6182 Swabia Ct · Stone Mountain, GA 30087

$340,000

5 bd · 3.5 ba · 3,156 sqft · SingleFamily public records · 110 Days on market

Built 2000 0.34 ac lot $108/sqft · 6% below area Est $363k · 6% under

---

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).

• ARV discount +10.4/15.0
• Cash flow +10.1/30.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home in the heart of Stone Mountain, perfectly situated on a quiet cul-de-sac lot! The spacious and functional floor plan offers comfortable living with room to grow. The kitchen overlooks the cozy family room, creating the perfect space for everyday living and entertaining. Enjoy both a separate dining room and a den, providing flexible options for gatherings, a home office, or additional living space. The generously sized owner’s suite features a relaxing sitting area, an en-suite bath, and a large walk-in closet. With its desirable layout and prime location close to shopping, dining, and major highways.This home truly has it all. Don’t miss this incredible opportunity — come see it today!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (17.1% below list).
• Recommended offer: $282k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#11 in GA, #1,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• 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 (+1.3%/yr); 249 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 35% of the median local income ($96k/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 $10k 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 110 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $340k implies a 89% gain — meaningful room to come down on a strong offer.

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 $281,934 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (median comp): $363,082
• List price: $340,000
• Delta: -6.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
580 Lakewater View Dr	0.23mi	5/3.0	3,156 (0%)	9mo	$373,999	$119	80
690 Lakewater View Ln	0.37mi	5/3.0	3,052 (-3%)	14mo	$384,000	$126	63
771 Conisburgh Ct	0.33mi	4/2.5 (-1)	2,946 (-7%)	2mo	$350,000	$119	63
6179 Swabia Ln	0.10mi	4/2.5 (-1)	2,768 (-12%)	12mo	$305,000	$110	55
6271 Southland Forest Dr	0.47mi	4/2.5 (-1)	3,496 (+11%)	1mo	$370,000	$106	51
6297 Southland Forest Dr	0.49mi	4/2.5 (-1)	3,116 (-1%)	19mo	$362,500	$116	50
717 Southland Pass	0.73mi	5/3.0	3,270 (+4%)	15mo	$355,000	$109	46
970 Brighton Crest Cir	0.72mi	4/3.5 (-1)	3,106 (-2%)	20mo	$350,000	$113	42
596 Wren Walk	0.71mi	4/4.5 (-1)	2,961 (-6%)	7mo	$370,000	$125	42
537 Raven Springs Trl	0.73mi	4/3.0 (-1)	2,762 (-12%)	2mo	$350,000	$127	36
466 Raven Springs Trl	0.73mi	5/3.0	2,690 (-15%)	15mo	$280,000	$104	27

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-72,415
• Equity at exit: $50,695

10-year hold

• IRR: -21.6%
• Equity multiple: -0.03×
• Total profit: $-97,811
• Equity at exit: $29,397

Cash invested: $95,200 (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 30087

• Rents YoY: 1.3%
• Active inventory: 249
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,819 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$502 /mo · $6,018/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-199

Break-even live

Break-even rent $3,071

Max offer price $304,866

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-103	+0% $-199	+5% $-295	+10% $-391
Rent	-10% $-422	-5% $-310	+0% $-199	+5% $-88	+10% $24
Rate	-1.0pp $-28	-0.5pp $-112	base $-199	+0.5pp $-287	+1.0pp $-377

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Chanterelle Dr Stone Mountain, GA	5.0	2.5	2272	$2,400	$1.06	6d	1	0.19mi
564 Field Cliff Dr Stone Mountain, GA	4.0	3.0	2200	$5,500	$2.50	44d	1	0.22mi
5983 Hitt Lake Trl Stone Mountain, GA	5.0	3.0	2990	$2,650	$0.89	44d	1	0.48mi
5983 Hitt Lake Trl Stone Mountain, GA	5.0	3.0	2990	$2,650	$0.89	25d	1	0.48mi
5983 Hitt Lake Trl Stone Mountain, GA	5.0	3.0	2990	$2,650	$0.89	6d	1	0.48mi
628 Vista Ter Stone Mountain, GA	5.0	3.0	2684	$3,500	$1.30	19d	1	0.76mi
6284 Southland Rdg Stone Mountain, GA	5.0	4.0	3900	$2,795	$0.72	0d	1	0.80mi
661 Raven Springs Trl Stone Mountain, GA	4.0	2.5	2712	$2,555	$0.94	3d	1	1.03mi
732 Shadow Lake Dr Lithonia, GA	4.0	2.5	2200	$2,800	$1.27	25d	1	1.12mi
6551 Laurens Way Stone Mountain, GA	4.0	2.5	2444	$2,440	$1.00	45d	1	1.46mi
6583 Carriage Ln Stone Mountain, GA	5.0	3.0	3267	$2,605	$0.80	0d	1	1.48mi

