7074 Brecken Pl · Stonecrest, GA 30058

$194,900

3 bd · 2.5 ba · 1,624 sqft · SingleFamily public records · 153 Days on market

Built 2001 10,018 sqft lot $120/sqft · 30% below area Est $278k · 30% under ↓ 18% 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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.9/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready bi-level home with 3 bedrooms and 2 full bathrooms. 2 bedrooms are located on the main level, and the primary bedroom is located on the 2nd floor for added privacy. This residence provides ample space for everyday living.

Key facts

• 0.23 acre lot
• Garage
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $195k.

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 $195k).
• Recommended offer: $172k (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 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 (+1.2%/yr); 435 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 42% of the median local income ($62k/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 153 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

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 $171,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.09% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

• ARV (median comp): $277,711
• List price: $194,900
• Delta: -29.82%
• 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
999 Brecken Ln	0.10mi	3/2.0	1,460 (-10%)	8mo	$216,000	$148	70
1777 Cutters Mill Way	0.45mi	3/2.5	1,718 (+6%)	2mo	$265,000	$154	68
521 Stonemill Mnr	0.56mi	3/2.5	1,679 (+3%)	8mo	$299,900	$179	62
1399 Cutters Mill Dr	0.63mi	3/2.5	1,718 (+6%)	4mo	$254,900	$148	58
6837 Timbers East Dr	0.50mi	3/2.0	1,456 (-10%)	6mo	$218,000	$150	52
6875 Timberclair Ct	0.45mi	4/3.0 (+1)	1,812 (+12%)	5mo	$199,000	$110	48
781 Hyde Ct	0.71mi	3/2.0	1,505 (-7%)	7mo	$240,000	$159	46
1793 Cutters Mill Way	0.44mi	4/2.5 (+1)	1,846 (+14%)	6mo	$273,000	$148	46
1476 Cutters Mill Dr	0.75mi	3/2.5	1,460 (-10%)	3mo	$235,000	$161	46
1168 Stephenson Rd	0.64mi	3/2.0	1,400 (-14%)	2mo	$295,000	$211	43
754 Shore Dr	0.70mi	3/2.0	1,396 (-14%)	5mo	$205,000	$147	37
2146 Mulberry Ln	0.74mi	4/2.5 (+1)	1,856 (+14%)	1mo	$275,000	$148	36

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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.58×
• Total profit: $-23,160
• Equity at exit: $29,060

10-year hold

• IRR: -6.0%
• Equity multiple: 0.65×
• Total profit: $-19,221
• Equity at exit: $16,851

Cash invested: $54,572 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 435
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$392 /mo · $4,702/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $191

Break-even live

Break-even rent $1,893

Max offer price $194,900

Occupancy floor 86%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7086 Brecken Pl Lithonia, GA	4.0	2.5	2130	$2,295	$1.08	19d	1	0.01mi
6936 Deshon Ridge Dr Lithonia, GA	3.0	2.5	1872	$1,781	$0.95	5d	1	0.32mi
493 Stonemill Mnr Lithonia, GA	4.0	2.0	1646	$2,055	$1.25	24d	1	0.50mi
493 Stonemill Mnr Lithonia, GA	3.0	2.5	1646	$1,945	$1.18	43d	1	0.50mi
888 Timbercrest Ct Lithonia, GA	4.0	2.0	1632	$1,850	$1.13	43d	1	0.52mi
883 Timbervale Ln Lithonia, GA	3.0	2.5	1848	$2,075	$1.12	5d	1	0.53mi
7189 Sweet Gum Ct Lithonia, GA	3.0	2.5	2070	$2,200	$1.06	43d	1	0.58mi
1930 Cutters Mill Way Lithonia, GA	3.0	3.0	1909	$2,281	$1.19	5d	1	0.70mi
1370 Rogers Trce Lithonia, GA	3.0	2.5	1564	$1,725	$1.10	12d	1	0.77mi
1980 Cutters Mill Way Lithonia, GA	4.0	2.5	2133	$2,195	$1.03	43d	1	0.79mi
6959 Rogers Pt Lithonia, GA	3.0	2.5	1816	$1,895	$1.04	1d	1	0.82mi
1583 Cutters Mill Dr Lithonia, GA	3.0	2.5	1967	$2,300	$1.17	43d	1	0.90mi
6683 Shapiro Ct Stone Mountain, GA	3.0	2.5	1672	$2,255	$1.35	43d	1	0.90mi
7179 Fair Harbor Way Lithonia, GA	4.0	2.5	2110	$2,350	$1.11	20d	1	0.95mi
842 Asbury Trl Lithonia, GA	3.0	2.0	1578	$1,829	$1.16	5d	1	1.06mi
606 Woodstone Rd Lithonia, GA	3.0	3.0	2173	$1,910	$0.88	24d	1	1.11mi
7156 Lone Oak Way Lithonia, GA	3.0	2.0	1884	$1,895	$1.01	43d	1	1.13mi
6614 Rebecca Lou Ln Lithonia, GA	3.0	2.5	1893	$1,895	$1.00	22d	1	1.32mi
6482 Alford Way Lithonia, GA	3.0	2.5	1446	$1,675	$1.16	15d	1	1.34mi
738 Stonebridge Way Lithonia, GA	3.0	2.0	1352	$1,880	$1.39	24d	1	1.36mi
991 Alford Ct Lithonia, GA	4.0	2.5	1896	$2,045	$1.08	43d	1	1.36mi
6938 Shadow Ridge Ln Stone Mountain, GA	4.0	2.5	2036	$3,000	$1.47	43d	1	1.42mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $194,900 Under Contract 153 DOM
2. 2026-06-09
   days on market $194,900 Active 151 DOM
3. 2026-06-08
   days on market $194,900 Active 150 DOM
4. 2026-06-07
   days on market $194,900 Active 149 DOM
5. 2026-06-04
   days on market $194,900 Active 146 DOM
6. 2026-06-03
   days on market $194,900 Active 145 DOM
7. 2026-06-02
   days on market $194,900 Active 144 DOM
8. 2026-06-01
   statusdays on market $194,900 Active 143 DOM
9. 2026-05-31
   days on market $194,900 Price Change 142 DOM
10. 2026-05-09
    price $204,900 250-char remark

