6101 Fairington Village Dr · Stonecrest, GA 30038

$105,999

3 bd · 2.0 ba · 1,292 sqft · Condo public records · 157 Days on market

Built 2005 $82/sqft · 8% below area Est $115k · 8% under $315/mo HOA · 19% of rent ↓ 37% since listing

---

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 +23.2/30.0
• ARV discount +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.4/10.0
• 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

Don't Miss The Opportunity To OWN This Spacious One Level Condo With 1292sf & Plenty Of Natural Light!!! Seller is giving $5000.00 to Buyer at closing to use towards closing costs, paying points on mortgage or just to add to their "Rainy Day Fund" Features 3 large bedrooms with ample closet space, 2 full bathrooms both with shower/tub combos. Luxury Vinyl Plank flooring throughout entire property. Living room/dining room combination with galley kitchen and pass-thru. Laundry Room just off kitchen. Separate storage space to keep you organized. Convenient access to I20/285/85/Downtown/Sports Venues. Close to Fairington Park.

Key facts

• Galley kitchen
• Natural light
• $315 HOA

Tags

• NATURAL LIGHT
• LUXURY VINYL PLANK FLOORING
• GALLEY KITCHEN
• SEPARATE STORAGE SPACE
• CONVENIENT ACCESS TO I20

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $106k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 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); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $733 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($93k) 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 $93,279 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 5.4

CMA / ARV

• ARV (median comp): $114,881
• List price: $105,999
• Delta: -7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,067
• Equity at exit: $15,805

10-year hold

• IRR: 10.3%
• Equity multiple: 1.89×
• Total profit: $26,276
• Equity at exit: $9,165

Cash invested: $29,680 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$556
• Tax from tax record: −$189 /mo · $2,273/yr
• Insurance: −$44
• HOA: −$315
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $191

Break-even live

Break-even rent $1,398

Max offer price $105,999

Occupancy floor 83%

Sensitivity live

Price	-10% $251	-5% $221	+0% $191	+5% $161	+10% $131
Rent	-10% $62	-5% $126	+0% $191	+5% $256	+10% $321
Rate	-1.0pp $245	-0.5pp $218	base $191	+0.5pp $164	+1.0pp $136

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	6d	1	0.03mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.05mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.05mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	25d	1	0.07mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.07mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	4d	1	0.09mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	11d	1	0.09mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.10mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	25d	1	0.10mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.10mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	18d	1	0.11mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	6d	1	0.11mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.11mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	44d	1	0.14mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	0.19mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	0d	14	0.26mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.27mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.28mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	4d	1	0.29mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.31mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	6d	1	0.33mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	5d	1	0.35mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.36mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	25d	1	0.36mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	25d	18	0.37mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	23d	1	0.37mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.39mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,643	$1.15	0d	1	0.41mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,535	$1.14	0d	1	0.41mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	44d	1	0.42mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	18d	1	0.44mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,733	$1.55	0d	11	0.46mi
3060 Aberdeen Way Lithonia, GA	3.0	2.0	1592	$1,850	$1.16	25d	1	0.46mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	6d	1	0.48mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	19d	1	0.50mi
46 Le Parc Fontaine Lithonia, GA	2.0	2.0	1376	$1,350	$0.98	44d	1	0.52mi
129 Rue Fontaine Lithonia, GA	2.0	2.0	1376	$1,450	$1.05	23d	1	0.61mi
3008 Bonnes Dr Lithonia, GA	3.0	2.5	1608	$1,800	$1.12	44d	1	0.64mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	25d	1	0.64mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.65mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $105,999 Active 157 DOM
2. 2026-06-18
   days on market $105,999 Active 154 DOM
3. 2026-06-17
   days on market $105,999 Active 153 DOM
4. 2026-06-16
   days on market $105,999 Active 152 DOM
5. 2026-06-15
   days on market $105,999 Active 151 DOM
6. 2026-06-13
   days on market $105,999 Active 149 DOM
7. 2026-06-09
   days on market $105,999 Active 145 DOM
8. 2026-06-08
   days on market $105,999 Active 144 DOM
9. 2026-06-07
   days on market $105,999 Active 143 DOM
10. 2026-06-04
    days on market $105,999 Active 140 DOM
11. 2026-06-03
    days on market $105,999 Active 139 DOM
12. 2026-06-02
    days on market $105,999 Active 138 DOM
13. 2026-06-01
    days on market $105,999 Active 137 DOM
14. 2026-05-31
    days on market $105,999 Active 136 DOM
15. 2026-04-29
    price $105,999 658-char remark

