523 Barbashela Cir · Stone Mountain, GA 30088

$259,900

4 bd · 3.5 ba · 3,266 sqft · SingleFamily public records · 39 Days on market

Built 1971 0.43 ac lot $80/sqft · 12% below area Est $297k · 12% under

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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).

• ARV discount +13.1/15.0
• Cash flow +11.5/30.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Take advantage of this spacious and well-maintained 4-bedroom, 3.5-bathroom split-level home situated in the established Mountain Valley community of Stone Mountain. Featuring a classic four-side brick exterior, this traditional residence offers a functional layout perfect for families or multi-generational living. The main level welcomes you with beautiful hardwood flooring, a bright formal living room, and a separate dining area that flows into a masterfully designed kitchen featuring an island cooktop and ample cabinet space. Just a few steps down, the expansive family room serves as the heart of the home, anchored by a cozy floor-to-ceiling brick fireplace. French doors lead to a versat

Key facts

• Hardwood flooring
• Partial basement
• Versatile sunroom

Tags

• FOUR-SIDE BRICK EXTERIOR
• HARDWOOD FLOORING
• VERSATILE SUNROOM
• PRIVATE LUSH BACKYARD
• 2-CAR BUILT-IN GARAGE
• PARTIAL BASEMENT

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Attached garage; 2 parking spaces (total)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence (house); Resale property; 4-side brick split-level appearance (per directions / listing notes)
• Construction: Built in 1971; Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Sloped lot

Interior

• Kitchen: Cooktop; Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Multi/split levels; Fireplace in the family room; Separate dining room; Basement: None; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (12.1% below list).
• Recommended offer: $228k (12.1% below list) — sets the bar for 1% rule.

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: Rockbridge Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 894 students, 100% FRL); Stone Mountain Middle School (math 12% / reading 15%, grade F, #407 of 470 statewide, top 87%, 1,072 students, 100% FRL); Stone Mountain High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 1,202 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 (+3.7%/yr); 220 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 39% of the median local income ($70k/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

• It's been on market 39 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $101k; list at $260k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $228,380 (12.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (median comp): $296,918
• List price: $259,900
• Delta: -12.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Barbashela Dr	0.14mi	5/3.0 (+1)	3,467 (+6%)	16mo	$285,000	$82	64
4853 Pine Shadows Dr	0.32mi	5/3.0 (+1)	3,030 (-7%)	8mo	$219,000	$72	60
5013 Owen Mill Ln	0.46mi	4/2.5	2,816 (-14%)	7mo	$346,900	$123	45

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-45,794
• Equity at exit: $38,752

10-year hold

• IRR: -8.4%
• Equity multiple: 0.46×
• Total profit: $-39,566
• Equity at exit: $22,471

Cash invested: $72,772 (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 30088

• Rents YoY: 3.7%
• Active inventory: 220
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$418 /mo · $5,020/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-85

Break-even live

Break-even rent $2,392

Max offer price $244,820

Occupancy floor 99%

Sensitivity live

Price	-10% $62	-5% $-12	+0% $-85	+5% $-159	+10% $-232
Rent	-10% $-266	-5% $-176	+0% $-85	+5% $5	+10% $95
Rate	-1.0pp $46	-0.5pp $-19	base $-85	+0.5pp $-153	+1.0pp $-221

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5002 Post Road Ct Stone Mountain, GA	4.0	2.5	3579	$2,130	$0.60	5d	1	0.82mi
855 Lost Creek Cir Stone Mountain, GA	4.0	2.5	2619	$1,946	$0.74	45d	1	1.05mi

Listing history 12 events

1. 2026-06-21
   pricestatusdays on market $259,900 Active 39 DOM
2. 2026-06-18
   status $269,900 Back On Market 36 DOM
3. 2026-06-02
   status $269,900 Under Contract 36 DOM
4. 2026-06-01
   days on market $269,900 Active 36 DOM
5. 2026-05-31
   days on market $269,900 Active 35 DOM
6. 2026-05-14
   price $269,900 1155-char remark
7. 2026-05-12
   status Back On Market 1155-char remark
8. 2026-05-07
   status Under Contract 1155-char remark
9. 2026-04-21
   listed $274,900 New 1155-char remark
10. 1996-03-04
    soldstatus $101,000
11. 1987-05-15
    soldstatus $83,900
12. 1981-07-24
    soldstatus $68,000

ⓘ 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: $5,020 · $418/mo
• Projected year-2 tax: $5,020 · $418/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $27,406
• − Mortgage interest: −$14,558
• − Property taxes: −$5,020
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$7,561
• Taxable loss: −$5,418
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $276/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): 29,240
• Household income: $70,325
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1106.0

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% White 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Swedish 1% Russian 1%
• Foreign-born: 11% · Canada
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -169.92%
• Current HPI: 206.5421
• Rent YoY: ▲ 3.72%
• 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

+282.2% since first listed

10 events — show timeline

• 2026-06-18 Price Changed $259,900 GAMLS
• 2026-06-18 Relisted — GAMLS
• 2026-06-01 Pending — GAMLS
• 2026-05-14 Price Changed $269,900 GAMLS
• 2026-05-12 Relisted — GAMLS
• 2026-05-07 Pending — GAMLS
• 2026-04-21 Listed $274,900 GAMLS
• 1996-03-04 Sold (Public Records) $101,000 Public Records
• 1987-05-15 Sold (Public Records) $83,900 Public Records
• 1981-07-24 Sold (Public Records) $68,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $5,020 · +0.0% YoY. Source: county tax records.