7015 Brecken Trce · Stonecrest, GA 30058

$284,900

4 bd · 2.5 ba · 2,600 sqft · SingleFamily public records · 65 Days on market

Built 2002 8,712 sqft lot $110/sqft · 25% below area Est $379k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• 1% rule +3.5/10.0
• DSCR +2.8/10.0
• 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 MLS

Welcome to this inviting home in Lithonia featuring 4 bedrooms and 2.5 baths. This property offers a comfortable and functional layout with spacious living areas and abundant natural light throughout. The kitchen provides ample cabinetry and connects seamlessly to the dining and main living spaces, making it ideal for both everyday living and entertaining. Bedrooms are generously sized, including a primary suite with a private bath for added comfort. Enjoy a private backyard space perfect for relaxing or gatherings. Conveniently located near shopping, dining, schools, and major highways, this home is a great opportunity for homeowners or investors alike!

Key facts

• Ample cabinetry
• Natural light
• Conveniently located

Tags

• PRIVATE BACKYARD SPACE
• AMPLE CABINETRY
• SPACIOUS LIVING AREAS
• NATURAL LIGHT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (14.9% below list).
• Recommended offer: $242k (14.9% below list) — sets the bar for 1% rule.

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: Princeton Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 724 students, 100% FRL); Stephenson Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 812 students, 100% FRL); Stephenson High School (math 9% / reading 25%, grade F, #277 of 424 statewide, top 67%, 1,354 students, 64% FRL) — zoned schools average 88% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 444 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $2,423/mo this rent would consume 47% of the median local household income ($62k/yr) (locally 3471% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 65 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,309 (14.9% 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 65 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
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 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: 0.85% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 9.8

CMA / ARV

• ARV (median comp): $378,722
• List price: $284,900
• Delta: -24.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1070 Kingsley Way	0.26mi	4/3.0	2,393 (-8%)	3mo	$393,670	$165	70
1070 Kingsley Way Lot 29	0.26mi	4/3.0	2,393 (-8%)	3mo	$393,670	$165	70
1035 Kingsley Way	0.32mi	4/3.0	2,400 (-8%)	3mo	$365,880	$152	68
975 Kingsley Way Lot 2	0.30mi	5/3.0 (+1)	2,774 (+7%)	2mo	$425,000	$153	66
975 Kingsley Way	0.31mi	5/3.0 (+1)	2,774 (+7%)	2mo	$425,000	$153	65
981 Kingsley Way	0.39mi	4/3.0	2,393 (-8%)	2mo	$402,570	$168	65
981 Kingsley Way Lot 3	0.39mi	4/3.0	2,393 (-8%)	2mo	$402,570	$168	65
1082 Old Greystone Dr	0.32mi	4/2.5	2,289 (-12%)	2mo	$285,000	$125	63
1017 Kingsley Way	0.34mi	4/3.0	2,343 (-10%)	3mo	$349,990	$149	63
1343 Alice Ave	0.44mi	5/3.0 (+1)	2,724 (+5%)	2mo	$279,000	$102	63
998 Kingsley Way Lot 159	0.35mi	4/3.0	2,343 (-10%)	3mo	$366,890	$157	63
998 Kingsley Way	0.35mi	4/3.0	2,343 (-10%)	3mo	$366,890	$157	63

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: -22.9%
• Equity multiple: 0.23×
• Total profit: $-61,699
• Equity at exit: $42,480

10-year hold

• IRR: -23.1%
• Equity multiple: -0.07×
• Total profit: $-85,046
• Equity at exit: $24,633

Cash invested: $79,772 (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: 444
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$479 /mo · $5,744/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-177

