3078 Parc Lorraine · Stonecrest, GA 30038

$129,900

3 bd · 2.0 ba · 1,628 sqft · Condo public records · 161 Days on market

Built 1974 $80/sqft · 34% above area Est $97k · 34% over $285/mo HOA · 18% of rent

---

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 +18.9/30.0
• 1% rule +7.4/10.0
• DSCR +5.9/10.0
• Rent growth +3.7/5.0
• 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 MLS

Spacious recently renovated condominium offer low maintenance LVT in modern neutral color, electrical package includes ceiling fans, can lights and vanity lights. Kitchen offers stainless steel appliances include range, refrigerator, microwave, dishwasher, beautiful granite countertops and white cabinets with modern fixtures. A must see...NO RENTAL RESTRICTIONS.

Key facts

• Low maintenance lvt
• White cabinets
• Recently renovated

Tags

• RECENTLY RENOVATED
• LOW MAINTENANCE LVT
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WHITE CABINETS
• NO RENTAL RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 D — 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: Flat Rock Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 996 students, 100% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.6%/yr); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $898 of loan paydown is wiped out by about $4k 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 161 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 7541% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $130k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 6.7

CMA / ARV

• ARV (median comp): $97,100
• List price: $129,900
• Delta: 33.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-9,822
• Equity at exit: $19,369

10-year hold

• IRR: 4.9%
• Equity multiple: 1.39×
• Total profit: $14,191
• Equity at exit: $11,231

Cash invested: $36,372 (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: 321
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$681
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$54
• HOA: −$285
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $132

Break-even live

Break-even rent $1,448

Max offer price $129,900

Occupancy floor 87%

Sensitivity live

Price	-10% $206	-5% $169	+0% $132	+5% $95	+10% $59
Rent	-10% $4	-5% $68	+0% $132	+5% $196	+10% $260
Rate	-1.0pp $197	-0.5pp $165	base $132	+0.5pp $98	+1.0pp $64

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	23d	1	0.02mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	26d	1	0.03mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	5d	1	0.03mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	45d	1	0.04mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	4d	1	0.06mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	14d	1	0.11mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	6d	1	0.14mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	45d	1	0.25mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	45d	1	0.25mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	45d	1	0.26mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	19d	1	0.26mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	45d	1	0.26mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,535	$1.14	1d	1	0.27mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	4d	1	0.27mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	18d	1	0.27mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	26d	1	0.28mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	45d	1	0.28mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	45d	1	0.31mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	45d	1	0.31mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	26d	1	0.31mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	7d	1	0.32mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	23d	1	0.33mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	7d	1	0.33mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	20d	1	0.33mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	20d	1	0.33mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	45d	1	0.33mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	26d	1	0.34mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	45d	1	0.35mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	45d	1	0.36mi
2204 Fairington Club Dr Unit 2204 Stonecrest, GA	3.0	2.0	2000	$1,600	$0.80	7d	1	0.36mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	12d	1	0.37mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	26d	1	0.39mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	22d	1	0.39mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,733	$1.55	1d	11	0.43mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	7d	1	0.45mi
2747 Norfair Loop Lithonia, GA	2.0	3.0	2080	$1,900	$0.91	4d	1	0.45mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	1d	14	0.50mi
6067 Regent Mnr Lithonia, GA	3.0	2.5	1524	$1,700	$1.12	45d	1	0.62mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	45d	1	0.66mi
5975 Hillvale Trl Lithonia, GA	3.0	2.0	1616	$1,900	$1.18	45d	1	0.70mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $129,900 Active 161 DOM
2. 2026-06-18
   days on market $129,900 Active 158 DOM
3. 2026-06-17
   days on market $129,900 Active 157 DOM
4. 2026-06-16
   days on market $129,900 Active 156 DOM
5. 2026-06-15
   days on market $129,900 Active 155 DOM
6. 2026-06-13
   days on market $129,900 Active 153 DOM
7. 2026-06-09
   days on market $129,900 Active 149 DOM
8. 2026-06-08
   days on market $129,900 Active 148 DOM
9. 2026-06-07
   days on market $129,900 Active 147 DOM
10. 2026-06-04
    days on market $129,900 Active 144 DOM
11. 2026-06-03
    days on market $129,900 Active 143 DOM
12. 2026-06-02
    days on market $129,900 Active 142 DOM
13. 2026-06-01
    days on market $129,900 Active 141 DOM
14. 2026-05-31
    days on market $129,900 Active 140 DOM
15. 2026-04-26
    price $1,600
16. 2026-04-13
    listed $1,700
17. 2026-02-26
    price $129,900 364-char remark

    Show marketing remark (364 chars)

    Spacious recently renovated condominium offer low maintenance LVT in modern neutral color, electrical package includes ceiling fans, can lights and vanity lights. Kitchen offers stainless steel appliances include range, refrigerator, microwave, dishwasher, beautiful granite countertops and white cabinets with modern fixtures. A must see...NO RENTAL RESTRICTIONS.

