2612 Abbott Rd SW · Stonecrest, GA 30094

$263,500

3 bd · 3.5 ba · 1,954 sqft · SingleFamily public records · 139 Days on market

Built 2020 Fair condition 2,169 sqft lot $135/sqft · 14% below area Est $308k · 14% under $175/mo HOA · 8% of rent ↓ 8% since listing

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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 +15.0/30.0
• ARV discount +14.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious three-level townhome in a super convenient Conyers location, just minutes from I-20 and the Stonecrest Mall area. This home offers 3 bedrooms, 3.5 baths, plus a finished lower-level flex room—perfect for a media room, home office, gym, or sitting area (no closet, not a bedroom). The layout gives everyone their own space, and the extra level is a big bonus you don’t always get in a townhome. Home to be SOLD AS-IS and does need some TLC, but the price will reflect it—making this a solid opportunity for buyers willing to do a little work. Short sale—mortgage company approval required. Great deal potential in a location that stays in demand.

Key facts

• Minutes from i-20
• Three-level townhome
• Stonecrest mall area

Tags

• THREE-LEVEL TOWNHOME
• FINISHED LOWER-LEVEL FLEX ROOM
• SUPER CONVENIENT LOCATION
• MINUTES FROM I-20
• STONECREST MALL AREA

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $264k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $80 ($960/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 $227k (13.9% below list).
• Recommended offer: $227k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $226,873 (13.9% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.86% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (median comp): $307,883
• List price: $263,500
• Delta: -14.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
267 Abbotts Crossing Cir	0.24mi	3/2.5	1,875 (-4%)	6mo	$350,000	$187	73
267 Abbotts Crossing Cir	0.29mi	3/2.5	1,875 (-4%)	6mo	$350,000	$187	70
3168 Spicy Cedar Ln	0.66mi	3/2.5	2,002 (+2%)	7mo	$274,900	$137	55
7699 Wild Cherry Ln	0.71mi	3/2.5	2,053 (+5%)	7mo	$329,000	$160	48
322 Ceder Hollow Dr #158	0.47mi	4/2.0 (+1)	2,157 (+10%)	4mo	$398,140	$185	46
7615 Summer Berry Ln	0.64mi	3/2.5	1,974 (+1%)	22mo	$308,000	$156	46
425 Cedar Ln SW	0.66mi	3/2.0	2,055 (+5%)	20mo	$260,000	$127	38
2561 SW Oakridge Dr	0.57mi	4/2.0 (+1)	2,098 (+7%)	17mo	$365,000	$174	36
2588 Shady Ln SW	0.70mi	3/2.0	1,664 (-15%)	12mo	$250,000	$150	26

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-34,955
• Equity at exit: $39,289

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-12,753
• Equity at exit: $22,783

Cash invested: $73,780 (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 30094

• Rents YoY: 4.2%
• Active inventory: 386
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$1,382
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$110
• HOA: −$175
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $80

Break-even live

Break-even rent $2,167

Max offer price $263,500

Occupancy floor 91%

Sensitivity live

Price	-10% $229	-5% $155	+0% $80	+5% $-295	+10% $-386
Rent	-10% $-99	-5% $-10	+0% $80	+5% $170	+10% $259
Rate	-1.0pp $213	-0.5pp $147	base $80	+0.5pp $12	+1.0pp $-58

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: $65,875
• Closing costs: $7,905
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 Kemp Ct Conyers, GA	3.0	2.5	1792	$2,295	$1.28	24d	1	0.14mi
2414 Fitts Dr Conyers, GA	3.0	2.5	1792	$2,400	$1.34	44d	1	0.14mi
2726 Kemp Ct Conyers, GA	3.0	2.5	1792	$2,500	$1.40	19d	1	0.15mi
2402 Fitts Dr Conyers, GA	3.0	2.5	1800	$2,000	$1.11	44d	1	0.15mi
2901 Emme Ct Conyers, GA	3.0	2.5	1792	$2,250	$1.26	24d	1	0.29mi
100 Deer Creek Cir Stonecrest, GA	3.0	2.0–2.5	1407	$1,500	$1.07	2d	6	0.52mi
418 Center Cir SW Conyers, GA	3.0	2.0	1918	$1,823	$0.95	24d	1	0.67mi
3172 Spicy Cedar Ln Lithonia, GA	3.0	2.5	1992	$2,250	$1.13	44d	1	0.68mi
7601 Summer Berry Ln Unit 1 Stonecrest, GA	3.0	2.5	1962	$2,100	$1.07	44d	1	0.69mi
2294 Iris Dr SW Conyers, GA	3.0	2.5	1758	$2,299	$1.31	5d	1	0.84mi
50 St James Dr Conyers, GA	1.0–3.0	1.0–2.0	1037	$1,760	$1.70	1d	45	1.04mi
100 Wesley Stonecrest Cir Stonecrest, GA	1.0–3.0	1.0–2.0	1215	$1,933	$1.59	1d	31	1.21mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: gym