Break-even live

Break-even rent $2,647

Max offer price $253,596

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-97	+0% $-177	+5% $-258	+10% $-338
Rent	-10% $-369	-5% $-273	+0% $-177	+5% $-81	+10% $14
Rate	-1.0pp $-34	-0.5pp $-105	base $-177	+0.5pp $-251	+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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7086 Brecken Pl Lithonia, GA	4.0	2.5	2130	$2,295	$1.08	21d	1	0.08mi
6936 Deshon Ridge Dr Lithonia, GA	3.0	2.5	1872	$1,741	$0.93	1d	1	0.25mi
916 S Deshon Rd Lithonia, GA	3.0	3.0	2360	$2,195	$0.93	26d	1	0.28mi
7023 Red Maple Ln Lithonia, GA	4.0	2.5	2668	$2,510	$0.94	1d	1	0.29mi
917 Stonemill Mnr Lithonia, GA	4.0	2.5	2260	$2,275	$1.01	1d	1	0.47mi
1349 Alice Ave Lithonia, GA	5.0	3.0	2724	$2,655	$0.97	26d	1	0.47mi
1597 Rice Sq Lithonia, GA	3.0	3.0	2500	$2,125	$0.85	3d	1	0.51mi
7189 Sweet Gum Ct Lithonia, GA	3.0	2.5	2070	$2,200	$1.06	45d	1	0.51mi
883 Timbervale Ln Lithonia, GA	3.0	2.5	1848	$2,075	$1.12	7d	1	0.54mi
1378 Persimmon Ct Lithonia, GA	4.0	2.0	2730	$1,000	$0.37	12d	1	0.59mi
1439 Alice Ave Lithonia, GA	5.0	3.0	2940	$2,850	$0.97	1d	1	0.63mi
1439 Alice Ave Lithonia, GA	5.0	3.0	2940	$2,845	$0.97	45d	1	0.63mi
1040 Baltic Way Lithonia, GA	5.0	3.0	3644	$2,850	$0.78	45d	1	0.64mi
1930 Cutters Mill Way Lithonia, GA	3.0	3.0	1909	$2,281	$1.19	7d	1	0.64mi
750 Stonemill Mnr Lithonia, GA	4.0	2.0	2410	$2,179	$0.90	18d	1	0.73mi
6959 Rogers Pt Lithonia, GA	3.0	2.5	1816	$1,895	$1.04	3d	1	0.73mi
1980 Cutters Mill Way Lithonia, GA	4.0	2.5	2133	$2,195	$1.03	45d	1	0.73mi
725 Stonebrook Dr Lithonia, GA	4.0	2.5	2294	$2,256	$0.98	45d	1	0.77mi
1650 Cutters Mill Dr Lithonia, GA	4.0	2.5	2900	$2,681	$0.92	7d	1	0.78mi
1297 Millstone Way Lithonia, GA	4.0	3.0	1752	$2,340	$1.34	1d	1	0.78mi
1583 Cutters Mill Dr Lithonia, GA	3.0	2.5	1967	$2,300	$1.17	45d	1	0.82mi
1576 Rogers Crossing Dr Lithonia, GA	4.0	2.5	2725	$2,400	$0.88	14d	1	0.82mi
1576 Rogers Crossing Dr Lithonia, GA	4.0	2.5	2725	$2,400	$0.88	45d	1	0.82mi
671 Woodstone Rd Lithonia, GA	4.0	2.5	3302	$2,470	$0.75	14d	1	1.03mi
7179 Fair Harbor Way Lithonia, GA	4.0	2.5	2110	$2,155	$1.02	1d	1	1.04mi
6916 Dalehollow Dr Lithonia, GA	5.0	3.0	3108	$2,800	$0.90	45d	1	1.08mi
6583 Carriage Ln Stone Mountain, GA	5.0	3.0	3267	$2,605	$0.80	1d	1	1.12mi
735 Bridgewood Ct Lithonia, GA	4.0	3.0	2520	$2,405	$0.95	3d	1	1.17mi
745 Mountain Oaks Pkwy Stone Mountain, GA	4.0	3.0	2556	$2,495	$0.98	1d	1	1.19mi
606 Woodstone Rd Lithonia, GA	3.0	3.0	2173	$1,910	$0.88	26d	1	1.19mi
6551 Laurens Way Stone Mountain, GA	4.0	2.5	2444	$2,440	$1.00	46d	1	1.19mi
7156 Lone Oak Way Lithonia, GA	3.0	2.0	1884	$1,895	$1.01	45d	1	1.21mi
6614 Rebecca Lou Ln Lithonia, GA	3.0	2.5	1893	$1,895	$1.00	24d	1	1.23mi
7598 Clear Creek Dr Lithonia, GA	5.0	2.0	1976	$2,130	$1.08	45d	1	1.25mi
991 Alford Ct Lithonia, GA	4.0	2.5	1896	$2,045	$1.08	45d	1	1.31mi
6470 Rebecca Way Lithonia, GA	5.0	2.5	2690	$2,581	$0.96	1d	1	1.35mi
6458 Berryside Dr Lithonia, GA	5.0	3.0	2557	$2,697	$1.05	26d	1	1.41mi
6938 Shadow Ridge Ln Stone Mountain, GA	4.0	2.5	2036	$3,000	$1.47	45d	1	1.47mi
661 Raven Springs Trl Stone Mountain, GA	4.0	2.5	2712	$2,555	$0.94	5d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $284,900 Active 65 DOM
2. 2026-06-18
   days on market $284,900 Active 62 DOM
3. 2026-06-17
   days on market $284,900 Active 61 DOM
4. 2026-06-16
   days on market $284,900 Active 60 DOM
5. 2026-06-15
   days on market $284,900 Active 59 DOM
6. 2026-06-13
   days on market $284,900 Active 57 DOM
7. 2026-06-09
   days on market $284,900 Active 53 DOM
8. 2026-06-08
   days on market $284,900 Active 52 DOM
9. 2026-06-07
   days on market $284,900 Active 51 DOM
10. 2026-06-04
    days on market $284,900 Active 48 DOM
11. 2026-06-03
    days on market $284,900 Active 47 DOM
12. 2026-06-02
    days on market $284,900 Active 46 DOM
13. 2026-06-01
    days on market $284,900 Active 45 DOM
14. 2026-05-31
    days on market $284,900 Active 44 DOM
15. 2026-05-14
    price $284,900 662-char remark

