3062 Parc Lorraine · Stonecrest, GA 30038

$67,500

2 bd · 2.0 ba · 1,280 sqft · Condo public records · 84 Days on market

Built 1974 $53/sqft · 26% below area Est $91k · 26% under $285/mo HOA · 19% of rent

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at this 2-bedroom condo offering 1280 sq ft in the established Parc Lorraine Stonecrest community 3062 Parc Lorraine presents an excellent value-add opportunity for investors, renovators, or buyers looking to customize a home to their personal style. The condo features a spacious layout with generously sized living areas, a dedicated dining space, and well-proportioned bedrooms, providing a strong foundation for updates and improvements. Situated in a convenient Lithonia location, the community offers easy access to shopping, dining, parks, and major commuter routes including I-20 and nearby Stonecrest amenities. Whether you're looking to create a personalized living space or expand your investment portfolio this condo offers the chance to add value and build equity. Bring your ideas and updating plans-this property is ready for its next chapter

Key facts

• Spacious layout
• Easy access to parks
• $285 HOA

Tags

• SPACIOUS LAYOUT
• DEDICATED DINING SPACE
• CONVENIENT LITHONIA LOCATION
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $68k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 B — 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.
• Market conditions: Rents rising fast (+4.6%/yr); 320 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $467 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: moderate wind risk, 26% 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 $63,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.22% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.83%
• DSCR: 2.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $90,740
• List price: $67,500
• Delta: -25.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 1.78×
• Total profit: $14,658
• Equity at exit: $10,064

10-year hold

• IRR: 28.6%
• Equity multiple: 3.84×
• Total profit: $53,631
• Equity at exit: $5,836

Cash invested: $18,900 (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: 320
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$354
• Tax from tax record: −$157 /mo · $1,885/yr
• Insurance: −$28
• HOA: −$285
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $360

Break-even live

Break-even rent $1,043

Max offer price $67,500

Occupancy floor 71%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	22d	1	0.02mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	24d	1	0.03mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.03mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.04mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	3d	1	0.06mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.11mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.14mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.25mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.25mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.26mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	17d	1	0.26mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	44d	1	0.26mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,570	$1.16	5d	1	0.27mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.27mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.27mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.28mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.28mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.31mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.31mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.31mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.32mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	22d	1	0.33mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	5d	1	0.33mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	19d	1	0.33mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	19d	1	0.33mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	0.33mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	24d	1	0.34mi
5047 Chupp Way Cir Lithonia, GA	1.0	1.0	1700	$1,200	$0.71	2d	1	0.34mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.35mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.36mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	10d	1	0.37mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	24d	1	0.39mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.39mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,436	$1.28	2d	11	0.43mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.45mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,308	$1.16	2d	15	0.50mi
6067 Regent Mnr Lithonia, GA	3.0	2.5	1524	$1,700	$1.12	44d	1	0.62mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	44d	1	0.66mi
5975 Hillvale Trl Lithonia, GA	3.0	2.0	1616	$1,900	$1.18	44d	1	0.70mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,099	$0.83	24d	18	0.70mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-09
   status $67,500 Under Contract 84 DOM
2. 2026-06-08
   days on market $67,500 Active 84 DOM
3. 2026-06-07
   days on market $67,500 Active 83 DOM
4. 2026-06-04
   days on market $67,500 Active 80 DOM
5. 2026-06-03
   days on market $67,500 Active 79 DOM
6. 2026-06-02
   days on market $67,500 Active 78 DOM
7. 2026-06-01
   days on market $67,500 Active 77 DOM
8. 2026-05-31
   days on market $67,500 Active 76 DOM
9. 2026-05-18
   price $67,500 876-char remark

   Show marketing remark (876 chars)

   Opportunity awaits at this 2-bedroom condo offering 1280 sq ft in the established Parc Lorraine Stonecrest community 3062 Parc Lorraine presents an excellent value-add opportunity for investors, renovators, or buyers looking to customize a home to their personal style. The condo features a spacious layout with generously sized living areas, a dedicated dining space, and well-proportioned bedrooms, providing a strong foundation for updates and improvements. Situated in a convenient Lithonia location, the community offers easy access to shopping, dining, parks, and major commuter routes including I-20 and nearby Stonecrest amenities. Whether you're looking to create a personalized living space or expand your investment portfolio this condo offers the chance to add value and build equity. Bring your ideas and updating plans-this property is ready for its next chapter

