2573 Terrace Trl · Stonecrest, GA 30035

$159,900

2 bd · 2.5 ba · 1,594 sqft · Condo public records · 80 Days on market

Built 1973 $100/sqft · 12% above area Est $143k · 12% over $110/mo HOA · 6% of rent

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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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +7.3/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting this unique 3 bedroom 2.5 bath, mid century modern home offers a great investment opportunity, ideally suited for both discerning investors and handy homeowners seeking a promising endeavor. Encompassing a substantial 1594 square feet of living area, this residence, constructed in 1973, provides a foundational structure ready for creative transformation. The generous proportions within offer ample scope for personalized design, allowing for the realization of a truly customized living environment tailored to contemporary visions and individual preferences. An inviting deck extends the living space outdoors, providing a dedicated area for relaxation, outdoor dining, or simply enjoying the surrounding ambiance. This feature offers a private space for experiencing moments of tranquility and outdoor enjoyment. This property stands as a compelling prospect for those seeking to create significant value through thoughtful enhancement and strategic investment. No showings without an accepted contract. Seller prefers 0-3 days due diligence.

Key facts

• $110 HOA
• 2 parking spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Market conditions: Rents flat; 180 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/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 $5k 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 80 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $25k; list at $160k implies a 540% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.23% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

• ARV (median comp): $143,167
• List price: $159,900
• Delta: 11.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.83×
• Total profit: $-7,796
• Equity at exit: $23,842

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $5,902
• Equity at exit: $13,825

Cash invested: $44,772 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 180
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$839
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$67
• HOA: −$110
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $348

Break-even live

Break-even rent $1,521

Max offer price $159,900

Occupancy floor 77%

Sensitivity live

Price	-10% $438	-5% $393	+0% $348	+5% $302	+10% $257
Rent	-10% $193	-5% $270	+0% $348	+5% $425	+10% $503
Rate	-1.0pp $428	-0.5pp $388	base $348	+0.5pp $306	+1.0pp $264

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	13d	1	0.01mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	44d	1	0.02mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	13d	1	0.03mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	13d	1	0.05mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	44d	1	0.15mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	44d	1	0.17mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	21d	1	0.20mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	1d	18	0.21mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	0.24mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	0.25mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	44d	1	0.26mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	44d	1	0.30mi
4948 Longview Run Decatur, GA	3.0	2.0	1892	$2,135	$1.13	5d	1	0.37mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	24d	1	0.42mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	44d	1	0.43mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	21d	1	0.50mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	3d	1	0.54mi
2314 Hampton Dr Decatur, GA	3.0	3.0	1600	$2,030	$1.27	44d	1	0.70mi
5049 Donnell Way Decatur, GA	3.0	2.0	1566	$1,923	$1.23	44d	1	0.71mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	3d	1	0.75mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	44d	1	0.80mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	24d	1	0.99mi
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	2d	1	1.09mi
1000 Hidden Chase Stone Mountain, GA	1.0–3.0	1.0–2.0	1185	$1,192	$1.01	5d	1	1.21mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,088	$1.08	2d	4	1.22mi
2153 Scarbrough Rd Stone Mountain, GA	3.0	2.0	1188	$1,640	$1.38	44d	1	1.26mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	44d	1	1.27mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	1.30mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	1d	1	1.31mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	1.32mi
3122 Northchester Pl Lithonia, GA	1.0	1.0	1281	$1,350	$1.05	44d	1	1.38mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	24d	1	1.44mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	24d	1	1.46mi
2078 Kimber Trl Stone Mountain, GA	3.0	2.0	1144	$2,013	$1.76	5d	1	1.49mi

HOA detail condo

• Monthly dues: $110 · $1,320/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $159,900 Active 80 DOM
2. 2026-06-17
   days on market $159,900 Active 79 DOM
3. 2026-06-16
   days on market $159,900 Active 78 DOM
4. 2026-06-15
   days on market $159,900 Active 77 DOM
5. 2026-06-13
   days on market $159,900 Active 75 DOM
6. 2026-06-09
   days on market $159,900 Active 71 DOM
7. 2026-06-08
   days on market $159,900 Active 70 DOM
8. 2026-06-07
   days on market $159,900 Active 69 DOM
9. 2026-06-04
   days on market $159,900 Active 66 DOM
10. 2026-06-03
    days on market $159,900 Active 65 DOM
11. 2026-06-02
    days on market $159,900 Active 64 DOM
12. 2026-06-01
    days on market $159,900 Active 63 DOM
13. 2026-05-31
    days on market $159,900 Active 62 DOM
14. 2026-03-30
    listed $159,900 Active 1058-char remark

    Show marketing remark (1058 chars)

