42 Le Parc Fontaine · Stonecrest, GA 30038

$95,000

3 bd · 2.0 ba · 1,376 sqft · Condo public records · 55 Days on market

Built 1971 $69/sqft · 21% above area Est $78k · 21% over $221/mo HOA · 14% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful and Affordable. Great Location, convenient to I-20, Schools, Shopping, Restaurants, Libraries and so much More. Shown by appointment only. Tenant Occupied. Great for Investors looking for immediate income.

Key facts

• $221 HOA
• 2 parking spots
• Built 1971

Property features AI

Finance

• Other: Asphalt road access; GPS-friendly directions
• Financial info: One unit in the community
• HOA & community: Homeowners association with annual fee of $2,650 (also referenced monthly fee); Community sidewalks and street lights

Exterior

• Parking: Assigned parking for two vehicles
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: One level; End unit (multi-unit building)
• Construction: Other construction materials; Other roof type
• Exterior features: Enclosed patio; Patio; Resale condition; Fee simple ownership

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Pantry; Stone counters and other surface counters
• Bedrooms: Master bedroom on main level; Two main-level bedrooms
• Flooring: Ceramic tile; Marble
• Bathrooms: Two full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: One fireplace located in the family room (decorative, factory-built); Built-in bookcases; Aluminum frame windows; End unit
• Laundry & utility: Laundry in kitchen with laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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); 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); 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 $657 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.72% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 4.8

CMA / ARV

• ARV (median comp): $78,345
• List price: $95,000
• Delta: 21.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.43×
• Total profit: $11,359
• Equity at exit: $14,165

10-year hold

• IRR: 21.3%
• Equity multiple: 2.98×
• Total profit: $52,747
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$498
• Tax from tax record: −$158 /mo · $1,894/yr
• Insurance: −$40
• HOA: −$221
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $375

Break-even live

Break-even rent $1,160

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $429	-5% $402	+0% $375	+5% $348	+10% $321
Rent	-10% $246	-5% $311	+0% $375	+5% $440	+10% $504
Rate	-1.0pp $423	-0.5pp $399	base $375	+0.5pp $351	+1.0pp $326

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Le Parc Fontaine Lithonia, GA	2.0	2.0	1376	$1,350	$0.98	45d	1	0.02mi
129 Rue Fontaine Lithonia, GA	2.0	2.0	1376	$1,450	$1.05	24d	1	0.11mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	26d	18	0.15mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	1d	14	0.33mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	45d	1	0.38mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,643	$1.15	1d	1	0.45mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	7d	1	0.47mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	22d	1	0.52mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	26d	1	0.52mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	7d	1	0.53mi
3060 Aberdeen Way Lithonia, GA	3.0	2.0	1592	$1,850	$1.16	26d	1	0.53mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	26d	1	0.55mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	12d	1	0.56mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	45d	1	0.56mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	5d	1	0.57mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	45d	1	0.58mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	45d	1	0.60mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	45d	1	0.60mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	26d	1	0.61mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	18d	1	0.61mi
5301 W Fairington Pkwy Lithonia, GA	1.0–3.0	1.0–2.0	1020	$1,946	$1.91	3d	37	0.61mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,733	$1.55	1d	11	0.63mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	45d	1	0.64mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	45d	1	0.67mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	14d	1	0.73mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	45d	1	0.75mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	45d	1	0.76mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	5d	1	0.76mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	26d	1	0.79mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	45d	1	0.82mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	26d	1	0.82mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	6d	1	0.82mi
3199 Pearce Ct Lithonia, GA	4.0	2.5	1700	$2,035	$1.20	26d	1	0.82mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	7d	1	0.83mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	24d	1	0.83mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	45d	1	0.90mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,535	$1.14	1d	1	0.92mi
3008 Bonnes Dr Lithonia, GA	3.0	2.5	1608	$1,800	$1.12	45d	1	0.92mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	19d	1	0.94mi
3039 Bonnes Dr Lithonia, GA	3.0	3.0	1608	$1,995	$1.24	45d	1	0.98mi