18. 2026-02-26
    price $129,900 364-char remark

    Show marketing remark (364 chars)

    Spacious recently renovated condominium offer low maintenance LVT in modern neutral color, electrical package includes ceiling fans, can lights and vanity lights. Kitchen offers stainless steel appliances include range, refrigerator, microwave, dishwasher, beautiful granite countertops and white cabinets with modern fixtures. A must see...NO RENTAL RESTRICTIONS.

19. 2026-02-05
    price $134,900 364-char remark

    Show marketing remark (364 chars)

    Spacious recently renovated condominium offer low maintenance LVT in modern neutral color, electrical package includes ceiling fans, can lights and vanity lights. Kitchen offers stainless steel appliances include range, refrigerator, microwave, dishwasher, beautiful granite countertops and white cabinets with modern fixtures. A must see...NO RENTAL RESTRICTIONS.

20. 2026-02-05
    price $134,900 364-char remark

    Show marketing remark (364 chars)

    Spacious recently renovated condominium offer low maintenance LVT in modern neutral color, electrical package includes ceiling fans, can lights and vanity lights. Kitchen offers stainless steel appliances include range, refrigerator, microwave, dishwasher, beautiful granite countertops and white cabinets with modern fixtures. A must see...NO RENTAL RESTRICTIONS.

21. 2026-01-11
    listed $139,000 New 364-char remark

    Show marketing remark (364 chars)

    Spacious recently renovated condominium offer low maintenance LVT in modern neutral color, electrical package includes ceiling fans, can lights and vanity lights. Kitchen offers stainless steel appliances include range, refrigerator, microwave, dishwasher, beautiful granite countertops and white cabinets with modern fixtures. A must see...NO RENTAL RESTRICTIONS.

22. 2026-01-11
    listed $139,000 Active 364-char remark

    Show marketing remark (364 chars)

    Spacious recently renovated condominium offer low maintenance LVT in modern neutral color, electrical package includes ceiling fans, can lights and vanity lights. Kitchen offers stainless steel appliances include range, refrigerator, microwave, dishwasher, beautiful granite countertops and white cabinets with modern fixtures. A must see...NO RENTAL RESTRICTIONS.

23. 2025-12-31
    historical
24. 2025-05-07
    price $139,900
25. 2025-03-14
    listed $149,900 New
26. 2023-10-19
    soldstatus $60,000 Sold
27. 2023-10-19
    soldstatus $60,000
28. 2023-10-16
    soldstatus $60,000 Closed
29. 2023-10-02
    status Under Contract
30. 2023-09-29
    status Pending
31. 2023-09-27
    listed $64,900 New
32. 2023-09-27
    listed $64,900 Active
33. 2002-01-04
    soldstatus $83,400
34. 1994-06-28
    soldstatus $48,000

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $1,485 · $124/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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $19,384
• − Mortgage interest: −$7,276
• − Property taxes: −$1,485
• − Insurance: −$650
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − HOA: −$3,420
• − Depreciation: −$3,779
• Taxable loss: −$327
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $1,663/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

-96.7% since first listed

20 events — show timeline

• 2026-04-26 Price Changed $1,600 FMLS
• 2026-04-13 Listed for Rent $1,700 FMLS
• 2026-02-26 Price Changed $129,900 GAMLS
• 2026-02-26 Price Changed $129,900 FMLS
• 2026-02-05 Price Changed $134,900 GAMLS
• 2026-02-05 Price Changed $134,900 FMLS
• 2026-01-11 Listed $139,000 FMLS
• 2026-01-11 Listed $139,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-05-07 Price Changed $139,900 GAMLS
• 2025-03-14 Listed $149,900 GAMLS
• 2023-10-19 Sold (Public Records) $60,000 Public Records
• 2023-10-19 Sold (MLS) $60,000 GAMLS
• 2023-10-16 Sold (MLS) $60,000 FMLS
• 2023-10-02 Pending — GAMLS
• 2023-09-29 Pending — FMLS
• 2023-09-27 Listed $64,900 FMLS
• 2023-09-27 Listed $64,900 GAMLS
• 2002-01-04 Sold (Public Records) $83,400 Public Records
• 1994-06-28 Sold (Public Records) $48,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,485 · +32.7% YoY. Source: county tax records.