +16.2/30.0
• ARV discount +9.6/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this split floor plan featuring 3BR/2BA! Large open family room with fireplace leading to a sunroom or office space on main floor. Step down to the spacious kitchen, open dining and laundry area! Upstairs features 3 bedrooms with new carpet and 2 bathrooms! Schedule your showing today!

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1986

Property features AI

Exterior

• Parking: 2-car garage; Kitchen-level parking access
• Utilities: Public water; Public sewer; Electricity available
• Home design: Multi-level / split-level home; Fee simple ownership
• Construction: Cedar and wood siding exterior; Composition roof; Resale property
• Exterior features: Front porch; Back yard fencing; Other exterior features

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Microwave
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms (both on the upper level); Master bath with separate tub and shower
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: One factory-built fireplace in the family room; No shared/common walls; Other interior features
• Laundry & utility: Laundry in hall; Laundry in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $197k (17.7% below list).
• Recommended offer: $197k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.1% in Stone Mountain — 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 79/100 on livability (#11 in GA, #1,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F.
• 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: Pine Ridge Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 597 students, 100% FRL); Stephenson Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 812 students, 100% FRL); Stephenson High School (math 9% / reading 25%, grade F, #277 of 424 statewide, top 67%, 1,354 students, 64% FRL) — zoned schools average 88% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 250 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 16 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $83k; list at $240k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 25% 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 $197,431 (17.7% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.82% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $251,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Ryan Pl	0.02mi	3/2.5	1,676 (-3%)	2mo	$140,000	$84	90
571 Pennylake Ln	0.13mi	3/2.5	1,862 (+8%)	12mo	$231,900	$125	69
482 Maid Marion Ln	0.47mi	3/2.5	1,776 (+3%)	4mo	$260,000	$146	68
5515 Pennybrook Trl	0.21mi	3/2.5	1,588 (-8%)	11mo	$280,000	$176	66
5745 Walter Trl	0.23mi	4/2.5 (+1)	1,916 (+11%)	1mo	$255,900	$134	63
643 Woodsong Ln	0.52mi	3/2.0	1,625 (-6%)	8mo	$245,000	$151	60
508 Jaywood Dr	0.52mi	3/2.5	1,584 (-8%)	10mo	$249,900	$158	51
5848 Navarre Ct	0.53mi	3/2.0	1,516 (-12%)	7mo	$220,000	$145	50
5809 Oakleaf Way	0.75mi	3/2.5	1,852 (+7%)	2mo	$235,000	$127	49
5802 Oakleaf Dr	0.58mi	3/2.5	1,918 (+11%)	8mo	$231,000	$120	46
425 Orchard Dr	0.48mi	4/3.0 (+1)	1,500 (-13%)	11mo	$249,900	$167	38
5332 Zachary Dr	0.74mi	4/2.5 (+1)	1,898 (+10%)	8mo	$282,900	$149	34

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-34,086
• Equity at exit: $35,770

10-year hold

• IRR: -8.4%
• Equity multiple: 0.51×
• Total profit: $-32,713
• Equity at exit: $20,742

Cash invested: $67,172 (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 30087

• Rents YoY: 1.3%
• Active inventory: 250
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $129

Break-even live

Break-even rent $1,811

Max offer price $239,900

Occupancy floor 88%

Sensitivity live

Price	-10% $265	-5% $197	+0% $129	+5% $61	+10% $-7
Rent	-10% $-27	-5% $51	+0% $129	+5% $207	+10% $285
Rate	-1.0pp $250	-0.5pp $190	base $129	+0.5pp $67	+1.0pp $4