HOA detail condo

• Monthly dues: $221 · $2,652/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $95,000 Active 55 DOM
2. 2026-06-18
   days on market $95,000 Active 52 DOM
3. 2026-06-17
   days on market $95,000 Active 51 DOM
4. 2026-06-16
   days on market $95,000 Active 50 DOM
5. 2026-06-15
   days on market $95,000 Active 49 DOM
6. 2026-06-13
   days on market $95,000 Active 47 DOM
7. 2026-06-09
   days on market $95,000 Active 43 DOM
8. 2026-06-08
   days on market $95,000 Active 42 DOM
9. 2026-06-07
   days on market $95,000 Active 41 DOM
10. 2026-06-04
    days on market $95,000 Active 38 DOM
11. 2026-06-03
    pricedays on market $95,000 Active 37 DOM

    Show marketing remark (215 chars)

    Beautiful and Affordable. Great Location, convenient to I-20, Schools, Shopping, Restaurants, Libraries and so much More. Shown by appointment only. Tenant Occupied. Great for Investors looking for immediate income.

12. 2026-06-02
    days on market $100,000 Active 36 DOM
13. 2026-06-01
    days on market $100,000 Active 35 DOM
14. 2026-05-31
    days on market $100,000 Active 34 DOM
15. 2026-04-20
    listed $100,000 New 215-char remark

    Show marketing remark (215 chars)

    Beautiful and Affordable. Great Location, convenient to I-20, Schools, Shopping, Restaurants, Libraries and so much More. Shown by appointment only. Tenant Occupied. Great for Investors looking for immediate income.

16. 2026-04-20
    listed $100,000 Active 215-char remark

    Show marketing remark (215 chars)

    Beautiful and Affordable. Great Location, convenient to I-20, Schools, Shopping, Restaurants, Libraries and so much More. Shown by appointment only. Tenant Occupied. Great for Investors looking for immediate income.

17. 2021-08-01
    historical
18. 2021-04-13
    price $100,000
19. 2021-01-04
    status Back on Market
20. 2020-12-14
    historical
21. 2020-10-13
    price $67,000
22. 2020-06-13
    listed $100,000 New
23. 2010-10-14
    price $12,000 Reduced
24. 2010-09-21
    price $20,000 Reduced
25. 2004-10-22
    soldstatus $64,000
26. 1996-10-09
    soldstatus $48,000
27. 1984-08-28
    soldstatus $45,000

ⓘ 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: $1,894 · $158/mo
• Projected year-2 tax: $1,894 · $158/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 · 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: $19,622
• − Mortgage interest: −$5,321
• − Property taxes: −$1,894
• − Insurance: −$475
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − HOA: −$2,652
• − Depreciation: −$2,764
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $3,692/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

+111.1% since first listed

15 events — show timeline

• 2026-06-03 Price Changed $95,000 FMLS
• 2026-06-03 Price Changed $95,000 GAMLS
• 2026-04-20 Listed $100,000 FMLS
• 2026-04-20 Listed $100,000 GAMLS
• 2021-08-01 Listing Removed — GAMLS
• 2021-04-13 Price Changed $100,000 GAMLS
• 2021-01-04 Relisted — GAMLS
• 2020-12-14 Listing Removed — GAMLS
• 2020-10-13 Price Changed $67,000 GAMLS
• 2020-06-13 Listed $100,000 GAMLS
• 2010-10-14 Price Changed $12,000 GAMLS
• 2010-09-21 Price Changed $20,000 GAMLS
• 2004-10-22 Sold (Public Records) $64,000 Public Records
• 1996-10-09 Sold (Public Records) $48,000 Public Records
• 1984-08-28 Sold (Public Records) $45,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,894 · -3.2% YoY. Source: county tax records.