5303 Fairington Club Dr #5303 · Stonecrest, GA 30038

$140,000

3 bd · 2.0 ba · 1,232 sqft · Condo public records · 66 Days on market

Built 2007 $150/mo HOA · 9% of rent

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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 +17.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.6/10.0
• 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 beautifully updated 3-bedroom, 2-bath in the Farington Club gated community. Nestled on the top floor. Unit 5303 offers 1232 sf ft of modern living space. This spacious open concept living space includes Samsung stainless steel microwave, range and dishwasher! Updated LVP flooring, new vanities, faucets and ceiling fans. HOA covers all grounds, exterior building maintenance and trash so that you can enjoy low-maintenance living. Dont miss out on this highly desired condo!!

Key facts

• Gated community
• New faucets
• Updated lvp flooring

Tags

• GATED COMMUNITY
• TOP FLOOR
• OPEN CONCEPT LIVING SPACE
• UPDATED LVP FLOORING
• NEW VANITIES
• NEW FAUCETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 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: Fairington Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 546 students, 100% FRL); Salem Middle School (math 5% / reading 16%, grade F, #429 of 470 statewide, top 91%, 988 students, 100% FRL); Martin Luther King- Jr. High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,440 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); 320 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $968 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 66 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.68×
• Total profit: $-12,386
• Equity at exit: $20,874

10-year hold

• IRR: 3.4%
• Equity multiple: 1.27×
• Total profit: $10,575
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$734
• Tax from tax record: −$203 /mo · $2,440/yr
• Insurance: −$58
• HOA: −$150
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $119

Break-even live

Break-even rent $1,450

Max offer price $140,000

Occupancy floor 88%

Sensitivity live

Price	-10% $198	-5% $158	+0% $119	+5% $79	+10% $39
Rent	-10% $-8	-5% $55	+0% $119	+5% $182	+10% $245
Rate	-1.0pp $189	-0.5pp $154	base $119	+0.5pp $82	+1.0pp $45

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.03mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.03mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.16mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.18mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.18mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,570	$1.16	5d	1	0.19mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	10d	1	0.20mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.21mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.21mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.22mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.22mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	18d	1	0.23mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.23mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.23mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	24d	1	0.23mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	5d	1	0.24mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.25mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.26mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.27mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	19d	1	0.27mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.29mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.30mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	24d	1	0.35mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.36mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.38mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	24d	1	0.47mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,673	$1.17	5d	1	0.51mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	2d	15	0.53mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	44d	1	0.56mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	19d	1	0.60mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	24d	18	0.61mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.62mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	22d	1	0.63mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,754	$1.57	2d	11	0.65mi
46 Le Parc Fontaine Lithonia, GA	2.0	2.0	1376	$1,350	$0.98	44d	1	0.77mi
129 Rue Fontaine Lithonia, GA	2.0	2.0	1376	$1,450	$1.05	22d	1	0.85mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	44d	1	0.98mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,600	$1.43	44d	1	1.10mi
5301 W Fairington Pkwy Lithonia, GA	1.0–3.0	1.0–2.0	1020	$1,946	$1.91	2d	37	1.10mi
5302 Timor Trl Lithonia, GA	3.0	2.0	1330	$1,900	$1.43	44d	1	1.21mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Likely covers: trashlandscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-04-21
   status Pending
2. 2026-04-10
   status Under Contract 493-char remark

   Show marketing remark (493 chars)

   Welcome to this beautifully updated 3-bedroom, 2-bath in the Farington Club gated community. Nestled on the top floor. Unit 5303 offers 1232 sf ft of modern living space. This spacious open concept living space includes Samsung stainless steel microwave, range and dishwasher! Updated LVP flooring, new vanities, faucets and ceiling fans. HOA covers all grounds, exterior building maintenance and trash so that you can enjoy low-maintenance living. Dont miss out on this highly desired condo!!

3. 2026-04-10
   historical Active Under Contract

   Show marketing remark (493 chars)

   Welcome to this beautifully updated 3-bedroom, 2-bath in the Farington Club gated community. Nestled on the top floor. Unit 5303 offers 1232 sf ft of modern living space. This spacious open concept living space includes Samsung stainless steel microwave, range and dishwasher! Updated LVP flooring, new vanities, faucets and ceiling fans. HOA covers all grounds, exterior building maintenance and trash so that you can enjoy low-maintenance living. Dont miss out on this highly desired condo!!

4. 2026-02-13
   listed $140,000 Active

   Show marketing remark (493 chars)

   Welcome to this beautifully updated 3-bedroom, 2-bath in the Farington Club gated community. Nestled on the top floor. Unit 5303 offers 1232 sf ft of modern living space. This spacious open concept living space includes Samsung stainless steel microwave, range and dishwasher! Updated LVP flooring, new vanities, faucets and ceiling fans. HOA covers all grounds, exterior building maintenance and trash so that you can enjoy low-maintenance living. Dont miss out on this highly desired condo!!