    Presenting this unique 3 bedroom 2.5 bath, mid century modern home offers a great investment opportunity, ideally suited for both discerning investors and handy homeowners seeking a promising endeavor. Encompassing a substantial 1594 square feet of living area, this residence, constructed in 1973, provides a foundational structure ready for creative transformation. The generous proportions within offer ample scope for personalized design, allowing for the realization of a truly customized living environment tailored to contemporary visions and individual preferences. An inviting deck extends the living space outdoors, providing a dedicated area for relaxation, outdoor dining, or simply enjoying the surrounding ambiance. This feature offers a private space for experiencing moments of tranquility and outdoor enjoyment. This property stands as a compelling prospect for those seeking to create significant value through thoughtful enhancement and strategic investment. No showings without an accepted contract. Seller prefers 0-3 days due diligence.

15. 2026-03-30
    listed $159,900 New 1058-char remark

    Show marketing remark (1058 chars)

    Presenting this unique 3 bedroom 2.5 bath, mid century modern home offers a great investment opportunity, ideally suited for both discerning investors and handy homeowners seeking a promising endeavor. Encompassing a substantial 1594 square feet of living area, this residence, constructed in 1973, provides a foundational structure ready for creative transformation. The generous proportions within offer ample scope for personalized design, allowing for the realization of a truly customized living environment tailored to contemporary visions and individual preferences. An inviting deck extends the living space outdoors, providing a dedicated area for relaxation, outdoor dining, or simply enjoying the surrounding ambiance. This feature offers a private space for experiencing moments of tranquility and outdoor enjoyment. This property stands as a compelling prospect for those seeking to create significant value through thoughtful enhancement and strategic investment. No showings without an accepted contract. Seller prefers 0-3 days due diligence.

16. 2026-03-17
    historical $159,900 1058-char remark

    Show marketing remark (1058 chars)

    Presenting this unique 3 bedroom 2.5 bath, mid century modern home offers a great investment opportunity, ideally suited for both discerning investors and handy homeowners seeking a promising endeavor. Encompassing a substantial 1594 square feet of living area, this residence, constructed in 1973, provides a foundational structure ready for creative transformation. The generous proportions within offer ample scope for personalized design, allowing for the realization of a truly customized living environment tailored to contemporary visions and individual preferences. An inviting deck extends the living space outdoors, providing a dedicated area for relaxation, outdoor dining, or simply enjoying the surrounding ambiance. This feature offers a private space for experiencing moments of tranquility and outdoor enjoyment. This property stands as a compelling prospect for those seeking to create significant value through thoughtful enhancement and strategic investment. No showings without an accepted contract. Seller prefers 0-3 days due diligence.

17. 2026-03-17
    historical $159,900 1058-char remark

    Show marketing remark (1058 chars)

    Presenting this unique 3 bedroom 2.5 bath, mid century modern home offers a great investment opportunity, ideally suited for both discerning investors and handy homeowners seeking a promising endeavor. Encompassing a substantial 1594 square feet of living area, this residence, constructed in 1973, provides a foundational structure ready for creative transformation. The generous proportions within offer ample scope for personalized design, allowing for the realization of a truly customized living environment tailored to contemporary visions and individual preferences. An inviting deck extends the living space outdoors, providing a dedicated area for relaxation, outdoor dining, or simply enjoying the surrounding ambiance. This feature offers a private space for experiencing moments of tranquility and outdoor enjoyment. This property stands as a compelling prospect for those seeking to create significant value through thoughtful enhancement and strategic investment. No showings without an accepted contract. Seller prefers 0-3 days due diligence.

18. 2019-01-07
    soldstatus $25,000
19. 2018-12-18
    soldstatus $25,000 Sold
20. 2018-12-04
    status Under Contract
21. 2018-10-09
    listed $25,000 New

ⓘ 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: $2,240 · $187/mo
• Projected year-2 tax: $2,240 · $187/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 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: $23,536
• − Mortgage interest: −$8,957
• − Property taxes: −$2,240
• − Insurance: −$800
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − HOA: −$1,320
• − Depreciation: −$4,652
• Taxable income: $1,802
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $3,739/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): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+539.6% since first listed

8 events — show timeline

• 2026-03-30 Listed $159,900 FMLS
• 2026-03-30 Listed $159,900 GAMLS
• 2026-03-17 Coming Soon $159,900 GAMLS
• 2026-03-17 Coming Soon $159,900 FMLS
• 2019-01-07 Sold (Public Records) $25,000 Public Records
• 2018-12-18 Sold (MLS) $25,000 GAMLS
• 2018-12-04 Pending — GAMLS
• 2018-10-09 Listed $25,000 GAMLS

Property tax history

+3.0%/yr

Latest (2025): $2,240 · +78.3% YoY. Source: county tax records.