    Show marketing remark (250 chars)

    Charming and move-in ready bi-level home with 3 bedrooms and 2 full bathrooms. 2 bedrooms are located on the main level, and the primary bedroom is located on the 2nd floor for added privacy. This residence provides ample space for everyday living.

11. 2026-04-17
    price $219,900 250-char remark

    Show marketing remark (250 chars)

    Charming and move-in ready bi-level home with 3 bedrooms and 2 full bathrooms. 2 bedrooms are located on the main level, and the primary bedroom is located on the 2nd floor for added privacy. This residence provides ample space for everyday living.

12. 2026-04-10
    price $224,900 250-char remark

    Show marketing remark (250 chars)

    Charming and move-in ready bi-level home with 3 bedrooms and 2 full bathrooms. 2 bedrooms are located on the main level, and the primary bedroom is located on the 2nd floor for added privacy. This residence provides ample space for everyday living.

13. 2026-03-06
    price $229,900 250-char remark

    Show marketing remark (250 chars)

    Charming and move-in ready bi-level home with 3 bedrooms and 2 full bathrooms. 2 bedrooms are located on the main level, and the primary bedroom is located on the 2nd floor for added privacy. This residence provides ample space for everyday living.

14. 2026-02-24
    price $239,900 250-char remark

    Show marketing remark (250 chars)

    Charming and move-in ready bi-level home with 3 bedrooms and 2 full bathrooms. 2 bedrooms are located on the main level, and the primary bedroom is located on the 2nd floor for added privacy. This residence provides ample space for everyday living.

15. 2026-01-22
    price $244,900 250-char remark

    Show marketing remark (250 chars)

    Charming and move-in ready bi-level home with 3 bedrooms and 2 full bathrooms. 2 bedrooms are located on the main level, and the primary bedroom is located on the 2nd floor for added privacy. This residence provides ample space for everyday living.

16. 2026-01-09
    listed $249,900 New 250-char remark

    Show marketing remark (250 chars)

    Charming and move-in ready bi-level home with 3 bedrooms and 2 full bathrooms. 2 bedrooms are located on the main level, and the primary bedroom is located on the 2nd floor for added privacy. This residence provides ample space for everyday living.

ⓘ 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: $4,702 · $392/mo
• Projected year-2 tax: $4,702 · $392/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $25,605
• − Mortgage interest: −$10,917
• − Property taxes: −$4,702
• − Insurance: −$974
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$5,670
• Taxable loss: −$755
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $2,468/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): 62,614
• Household income: $61,684
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 3471.0

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% Hispanic / Latino 3% White 3% Two or more races 3%
• Common ancestry: Hispanic 0%
• Foreign-born: 12% · Canada, United Kingdom
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -60.90%
• Current HPI: 224.0366
• Rent YoY: ▲ 1.18%
• 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

-18.0% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $204,900 GAMLS
• 2026-04-17 Price Changed $219,900 GAMLS
• 2026-04-10 Price Changed $224,900 GAMLS
• 2026-03-06 Price Changed $229,900 GAMLS
• 2026-02-24 Price Changed $239,900 GAMLS
• 2026-01-22 Price Changed $244,900 GAMLS
• 2026-01-09 Listed $249,900 GAMLS

Property tax history

+7.7%/yr

Latest (2025): $4,702 · +12.8% YoY. Source: county tax records.