5. 2026-02-13
   listed $140,000 New 493-char remark

   Show marketing remark (493 chars)

   Welcome to this beautifully updated 3-bedroom, 2-bath in the Farington Club gated community. Nestled on the top floor. Unit 5303 offers 1232 sf ft of modern living space. This spacious open concept living space includes Samsung stainless steel microwave, range and dishwasher! Updated LVP flooring, new vanities, faucets and ceiling fans. HOA covers all grounds, exterior building maintenance and trash so that you can enjoy low-maintenance living. Dont miss out on this highly desired condo!!

6. 2025-08-25
   historical
7. 2025-08-25
   historical
8. 2025-03-24
   listed $147,500 Active
9. 2025-03-18
   historical
10. 2025-03-15
    listed $147,500 New
11. 2023-11-17
    soldstatus $150,000
12. 2023-11-17
    status Pending
13. 2023-11-16
    soldstatus $150,000 Closed
14. 2023-11-16
    soldstatus $150,000 Sold
15. 2023-11-13
    historical Active Under Contract
16. 2023-10-18
    status Active
17. 2023-10-18
    status Under Contract
18. 2023-10-15
    status Pending
19. 2023-10-13
    historical Active Under Contract
20. 2023-09-26
    historical
21. 2023-09-15
    listed $150,000 Active
22. 2023-09-15
    listed $150,000 New
23. 2023-09-15
    listed $150,000 New
24. 2021-06-09
    soldstatus $110,000 Closed
25. 2021-06-09
    soldstatus $110,000 Sold
26. 2021-04-20
    status Pending
27. 2021-04-20
    status Under Contract
28. 2021-04-14
    price $107,900
29. 2021-04-13
    price $107,900
30. 2021-04-07
    price $108,900
31. 2021-04-07
    price $108,900
32. 2021-04-05
    status Active
33. 2021-04-05
    status Back on Market
34. 2021-04-02
    status Pending
35. 2021-03-31
    status Under Contract
36. 2021-03-22
    listed $109,900 Active
37. 2021-03-22
    listed $109,900 New
38. 2010-11-09
    soldstatus $720,000

ⓘ 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: $2,440 · $203/mo
• Projected year-2 tax: $2,440 · $203/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 · 18 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: $19,205
• − Mortgage interest: −$7,842
• − Property taxes: −$2,440
• − Insurance: −$700
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$1,800
• − Depreciation: −$4,073
• Taxable loss: −$722
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $1,596/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

-80.6% since first listed

38 events — show timeline

• 2026-04-21 Pending — FMLS
• 2026-04-10 Pending — GAMLS
• 2026-04-10 Contingent — FMLS
• 2026-02-13 Listed $140,000 GAMLS
• 2026-02-13 Listed $140,000 FMLS
• 2025-08-25 Listing Removed — GAMLS
• 2025-08-25 Listing Removed — FMLS
• 2025-03-24 Listed $147,500 FMLS
• 2025-03-18 Coming Soon — FMLS
• 2025-03-15 Listed $147,500 GAMLS
• 2023-11-17 Sold (Public Records) $150,000 Public Records
• 2023-11-17 Pending — FMLS
• 2023-11-16 Sold (MLS) $150,000 GAMLS
• 2023-11-16 Sold (MLS) $150,000 FMLS
• 2023-11-13 Contingent — FMLS
• 2023-10-18 Relisted — FMLS
• 2023-10-18 Pending — GAMLS
• 2023-10-15 Pending — FMLS
• 2023-10-13 Contingent — FMLS
• 2023-09-26 Listing Removed — GAMLS
• 2023-09-15 Listed $150,000 GAMLS
• 2023-09-15 Listed $150,000 GAMLS
• 2023-09-15 Listed $150,000 FMLS
• 2021-06-09 Sold (MLS) $110,000 GAMLS
• 2021-06-09 Sold (MLS) $110,000 FMLS
• 2021-04-20 Pending — FMLS
• 2021-04-20 Pending — GAMLS
• 2021-04-14 Price Changed $107,900 GAMLS
• 2021-04-13 Price Changed $107,900 FMLS
• 2021-04-07 Price Changed $108,900 GAMLS
• 2021-04-07 Price Changed $108,900 FMLS
• 2021-04-05 Relisted — FMLS
• 2021-04-05 Relisted — GAMLS
• 2021-04-02 Pending — FMLS
• 2021-03-31 Pending — GAMLS
• 2021-03-22 Listed $109,900 GAMLS
• 2021-03-22 Listed $109,900 FMLS
• 2010-11-09 Sold (Public Records) $720,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,440 · -6.4% YoY. Source: county tax records.