1964 Dillon Dr · Stonecrest, GA 30058

$212,000

3 bd · 2.5 ba · 1,603 sqft · Townhouse public records · 16 Days on market

Built 2021 871 sqft lot Est $282k · 25% under $18/mo HOA · 1% of rent ↓ 27% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• 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

Introducing 1964 Dillon Dr. Built in 2022, this well-maintained 3-bedroom, 2.5 bath townhome provides modern construction, energy efficiency, and low-maintenance living in a convenient Lithonia location. With 1,603 square feet the main level features an open-concept floor plan, seamlessly connecting the living room, dining area, and kitchen. The kitchen provides ample cabinetry and generous counter space. Upstairs, the spacious primary suite includes a private bath and walk-in closet, creating a relaxing escape at the end of the day. Two additional bedrooms and a full bath offer flexibility for guests, family, or a home office. Built with the advantages of modern construction, enjoy the ben

Key facts

• Modern construction
• Ample cabinetry
• Energy efficiency

Tags

• MODERN CONSTRUCTION
• ENERGY EFFICIENCY
• LOW-MAINTENANCE LIVING
• OPEN-CONCEPT FLOOR PLAN
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $212k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (3.6% below list).
• Recommended offer: $204k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Redan Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 521 students, 100% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 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 11% at this address vs 24% district-wide (-13 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 (+1.2%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 40% 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 16 days — a 2% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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, 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 $204,332 (3.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $282,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6347 Princeton Ridge Dr	0.05mi	3/2.5	1,590 (-1%)	4mo	$265,000	$167	93
6315 Princeton Ridge Dr	0.04mi	3/2.5	1,590 (-1%)	9mo	$280,000	$176	89
6509 Charter Way	0.64mi	2/2.0 (-1)	1,676 (+5%)	9mo	$194,000	$116	48
2358 Rex Dr Unit BV084	0.62mi	3/2.5	1,539 (-4%)	20mo	$306,973	$199	48
6510 Charter Way	0.66mi	3/2.5	1,408 (-12%)	2mo	$169,000	$120	47
2350 Rex Dr Unit BV088	0.62mi	3/2.5	1,539 (-4%)	20mo	$315,423	$205	47
6394 Charter Way	0.49mi	3/2.5	1,420 (-11%)	18mo	$209,500	$148	43
5895 Mattan Trl	0.62mi	3/2.5	1,418 (-12%)	14mo	$289,990	$205	40
2356 Rex Dr Unit BV085	0.61mi	3/2.5	1,467 (-8%)	22mo	$301,500	$206	38
2352 Rex Dr Unit BV087	0.62mi	3/2.5	1,467 (-8%)	22mo	$294,915	$201	38
6531 Charter Way	0.68mi	2/2.5 (-1)	1,776 (+11%)	9mo	$197,000	$111	38
2026 Charter Mnr	0.58mi	3/2.5	1,408 (-12%)	21mo	$214,900	$153	35

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-19,227
• Equity at exit: $31,610

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-7,237
• Equity at exit: $18,330

Cash invested: $59,360 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$88
• HOA: −$18
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $296