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5612 Pennybrook Ct Stone Mountain, GA	3.0	2.0	1364	$1,941	$1.42	14d	1	0.10mi
524 Julius Dr Stone Mountain, GA	3.0	2.0	1780	$1,795	$1.01	45d	1	0.14mi
450 Pennybrook Dr Stone Mountain, GA	3.0	2.0	1404	$1,750	$1.25	26d	1	0.17mi
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	24d	1	0.36mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	13d	1	0.47mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	4d	1	0.56mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	17d	1	0.60mi
779 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1458	$1,980	$1.36	1d	1	0.62mi
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	6d	1	0.63mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	7d	1	0.63mi
697 Pepperwood Trl Stone Mountain, GA	3.0	2.0	1576	$1,650	$1.05	45d	1	0.63mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	45d	1	0.66mi
5370 Zachary Dr Stone Mountain, GA	4.0	2.0	1556	$1,150	$0.74	26d	1	0.66mi
5353 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	7d	1	0.74mi
5351 Ridgemere Ct Stone Mountain, GA	3.0	2.5	1160	$1,465	$1.26	7d	1	0.75mi
768 Fourth St Stone Mountain, GA	3.0	2.0	1200	$2,100	$1.75	7d	1	0.81mi
5280 Ridge Forest Dr Stone Mountain, GA	2.0	2.5	1170	$1,325	$1.13	45d	1	0.81mi
5290 Stonebush Ter Unit A Stone Mountain, GA	2.0	2.5	1200	$1,450	$1.21	20d	1	0.86mi
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	45d	1	0.94mi
5308 Omalley Ln Stone Mountain, GA	4.0	2.5	1950	$1,949	$1.00	45d	1	0.99mi
651 Mincey Woods Ct Stone Mountain, GA	3.0	2.0	2188	$2,150	$0.98	45d	1	1.01mi
427 Chanterelle Dr Stone Mountain, GA	3.0	2.5	1608	$1,650	$1.03	5d	1	1.07mi
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	45d	1	1.33mi
827 San Miguel Dr Stone Mountain, GA	3.0	2.0	1272	$1,550	$1.22	18d	1	1.35mi
1150 Rankin St Stone Mountain, GA	2.0–3.0	2.5	1437	$1,850	$1.29	45d	2	1.46mi
1150 Rankin St Stone Mountain, GA	2.0	2.5	1495	$1,850	$1.24	26d	1	1.49mi

Listing history 10 events

1. 2026-06-21
   days on market $239,900 Active 16 DOM
2. 2026-06-18
   days on market $239,900 Active 13 DOM
3. 2026-06-17
   days on market $239,900 Active 12 DOM
4. 2026-06-16
   days on market $239,900 Active 11 DOM
5. 2026-06-15
   days on market $239,900 Active 10 DOM
6. 2026-06-13
   days on market $239,900 Active 8 DOM
7. 2026-06-09
   days on market $239,900 Active 4 DOM
8. 2026-06-08
   days on market $239,900 Active 3 DOM
9. 2026-06-07
   remarks 305-char remark
10. 2026-06-07
    listed $239,900 Active 2 DOM

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$1,335/yr (+$111/mo · 153.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,692
• − Mortgage interest: −$13,438
• − Property taxes: −$872
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$6,979
• Taxable loss: −$2,587
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $2,169/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 — Stone Mountain

• Score: 79/100
• State rank: #11
• US rank: #1977

Category grades

Amenities B+ Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 130,941
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,977
• Household income: $96,491
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 22% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -228.39%
• Current HPI: 204.2122
• Rent YoY: ▲ 1.30%
• 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

+191.5% since first listed

7 events — show timeline

• 2026-06-04 Listed $239,900 GAMLS
• 2026-06-04 Listed $239,900 FMLS
• 2008-03-11 Sold (MLS) $82,571 FMLS
• 2007-11-06 Listed $88,900 FMLS
• 2004-04-07 Sold (Public Records) $135,000 Public Records
• 1994-01-20 Sold (Public Records) $82,388 Public Records
• 1986-12-30 Sold (Public Records) $82,300 Public Records

Property tax history

-5.8%/yr

Latest (2025): $872 · -6.4% YoY. Source: county tax records.