Listing history 36 events

1. 2026-06-21
   days on market $340,000 Active 110 DOM
2. 2026-06-18
   days on market $340,000 Active 107 DOM
3. 2026-06-17
   days on market $340,000 Active 106 DOM
4. 2026-06-16
   days on market $340,000 Active 105 DOM
5. 2026-06-15
   days on market $340,000 Active 104 DOM
6. 2026-06-13
   days on market $340,000 Active 102 DOM
7. 2026-06-09
   days on market $340,000 Active 98 DOM
8. 2026-06-08
   days on market $340,000 Active 97 DOM
9. 2026-06-07
   days on market $340,000 Active 96 DOM
10. 2026-06-04
    days on market $340,000 Active 93 DOM
11. 2026-06-03
    days on market $340,000 Active 92 DOM
12. 2026-06-02
    statusdays on market $340,000 Active 91 DOM
13. 2026-06-01
    days on market $340,000 Active Under Contract 90 DOM
14. 2026-05-31
    days on market $340,000 Active Under Contract 89 DOM
15. 2026-05-01
    price $340,000 728-char remark

    Show marketing remark (710 chars)

    Beautiful home in the heart of Stone Mountain, perfectly situated on a quiet cul-de-sac lot! The spacious and functional floor plan offers comfortable living with room to grow. The kitchen overlooks the cozy family room, creating the perfect space for everyday living and entertaining. Enjoy both a separate dining room and a den, providing flexible options for gatherings, a home office, or additional living space. The generously sized owner's suite features a relaxing sitting area, an en-suite bath, and a large walk-in closet. With its desirable layout and prime location close to shopping, dining, and major highways.This home truly has it all. Don't miss this incredible opportunity - come see it today!

16. 2026-05-01
    price $340,000 710-char remark

    Show marketing remark (710 chars)

    Beautiful home in the heart of Stone Mountain, perfectly situated on a quiet cul-de-sac lot! The spacious and functional floor plan offers comfortable living with room to grow. The kitchen overlooks the cozy family room, creating the perfect space for everyday living and entertaining. Enjoy both a separate dining room and a den, providing flexible options for gatherings, a home office, or additional living space. The generously sized owner's suite features a relaxing sitting area, an en-suite bath, and a large walk-in closet. With its desirable layout and prime location close to shopping, dining, and major highways.This home truly has it all. Don't miss this incredible opportunity - come see it today!

17. 2026-03-16
    price $350,000 728-char remark

    Show marketing remark (710 chars)

    Beautiful home in the heart of Stone Mountain, perfectly situated on a quiet cul-de-sac lot! The spacious and functional floor plan offers comfortable living with room to grow. The kitchen overlooks the cozy family room, creating the perfect space for everyday living and entertaining. Enjoy both a separate dining room and a den, providing flexible options for gatherings, a home office, or additional living space. The generously sized owner's suite features a relaxing sitting area, an en-suite bath, and a large walk-in closet. With its desirable layout and prime location close to shopping, dining, and major highways.This home truly has it all. Don't miss this incredible opportunity - come see it today!

18. 2026-03-16
    price $350,000 710-char remark

    Show marketing remark (710 chars)

    Beautiful home in the heart of Stone Mountain, perfectly situated on a quiet cul-de-sac lot! The spacious and functional floor plan offers comfortable living with room to grow. The kitchen overlooks the cozy family room, creating the perfect space for everyday living and entertaining. Enjoy both a separate dining room and a den, providing flexible options for gatherings, a home office, or additional living space. The generously sized owner's suite features a relaxing sitting area, an en-suite bath, and a large walk-in closet. With its desirable layout and prime location close to shopping, dining, and major highways.This home truly has it all. Don't miss this incredible opportunity - come see it today!

19. 2026-03-03
    listed $375,000 New 710-char remark

    Show marketing remark (728 chars)

    Beautiful home in the heart of Stone Mountain, perfectly situated on a quiet cul-de-sac lot! The spacious and functional floor plan offers comfortable living with room to grow. The kitchen overlooks the cozy family room, creating the perfect space for everyday living and entertaining. Enjoy both a separate dining room and a den, providing flexible options for gatherings, a home office, or additional living space. The generously sized owner’s suite features a relaxing sitting area, an en-suite bath, and a large walk-in closet. With its desirable layout and prime location close to shopping, dining, and major highways.This home truly has it all. Don’t miss this incredible opportunity — come see it today!