Break-even live

Break-even rent $1,668

Max offer price $212,000

Occupancy floor 81%

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1903 Plainsboro Dr Lithonia, GA	3.0	2.5	1590	$2,100	$1.32	24d	1	0.03mi
1881 Plainsboro Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	16d	1	0.07mi
6360 Princeton Ridge Dr Unit 6360 Lithonia, GA	3.0	2.5	1539	$2,150	$1.40	43d	1	0.07mi
1924 Dillon Dr Lithonia, GA	3.0	2.5	1617	$2,043	$1.26	43d	1	0.09mi
6328 Scudders Dr Lithonia, GA	3.0	2.5	1580	$1,999	$1.27	5d	1	0.11mi
6456 Scudders Dr Lithonia, GA	3.0	2.5	1617	$2,100	$1.30	20d	1	0.14mi
1809 Edgehill Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	22d	1	0.14mi
1691 Redan W Lithonia, GA	4.0	3.0	1691	$1,760	$1.04	43d	1	0.25mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	43d	1	0.36mi
6416 Phillips Creek Dr Lithonia, GA	3.0	2.0	1365	$1,928	$1.41	5d	1	0.39mi
6350 Laurel Post Dr Lithonia, GA	3.0	2.0	1344	$1,745	$1.30	43d	1	0.40mi
6514 Eastbriar Dr Lithonia, GA	3.0	2.0	1572	$1,915	$1.22	43d	1	0.44mi
6426 Charter Way Lithonia, GA	2.0	2.5	1166	$1,700	$1.46	43d	1	0.51mi
6430 Charter Way Lithonia, GA	3.0	2.0	1170	$1,450	$1.24	24d	1	0.51mi
6492 Charter Way Lithonia, GA	2.0	2.5	1168	$1,600	$1.37	12d	1	0.62mi
1964 Corners Cir Lithonia, GA	4.0	2.5	2224	$1,945	$0.87	5d	1	0.62mi
2049 Charter Ln Lithonia, GA	2.0	3.0	1152	$1,695	$1.47	43d	1	0.62mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	24d	1	0.67mi
2103 Charles Cudd Ct Lithonia, GA	3.0	2.0	1332	$1,591	$1.19	20d	1	0.67mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	5d	1	0.69mi
6014 Bretton Woods Dr Lithonia, GA	4.0	2.5	1625	$2,195	$1.35	43d	1	0.72mi
6258 Marbut Farms Ter Lithonia, GA	3.0	2.0	2016	$1,646	$0.82	24d	1	0.76mi
2144 Marbut Farms Entry Lithonia, GA	3.0	2.0	1715	$1,795	$1.05	43d	1	0.77mi
5974 S Deshon Ct Lithonia, GA	4.0	2.5	1704	$2,050	$1.20	24d	1	0.83mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	24d	1	0.84mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	3d	1	0.84mi
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	20d	1	0.86mi
6290 Marbut Farms Ln Lithonia, GA	3.0	2.5	1392	$1,780	$1.28	5d	1	0.88mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	1d	1	0.90mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	18d	1	0.90mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	12d	1	0.97mi
3010 Stonebridge Creek Dr Lithonia, GA	3.0	2.5	1623	$1,750	$1.08	43d	1	0.99mi
6162 Dana Ct Lithonia, GA	4.0	3.0	1792	$2,055	$1.15	5d	1	1.00mi
3028 Stonebridge Creek Dr Lithonia, GA	3.0	2.0	1713	$1,739	$1.02	16d	1	1.02mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	5d	1	1.07mi
1367 Swift Creek Ln Lithonia, GA	3.0	2.0	1633	$1,200	$0.73	22d	1	1.12mi
1367 Swift Creek Ln Lithonia, GA	3.0	2.0	1633	$1,000	$0.61	10d	1	1.12mi
6249 Creekford Ln Lithonia, GA	3.0	2.5	1352	$1,586	$1.17	43d	1	1.19mi
6229 Creekford Ln Lithonia, GA	3.0	2.0	2086	$1,855	$0.89	3d	1	1.20mi
6272 Creekford Dr Lithonia, GA	3.0	2.0	1200	$1,650	$1.38	5d	1	1.21mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 9 events

1. 2026-03-10
   status Under Contract
2. 2026-02-22
   listed $212,000 New
3. 2025-12-24
   soldstatus $279,000
4. 2025-03-31
   historical
5. 2025-03-31
   historical
6. 2025-01-27
   price $285,000
7. 2025-01-27
   price $285,000
8. 2024-12-19
   listed $290,000 New
9. 2024-12-19
   listed $290,000 Active

ⓘ 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: $1,200 · $100/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$750/yr (+$63/mo · 62.5%)

ⓘ 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 5/10 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: $24,520
• − Mortgage interest: −$11,875
• − Property taxes: −$1,200
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − HOA: −$216
• − Depreciation: −$6,167
• Taxable income: $78
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $3,535/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): 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

-26.9% since first listed

9 events — show timeline

• 2026-03-10 Pending — GAMLS
• 2026-02-22 Listed $212,000 GAMLS
• 2025-12-24 Sold (Public Records) $279,000 Public Records
• 2025-03-31 Listing Removed — FMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-01-27 Price Changed $285,000 GAMLS
• 2025-01-27 Price Changed $285,000 FMLS
• 2024-12-19 Listed $290,000 FMLS
• 2024-12-19 Listed $290,000 GAMLS

Property tax history

-26.5%/yr

Latest (2025): $1,200 · -9.9% YoY. Source: county tax records.