    Show marketing remark (658 chars)

    Don't Miss The Opportunity To OWN This Spacious One Level Condo With 1292sf & Plenty Of Natural Light!!! Seller is giving $5000.00 to Buyer at closing to use towards closing costs, paying points on mortgage or just to add to their "Rainy Day Fund" Features 3 large bedrooms with ample closet space, 2 full bathrooms both with shower/tub combos. Luxury Vinyl Plank flooring throughout entire property. Living room/dining room combination with galley kitchen and pass-thru. Laundry Room just off kitchen. Separate storage space to keep you organized. Convenient access to I20/285/85/Downtown/Sports Venues. Close to Fairington Park.

16. 2026-02-02
    price $109,900 658-char remark

    Show marketing remark (658 chars)

    Don't Miss The Opportunity To OWN This Spacious One Level Condo With 1292sf & Plenty Of Natural Light!!! Seller is giving $5000.00 to Buyer at closing to use towards closing costs, paying points on mortgage or just to add to their "Rainy Day Fund" Features 3 large bedrooms with ample closet space, 2 full bathrooms both with shower/tub combos. Luxury Vinyl Plank flooring throughout entire property. Living room/dining room combination with galley kitchen and pass-thru. Laundry Room just off kitchen. Separate storage space to keep you organized. Convenient access to I20/285/85/Downtown/Sports Venues. Close to Fairington Park.

17. 2026-01-24
    price $115,900 658-char remark

    Show marketing remark (658 chars)

    Don't Miss The Opportunity To OWN This Spacious One Level Condo With 1292sf & Plenty Of Natural Light!!! Seller is giving $5000.00 to Buyer at closing to use towards closing costs, paying points on mortgage or just to add to their "Rainy Day Fund" Features 3 large bedrooms with ample closet space, 2 full bathrooms both with shower/tub combos. Luxury Vinyl Plank flooring throughout entire property. Living room/dining room combination with galley kitchen and pass-thru. Laundry Room just off kitchen. Separate storage space to keep you organized. Convenient access to I20/285/85/Downtown/Sports Venues. Close to Fairington Park.

18. 2026-01-10
    listed $119,900 Active 658-char remark

    Show marketing remark (658 chars)

    Don't Miss The Opportunity To OWN This Spacious One Level Condo With 1292sf & Plenty Of Natural Light!!! Seller is giving $5000.00 to Buyer at closing to use towards closing costs, paying points on mortgage or just to add to their "Rainy Day Fund" Features 3 large bedrooms with ample closet space, 2 full bathrooms both with shower/tub combos. Luxury Vinyl Plank flooring throughout entire property. Living room/dining room combination with galley kitchen and pass-thru. Laundry Room just off kitchen. Separate storage space to keep you organized. Convenient access to I20/285/85/Downtown/Sports Venues. Close to Fairington Park.

19. 2003-05-22
    soldstatus $167,100

ⓘ 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: $2,273 · $189/mo
• Projected year-2 tax: $2,273 · $189/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 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: $19,680
• − Mortgage interest: −$5,938
• − Property taxes: −$2,273
• − Insurance: −$530
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − HOA: −$3,780
• − Depreciation: −$3,084
• Taxable income: $927
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,071/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

-36.6% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $105,999 FMLS
• 2026-02-02 Price Changed $109,900 FMLS
• 2026-01-24 Price Changed $115,900 FMLS
• 2026-01-10 Listed $119,900 FMLS
• 2003-05-22 Sold (Public Records) $167,100 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,273 · +17.8% YoY. Source: county tax records.