2915 Snapfinger Mnr · Stonecrest, GA 30035

$169,900

3 bd · 2.5 ba · 1,632 sqft · Condo public records · 50 Days on market

Built 2004 $104/sqft · 9% below area Est $187k · 9% under $240/mo HOA · 11% of rent ↓ 15% since listing

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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 +26.1/30.0
• ARV discount +11.6/15.0
• DSCR +8.8/10.0
• 1% rule +7.6/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 2- and 1/2bath townhome located in a gated community offering added security and a well-maintained neighborhood setting. Enjoy a generously sized kitchen with a pantry, plus an open-concept family room with plenty of space for relaxing or entertaining. The primary bedroom features a vaulted ceiling and a nice-sized closet for added comfort and storage. Designated parking spaces are conveniently located right outside your door. Residents also enjoy access to a charming gazebo area that may be reserved for gatherings, while the community handles exterior maintenance for easy, low-maintenance living. Conveniently located with quick access to I-285, I-20, shopping, dining, a

Key facts

• Gated community
• Charming gazebo area
• $240 HOA

Tags

• GATED COMMUNITY
• GENEROUSLY SIZED KITCHEN
• OPEN-CONCEPT FAMILY ROOM
• DESIGNATED PARKING SPACES
• CHARMING GAZEBO AREA

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Association fee covers structure and grounds maintenance

Exterior

• Parking: Garage (1 parking space)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Townhouse (residential); Two levels; Resale property
• Construction: Built in 2004; Vinyl siding; Composition roof
• Exterior features: No notable lot features; Sidewalks; Street lights

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Separate shower; Soaking tub; Fireplace (1)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Fairington Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 546 students, 100% FRL); Miller Grove Middle School (math 8% / reading 18%, grade F, #410 of 470 statewide, top 87%, 722 students, 100% FRL); Miller Grove High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 1,188 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 7% at this address vs 24% district-wide (-17 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 flat; 180 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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).
• This rent runs 39% of the median local income ($67k/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 $5k 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 50 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.26% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 6.6

CMA / ARV

• ARV (median comp): $186,897
• List price: $169,900
• Delta: -9.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,584
• Equity at exit: $25,333

10-year hold

• IRR: 4.4%
• Equity multiple: 1.29×
• Total profit: $13,881
• Equity at exit: $14,690

Cash invested: $47,572 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 180
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$891
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$71
• HOA: −$240
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $430

Break-even live

Break-even rent $1,605

Max offer price $169,900

Occupancy floor 75%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	3d	1	0.11mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	0.18mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	0.21mi
4936 Longview Run Decatur, GA	4.0	2.5	2238	$2,900	$1.30	44d	1	0.31mi
4948 Longview Run Decatur, GA	3.0	2.0	1892	$2,135	$1.13	5d	1	0.33mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	44d	1	0.35mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	21d	1	0.37mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	44d	1	0.38mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	24d	1	0.41mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	44d	1	0.41mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	44d	1	0.42mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	13d	1	0.43mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	13d	1	0.45mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	13d	1	0.47mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	44d	1	0.51mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	44d	1	0.58mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	1d	18	0.62mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	2d	1	0.71mi
4955 Windsor Downs Ln Decatur, GA	4.0	2.0	1888	$2,050	$1.09	5d	1	0.77mi
2450 Northmill Ln Decatur, GA	4.0	2.5	2046	$2,135	$1.04	44d	1	0.85mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	44d	1	0.86mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	1d	1	0.89mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	21d	1	0.93mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	24d	1	0.94mi
2272 Ramblewood Cir Decatur, GA	4.0	2.5	2198	$2,111	$0.96	5d	1	1.08mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,235	$1.22	2d	4	1.10mi
5049 Donnell Way Decatur, GA	3.0	2.0	1566	$1,923	$1.23	44d	1	1.11mi
2314 Hampton Dr Decatur, GA	3.0	3.0	1600	$2,030	$1.27	44d	1	1.12mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	3d	1	1.16mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	44d	1	1.17mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	1.22mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	1.24mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	24d	1	1.28mi
5301 W Fairington Pkwy Lithonia, GA	1.0–3.0	1.0–2.0	1020	$1,946	$1.91	2d	37	1.48mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	44d	1	1.48mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Likely covers: exterior maint.security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $169,900 Active 50 DOM
2. 2026-06-17
   days on market $169,900 Active 49 DOM
3. 2026-06-16
   days on market $169,900 Active 48 DOM
4. 2026-06-15
   days on market $169,900 Active 47 DOM
5. 2026-06-13
   days on market $169,900 Active 45 DOM
6. 2026-06-09
   days on market $169,900 Active 41 DOM
7. 2026-06-08
   days on market $169,900 Active 40 DOM
8. 2026-06-07
   statusdays on market $169,900 Active 39 DOM
9. 2026-06-04
   days on market $169,900 Price Change 36 DOM
10. 2026-06-03
    days on market $169,900 Price Change 35 DOM
11. 2026-06-02
    pricestatusdays on market $169,900 Price Change 34 DOM
12. 2026-06-01
    days on market $199,900 Active 33 DOM
13. 2026-05-31
    days on market $199,900 Active 32 DOM
14. 2026-04-29
    listed $199,900 New 900-char remark

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$767/yr (+$64/mo · 96.4%)

ⓘ 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 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: $25,789
• − Mortgage interest: −$9,517
• − Property taxes: −$796
• − Insurance: −$850
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − HOA: −$2,880
• − Depreciation: −$4,943
• Taxable income: $2,678
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $4,514/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): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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 (91%)
• Race & ethnicity: Black 91% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

-15.0% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $169,900 GAMLS
• 2026-04-29 Listed $199,900 GAMLS

Property tax history

-2.0%/yr

Latest (2025): $796 · -6.2% YoY. Source: county tax records.