4931 Wolverton Dr · Stonecrest, GA 30038

$199,900

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 82 Days on market

Built 1983 0.58 ac lot $123/sqft · 24% below area Est $264k · 24% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.7/10.0
• 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

Welcome to this inviting home located in the heart of Lithonia! This well-maintained residence offers 3 bedrooms and 2 full bathrooms with a functional and comfortable layout designed for everyday living. The home features both a spacious family room and a separate living room, providing plenty of space for relaxation, entertaining, or hosting gatherings. The kitchen offers ample cabinet space and flows easily into the main living areas, creating a warm and practical floor plan.

Key facts

• Ample cabinet space
• Separate living room
• Spacious family room

Tags

• SPACIOUS FAMILY ROOM
• SEPARATE LIVING ROOM
• AMPLE CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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); 320 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 35% of the median local income ($74k/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 $6k 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 82 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $200k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (median comp): $264,033
• List price: $199,900
• Delta: -24.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3856 Vine Stone Dr	0.24mi	3/2.0	1,406 (-13%)	9mo	$215,000	$153	59
4954 Browns Mill Rd	0.38mi	3/2.0	1,414 (-13%)	2mo	$226,500	$160	59
3554 Portsmouth Cir	0.49mi	3/2.5	1,752 (+8%)	4mo	$270,000	$154	58
3449 Oak Run Dr	0.71mi	3/2.0	1,512 (-7%)	1mo	$153,500	$102	55
5080 Springtree Ct	0.57mi	3/2.5	1,770 (+9%)	10mo	$176,350	$100	48
4586 High Gate Ln	0.66mi	4/2.5 (+1)	1,747 (+8%)	2mo	$235,000	$135	47
4974 Browns Mill Rd	0.39mi	4/3.0 (+1)	1,826 (+13%)	6mo	$230,000	$126	47
4969 Portsmouth Ct	0.54mi	3/2.5	1,812 (+12%)	12mo	$270,000	$149	43
4581 Newcastle Cir	0.73mi	4/2.0 (+1)	1,527 (-6%)	11mo	$250,000	$164	42
4879 Ardsley Dr	0.63mi	4/2.0 (+1)	1,808 (+12%)	12mo	$256,000	$142	36
5055 Great Meadows Rd	0.72mi	3/2.0	1,382 (-15%)	7mo	$208,000	$151	36
4956 Great Meadows Rd	0.75mi	3/2.0	1,846 (+14%)	10mo	$79,900	$43	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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-17,120
• Equity at exit: $29,806

10-year hold

• IRR: 3.5%
• Equity multiple: 1.28×
• Total profit: $15,489
• Equity at exit: $17,284

Cash invested: $55,972 (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: 320
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$388 /mo · $4,661/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $183

Break-even live

Break-even rent $1,924

Max offer price $199,900

Occupancy floor 87%

Sensitivity live

Price	-10% $296	-5% $239	+0% $183	+5% $126	+10% $69
Rent	-10% $12	-5% $97	+0% $183	+5% $268	+10% $353
Rate	-1.0pp $283	-0.5pp $233	base $183	+0.5pp $131	+1.0pp $78

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3468 Deer Trce Lithonia, GA	3.0	1.0	1886	$2,800	$1.48	25d	1	0.64mi
3712 Salem Chapel Dr Lithonia, GA	3.0	2.5	1683	$1,650	$0.98	11d	1	1.06mi
3673 Walnut Creek Way Lithonia, GA	4.0	3.0	1692	$1,895	$1.12	3d	1	1.30mi
5238 Walnut Ct Lithonia, GA	4.0	2.5	1492	$1,940	$1.30	2d	1	1.39mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $199,900 Under Contract 82 DOM
2. 2026-06-09
   days on market $199,900 Active 81 DOM
3. 2026-06-08
   days on market $199,900 Active 80 DOM
4. 2026-06-07
   days on market $199,900 Active 79 DOM
5. 2026-06-04
   days on market $199,900 Active 76 DOM
6. 2026-06-03
   days on market $199,900 Active 75 DOM
7. 2026-06-02
   days on market $199,900 Active 74 DOM
8. 2026-06-01
   days on market $199,900 Active 73 DOM
9. 2026-05-31
   statusdays on market $199,900 Active 72 DOM
10. 2026-05-15
    price $204,900 486-char remark