Listing history 17 events

1. 2026-06-18
   days on market $263,500 Active 139 DOM
2. 2026-06-17
   days on market $263,500 Active 138 DOM
3. 2026-06-16
   days on market $263,500 Active 137 DOM
4. 2026-06-15
   days on market $263,500 Active 136 DOM
5. 2026-06-13
   days on market $263,500 Active 134 DOM
6. 2026-06-09
   days on market $263,500 Active 130 DOM
7. 2026-06-08
   days on market $263,500 Active 129 DOM
8. 2026-06-07
   days on market $263,500 Active 128 DOM
9. 2026-06-04
   days on market $263,500 Active 125 DOM
10. 2026-06-03
    days on market $263,500 Active 124 DOM
11. 2026-06-02
    days on market $263,500 Active 123 DOM
12. 2026-06-01
    days on market $263,500 Active 122 DOM
13. 2026-05-31
    days on market $263,500 Active 121 DOM
14. 2026-04-07
    price $263,500 684-char remark

    Show marketing remark (654 chars)

    Spacious three-level townhome in a super convenient Conyers location, just minutes from I-20 and the Stonecrest Mall area. This home offers 3 bedrooms, 3.5 baths, plus a finished lower-level flex room-perfect for a media room, home office, gym, or sitting area (no closet, not a bedroom). The layout gives everyone their own space, and the extra level is a big bonus you don't always get in a townhome. Home to be SOLD AS-IS and does need some TLC, but the price will reflect it-making this a solid opportunity for buyers willing to do a little work. Short sale-mortgage company approval required. Great deal potential in a location that stays in demand.

15. 2026-04-07
    price $263,500 654-char remark

    Show marketing remark (654 chars)

    Spacious three-level townhome in a super convenient Conyers location, just minutes from I-20 and the Stonecrest Mall area. This home offers 3 bedrooms, 3.5 baths, plus a finished lower-level flex room-perfect for a media room, home office, gym, or sitting area (no closet, not a bedroom). The layout gives everyone their own space, and the extra level is a big bonus you don't always get in a townhome. Home to be SOLD AS-IS and does need some TLC, but the price will reflect it-making this a solid opportunity for buyers willing to do a little work. Short sale-mortgage company approval required. Great deal potential in a location that stays in demand.

16. 2026-01-30
    listed $285,900 New 654-char remark

    Show marketing remark (684 chars)

    Spacious three-level townhome in a super convenient Conyers location, just minutes from I-20 and the Stonecrest Mall area. This home offers 3 bedrooms, 3.5 baths, plus a finished lower-level flex room—perfect for a media room, home office, gym, or sitting area (no closet, not a bedroom). The layout gives everyone their own space, and the extra level is a big bonus you don’t always get in a townhome. Home to be SOLD AS-IS and does need some TLC, but the price will reflect it—making this a solid opportunity for buyers willing to do a little work. Short sale—mortgage company approval required. Great deal potential in a location that stays in demand.

17. 2026-01-30
    listed $285,900 Active 684-char remark

    Show marketing remark (684 chars)

    Spacious three-level townhome in a super convenient Conyers location, just minutes from I-20 and the Stonecrest Mall area. This home offers 3 bedrooms, 3.5 baths, plus a finished lower-level flex room—perfect for a media room, home office, gym, or sitting area (no closet, not a bedroom). The layout gives everyone their own space, and the extra level is a big bonus you don’t always get in a townhome. Home to be SOLD AS-IS and does need some TLC, but the price will reflect it—making this a solid opportunity for buyers willing to do a little work. Short sale—mortgage company approval required. Great deal potential in a location that stays in demand.

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $2,424 · $202/mo
• Expected delta: +$1,876/yr (+$156/mo · 342.5%)

ⓘ 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 ≥105°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: $27,225
• − Mortgage interest: −$14,760
• − Property taxes: −$548
• − Insurance: −$1,318
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − HOA: −$2,100
• − Depreciation: −$7,665
• Taxable loss: −$3,522
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $1,806/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This three-level townhome in a convenient location requires moderate repairs and maintenance, particularly in landscaping and exterior painting, to improve its condition and value.

Repairs flagged

• Minor Landscaping — Some shrubs and bushes need trimming.
• Minor Exterior paint — Slight discoloration and wear visible on exterior siding.
• Moderate Interior updates — Based on exterior condition, interior likely needs some updates to maintain a good appearance.

Value-add opportunities

• Both Landscaping and exterior painting — Improving the curb appeal and exterior condition will enhance both resale and rental value.
• Both Interior updates — Updating the interior will improve the home's overall appearance and functionality, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some shrubs and bushes need trimming.	Minor	$500–3,000
Exterior paint · Slight discoloration and wear visible on exterior siding.	Minor	$500–3,000
Interior updates · Based on exterior condition, interior likely needs some updates to maintain a good appearance.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improving the curb appeal and exterior condition will enhance both resale and rental value. ↑
• Both Interior updates — Updating the interior will improve the home's overall appearance and functionality, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Stonecrest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

-7.8% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $263,500 FMLS
• 2026-04-07 Price Changed $263,500 GAMLS
• 2026-01-30 Listed $285,900 FMLS
• 2026-01-30 Listed $285,900 GAMLS

Property tax history

-34.8%/yr

Latest (2025): $548 · -41.1% YoY. Source: county tax records.