    Show marketing remark (662 chars)

    Welcome to this inviting home in Lithonia featuring 4 bedrooms and 2.5 baths. This property offers a comfortable and functional layout with spacious living areas and abundant natural light throughout. The kitchen provides ample cabinetry and connects seamlessly to the dining and main living spaces, making it ideal for both everyday living and entertaining. Bedrooms are generously sized, including a primary suite with a private bath for added comfort. Enjoy a private backyard space perfect for relaxing or gatherings. Conveniently located near shopping, dining, schools, and major highways, this home is a great opportunity for homeowners or investors alike!

16. 2026-04-17
    listed $289,900 New 662-char remark

    Show marketing remark (662 chars)

    Welcome to this inviting home in Lithonia featuring 4 bedrooms and 2.5 baths. This property offers a comfortable and functional layout with spacious living areas and abundant natural light throughout. The kitchen provides ample cabinetry and connects seamlessly to the dining and main living spaces, making it ideal for both everyday living and entertaining. Bedrooms are generously sized, including a primary suite with a private bath for added comfort. Enjoy a private backyard space perfect for relaxing or gatherings. Conveniently located near shopping, dining, schools, and major highways, this home is a great opportunity for homeowners or investors alike!

17. 2017-06-01
    soldstatus $11,569,148
18. 2006-06-14
    soldstatus $165,000

ⓘ 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: $5,744 · $479/mo
• Projected year-2 tax: $5,744 · $479/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $29,077
• − Mortgage interest: −$15,959
• − Property taxes: −$5,744
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$8,288
• Taxable loss: −$6,991
• Est. tax savings @ 24.0%: +$1,678
• After-tax cash flow: $-449/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

• 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

+72.7% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $284,900 GAMLS
• 2026-04-17 Listed $289,900 GAMLS
• 2017-06-01 Sold (Public Records) $11,569,148 Public Records
• 2006-06-14 Sold (Public Records) $165,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,744 · +14.6% YoY. Source: county tax records.