    Show marketing remark (486 chars)

    Welcome to this inviting home located in the heart of Lithonia! This well-maintained residence offers 3 bedrooms and 2 full bathrooms with a functional and comfortable layout designed for everyday living. The home features both a spacious family room and a separate living room, providing plenty of space for relaxation, entertaining, or hosting gatherings. The kitchen offers ample cabinet space and flows easily into the main living areas, creating a warm and practical floor plan.

11. 2026-04-21
    price $209,900 486-char remark

    Show marketing remark (486 chars)

    Welcome to this inviting home located in the heart of Lithonia! This well-maintained residence offers 3 bedrooms and 2 full bathrooms with a functional and comfortable layout designed for everyday living. The home features both a spacious family room and a separate living room, providing plenty of space for relaxation, entertaining, or hosting gatherings. The kitchen offers ample cabinet space and flows easily into the main living areas, creating a warm and practical floor plan.

12. 2026-04-11
    price $224,900 486-char remark

    Show marketing remark (486 chars)

    Welcome to this inviting home located in the heart of Lithonia! This well-maintained residence offers 3 bedrooms and 2 full bathrooms with a functional and comfortable layout designed for everyday living. The home features both a spacious family room and a separate living room, providing plenty of space for relaxation, entertaining, or hosting gatherings. The kitchen offers ample cabinet space and flows easily into the main living areas, creating a warm and practical floor plan.

13. 2026-03-20
    listed $229,900 New 486-char remark

    Show marketing remark (486 chars)

    Welcome to this inviting home located in the heart of Lithonia! This well-maintained residence offers 3 bedrooms and 2 full bathrooms with a functional and comfortable layout designed for everyday living. The home features both a spacious family room and a separate living room, providing plenty of space for relaxation, entertaining, or hosting gatherings. The kitchen offers ample cabinet space and flows easily into the main living areas, creating a warm and practical floor plan.

14. 2026-02-28
    historical
15. 2026-01-26
    price $209,900
16. 2025-10-02
    price $220,900
17. 2025-09-24
    price $227,900
18. 2025-09-12
    price $232,900
19. 2025-09-03
    price $239,900
20. 2025-08-21
    listed $244,900 New
21. 1999-06-24
    soldstatus $85,500
22. 1988-07-15
    soldstatus $78,200
23. 1983-12-30
    soldstatus $63,900

ⓘ 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: $4,661 · $388/mo
• Projected year-2 tax: $4,661 · $388/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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,862
• − Mortgage interest: −$11,198
• − Property taxes: −$4,661
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$5,815
• Taxable loss: −$949
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $2,419/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

+220.7% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $204,900 GAMLS
• 2026-04-21 Price Changed $209,900 GAMLS
• 2026-04-11 Price Changed $224,900 GAMLS
• 2026-03-20 Listed $229,900 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-01-26 Price Changed $209,900 GAMLS
• 2025-10-02 Price Changed $220,900 GAMLS
• 2025-09-24 Price Changed $227,900 GAMLS
• 2025-09-12 Price Changed $232,900 GAMLS
• 2025-09-03 Price Changed $239,900 GAMLS
• 2025-08-21 Listed $244,900 GAMLS
• 1999-06-24 Sold (Public Records) $85,500 Public Records
• 1988-07-15 Sold (Public Records) $78,200 Public Records
• 1983-12-30 Sold (Public Records) $63,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,661 · +0.7% YoY. Source: county tax records.