20. 2026-03-03
    listed $375,000 Active 728-char remark

    Show marketing remark (728 chars)

    Beautiful home in the heart of Stone Mountain, perfectly situated on a quiet cul-de-sac lot! The spacious and functional floor plan offers comfortable living with room to grow. The kitchen overlooks the cozy family room, creating the perfect space for everyday living and entertaining. Enjoy both a separate dining room and a den, providing flexible options for gatherings, a home office, or additional living space. The generously sized owner’s suite features a relaxing sitting area, an en-suite bath, and a large walk-in closet. With its desirable layout and prime location close to shopping, dining, and major highways.This home truly has it all. Don’t miss this incredible opportunity — come see it today!

21. 2026-02-24
    historical $375,000 710-char remark

    Show marketing remark (728 chars)

    Beautiful home in the heart of Stone Mountain, perfectly situated on a quiet cul-de-sac lot! The spacious and functional floor plan offers comfortable living with room to grow. The kitchen overlooks the cozy family room, creating the perfect space for everyday living and entertaining. Enjoy both a separate dining room and a den, providing flexible options for gatherings, a home office, or additional living space. The generously sized owner’s suite features a relaxing sitting area, an en-suite bath, and a large walk-in closet. With its desirable layout and prime location close to shopping, dining, and major highways.This home truly has it all. Don’t miss this incredible opportunity — come see it today!

22. 2026-02-24
    historical $375,000 728-char remark

    Show marketing remark (728 chars)

    Beautiful home in the heart of Stone Mountain, perfectly situated on a quiet cul-de-sac lot! The spacious and functional floor plan offers comfortable living with room to grow. The kitchen overlooks the cozy family room, creating the perfect space for everyday living and entertaining. Enjoy both a separate dining room and a den, providing flexible options for gatherings, a home office, or additional living space. The generously sized owner’s suite features a relaxing sitting area, an en-suite bath, and a large walk-in closet. With its desirable layout and prime location close to shopping, dining, and major highways.This home truly has it all. Don’t miss this incredible opportunity — come see it today!

23. 2017-05-10
    soldstatus $180,000
24. 2017-05-05
    soldstatus $180,000 Sold
25. 2017-05-05
    soldstatus $180,000 Sold
26. 2017-04-12
    status Under Contract
27. 2017-04-12
    historical Pending
28. 2017-04-07
    status Back on Market
29. 2017-04-07
    status Active
30. 2017-03-20
    status Under Contract
31. 2017-03-20
    historical Pending
32. 2017-03-14
    listed $179,900 New
33. 2017-03-14
    listed $179,900 Active
34. 2009-03-31
    soldstatus $107,900
35. 2009-03-25
    listed $107,900
36. 2000-06-29
    soldstatus $167,400

ⓘ 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: $6,018 · $502/mo
• Projected year-2 tax: $6,018 · $502/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 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: $33,832
• − Mortgage interest: −$19,045
• − Property taxes: −$6,018
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,707
• − Management: −$2,707
• − Depreciation: −$9,891
• Taxable loss: −$8,235
• Est. tax savings @ 24.0%: +$1,976
• After-tax cash flow: $-410/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 — Stone Mountain

• Score: 79/100
• State rank: #11
• US rank: #1977

Category grades

Amenities B+ Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 130,941
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,977
• Household income: $96,491
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 22% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -228.39%
• Current HPI: 204.2122
• Rent YoY: ▲ 1.30%
• 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

+103.1% since first listed

22 events — show timeline

• 2026-05-01 Price Changed $340,000 FMLS
• 2026-05-01 Price Changed $340,000 GAMLS
• 2026-03-16 Price Changed $350,000 FMLS
• 2026-03-16 Price Changed $350,000 GAMLS
• 2026-03-03 Listed $375,000 GAMLS
• 2026-03-03 Listed $375,000 FMLS
• 2026-02-24 Coming Soon $375,000 GAMLS
• 2026-02-24 Coming Soon $375,000 FMLS
• 2017-05-10 Sold (Public Records) $180,000 Public Records
• 2017-05-05 Sold (MLS) $180,000 GAMLS
• 2017-05-05 Sold (MLS) $180,000 FMLS
• 2017-04-12 Pending — GAMLS
• 2017-04-12 Contingent — FMLS
• 2017-04-07 Relisted — GAMLS
• 2017-04-07 Relisted — FMLS
• 2017-03-20 Pending — GAMLS
• 2017-03-20 Contingent — FMLS
• 2017-03-14 Listed $179,900 GAMLS
• 2017-03-14 Listed $179,900 FMLS
• 2009-03-31 Sold (MLS) $107,900 FMLS
• 2009-03-25 Listed $107,900 FMLS
• 2000-06-29 Sold (Public Records) $167,400 Public Records

Property tax history

+3.9%/yr

Latest (2025): $6,018 · -2.2% YoY. Source: county tax records.