10. 2026-04-18
    price $72,500 876-char remark

    Show marketing remark (876 chars)

    Opportunity awaits at this 2-bedroom condo offering 1280 sq ft in the established Parc Lorraine Stonecrest community 3062 Parc Lorraine presents an excellent value-add opportunity for investors, renovators, or buyers looking to customize a home to their personal style. The condo features a spacious layout with generously sized living areas, a dedicated dining space, and well-proportioned bedrooms, providing a strong foundation for updates and improvements. Situated in a convenient Lithonia location, the community offers easy access to shopping, dining, parks, and major commuter routes including I-20 and nearby Stonecrest amenities. Whether you're looking to create a personalized living space or expand your investment portfolio this condo offers the chance to add value and build equity. Bring your ideas and updating plans-this property is ready for its next chapter

11. 2026-03-16
    listed $77,500 New 876-char remark

    Show marketing remark (876 chars)

    Opportunity awaits at this 2-bedroom condo offering 1280 sq ft in the established Parc Lorraine Stonecrest community 3062 Parc Lorraine presents an excellent value-add opportunity for investors, renovators, or buyers looking to customize a home to their personal style. The condo features a spacious layout with generously sized living areas, a dedicated dining space, and well-proportioned bedrooms, providing a strong foundation for updates and improvements. Situated in a convenient Lithonia location, the community offers easy access to shopping, dining, parks, and major commuter routes including I-20 and nearby Stonecrest amenities. Whether you're looking to create a personalized living space or expand your investment portfolio this condo offers the chance to add value and build equity. Bring your ideas and updating plans-this property is ready for its next chapter

12. 2024-10-16
    historical $1,450
13. 2024-09-10
    listed $1,450
14. 2024-08-14
    historical $1,450
15. 2024-08-13
    listed $1,450
16. 2024-08-10
    historical $1,450
17. 2024-08-08
    historical $1,450
18. 2024-08-08
    listed $1,450
19. 2024-08-08
    listed $1,450
20. 2024-02-20
    historical $1,450
21. 2023-10-31
    listed $1,450
22. 2023-10-30
    historical
23. 2023-10-20
    listed $1,450 New
24. 2022-11-17
    soldstatus $122,000
25. 2022-11-15
    soldstatus $122,000 Closed
26. 2022-10-17
    status Pending
27. 2022-10-07
    historical Active Under Contract
28. 2022-09-28
    listed $125,000 Active
29. 2000-09-21
    soldstatus $65,000
30. 1989-06-26
    soldstatus $41,200

ⓘ 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: $1,885 · $157/mo
• Projected year-2 tax: $1,885 · $157/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 6/10 Major 7 d/yr ≥105°F today · 19 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: $17,981
• − Mortgage interest: −$3,781
• − Property taxes: −$1,885
• − Insurance: −$338
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$3,420
• − Depreciation: −$1,964
• Taxable income: $3,717
• Est. tax owed @ 24.0%: −$892
• After-tax cash flow: $3,423/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

+63.8% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $67,500 GAMLS
• 2026-04-18 Price Changed $72,500 GAMLS
• 2026-03-16 Listed $77,500 GAMLS
• 2024-10-16 Rental Removed $1,450 FMLS
• 2024-09-10 Listed for Rent $1,450 FMLS
• 2024-08-14 Rental Removed $1,450 GAMLS
• 2024-08-13 Listed for Rent $1,450 GAMLS
• 2024-08-10 Rental Removed $1,450 FMLS
• 2024-08-08 Rental Removed $1,450 GAMLS
• 2024-08-08 Listed for Rent $1,450 FMLS
• 2024-08-08 Listed for Rent $1,450 GAMLS
• 2024-02-20 Rental Removed $1,450 GAMLS
• 2023-10-31 Listed for Rent $1,450 GAMLS
• 2023-10-30 Listing Removed — GAMLS
• 2023-10-20 Listed $1,450 GAMLS
• 2022-11-17 Sold (Public Records) $122,000 Public Records
• 2022-11-15 Sold (MLS) $122,000 FMLS
• 2022-10-17 Pending — FMLS
• 2022-10-07 Contingent — FMLS
• 2022-09-28 Listed $125,000 FMLS
• 2000-09-21 Sold (Public Records) $65,000 Public Records
• 1989-06-26 Sold (Public Records) $41,200 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,885 · +0.0% YoY. Source: county tax records.