1204 Rock Chapel Rd · Stonecrest, GA 30058

$240,000

3 bd · 2.0 ba · 1,889 sqft · SingleFamily public records · 121 Days on market

Built 1963 0.84 ac lot $127/sqft · 14% below area Est $278k · 14% under

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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 +17.4/30.0
• ARV discount +13.6/15.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• 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

Beautiful, updated Brick Ranch with amazing living space! Well maintained property! LOCATION, LOCATION, LOCATION, this home is located near Stonecrest mall, dining, and shopping. Private living offering the perfect balance of work and play! Open floor plan featuring Solid wide plank Hardwood floors throughout. Butcher block countertops upgraded bathrooms. Upgraded flexible space off kitchen perfect for entertaining, relaxing, or a stylish man cave. Ultimate space for retreat, hobbies or downtime. Enjoy natural light throughout with newer windows. French doors leading out to a beautiful Florida style sunroom. Year-round enjoyment and effortless indoor-outdoor living. Brick wood burning fireplace. Fresh paint on gutters, shutters that add to amazing curb appeal. Spacious level private backyard. This home combines modern comfort with character and charm! Every detail thoughtfully curated to blend functionality with comfort. 10X12 storage shed included in sale. Zoning to commercial potential. This property can be converted to a business as well. Ask for details. Enthusiastic Seller!! ASK ABOUT SELLER BONUS! DO NOT MISS OUT ON THIS GREAT OPPORTUNITY TO MAKE THIS PROPERTY YOURS!

Key facts

• Updated brick ranch
• Upgraded bathrooms
• 0.84 acre lot

Tags

• UPDATED BRICK RANCH
• BUTCHER BLOCK COUNTERTOPS
• UPGRADED BATHROOMS
• FLEXIBLE SPACE OFF KITCHEN
• FLORIDA STYLE SUNROOM
• BRICK WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $223k (7.2% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 rising (+1.2%/yr); 435 active listings in the ZIP; 18 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).
• This rent runs 43% of the median local income ($62k/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 $7k 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 121 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $129k; list at $240k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $277,742
• List price: $240,000
• Delta: -13.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1473 Rock Chapel Rd	0.60mi	3/2.0	1,943 (+3%)	10mo	$287,000	$148	59
7562 Asbury Manor Dr	0.55mi	3/2.0	2,068 (+10%)	3mo	$279,900	$135	56
883 Asbury Way	0.70mi	3/2.5	1,909 (+1%)	23mo	$270,000	$141	44
7531 Edenberry Way	0.72mi	3/2.5	1,646 (-13%)	3mo	$212,000	$129	40

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-31,458
• Equity at exit: $35,785

10-year hold

• IRR: -7.3%
• Equity multiple: 0.58×
• Total profit: $-28,552
• Equity at exit: $20,751

Cash invested: $67,200 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 435
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$221 /mo · $2,647/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $180

Break-even live

Break-even rent $1,999

Max offer price $240,000

Occupancy floor 87%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1597 Rice Sq Lithonia, GA	3.0	3.0	2500	$2,125	$0.85	2d	1	0.82mi
842 Asbury Trl Lithonia, GA	3.0	2.0	1578	$1,829	$1.16	5d	1	0.87mi
493 Stonemill Mnr Lithonia, GA	4.0	2.0	1646	$2,055	$1.25	24d	1	1.02mi
493 Stonemill Mnr Lithonia, GA	3.0	2.5	1646	$1,945	$1.18	44d	1	1.02mi
1980 Cutters Mill Way Lithonia, GA	4.0	2.5	2133	$2,195	$1.03	44d	1	1.04mi
1930 Cutters Mill Way Lithonia, GA	3.0	3.0	1909	$2,281	$1.19	5d	1	1.05mi
738 Stonebridge Way Lithonia, GA	3.0	2.0	1352	$1,880	$1.39	24d	1	1.09mi
7189 Sweet Gum Ct Lithonia, GA	3.0	2.5	2070	$2,200	$1.06	44d	1	1.16mi
7086 Brecken Pl Lithonia, GA	4.0	2.5	2130	$2,295	$1.08	20d	1	1.17mi
7490 Knoll Hollow Rd Lithonia, GA	4.0	2.5	1817	$2,400	$1.32	44d	1	1.20mi
7795 Nolan Trl Snellville, GA	4.0	2.5	2607	$2,446	$0.94	44d	1	1.26mi
735 Bridgewood Ct Lithonia, GA	4.0	3.0	2520	$2,405	$0.95	2d	1	1.29mi
750 Stonemill Mnr Lithonia, GA	4.0	2.0	2410	$2,179	$0.90	17d	1	1.31mi
4401 Riverlake Way Snellville, GA	4.0	4.5	2371	$3,200	$1.35	24d	1	1.36mi
916 S Deshon Rd Lithonia, GA	3.0	3.0	2360	$2,195	$0.93	24d	1	1.39mi
1583 Cutters Mill Dr Lithonia, GA	3.0	2.5	1967	$2,300	$1.17	44d	1	1.40mi
6936 Deshon Ridge Dr Lithonia, GA	3.0	2.5	1872	$1,781	$0.95	5d	1	1.43mi
725 Stonebrook Dr Lithonia, GA	4.0	2.5	2294	$2,256	$0.98	44d	1	1.48mi

Listing history 16 events

1. 2026-06-02
   status $240,000 Under Contract 121 DOM
2. 2026-06-01
   statusdays on market $240,000 Active 121 DOM
3. 2026-05-31
   days on market $240,000 Price Change 120 DOM
4. 2026-01-31
   listed $265,000 New 1193-char remark

   Show marketing remark (1193 chars)

   Beautiful, updated Brick Ranch with amazing living space! Well maintained property! LOCATION, LOCATION, LOCATION, this home is located near Stonecrest mall, dining, and shopping. Private living offering the perfect balance of work and play! Open floor plan featuring Solid wide plank Hardwood floors throughout. Butcher block countertops upgraded bathrooms. Upgraded flexible space off kitchen perfect for entertaining, relaxing, or a stylish man cave. Ultimate space for retreat, hobbies or downtime. Enjoy natural light throughout with newer windows. French doors leading out to a beautiful Florida style sunroom. Year-round enjoyment and effortless indoor-outdoor living. Brick wood burning fireplace. Fresh paint on gutters, shutters that add to amazing curb appeal. Spacious level private backyard. This home combines modern comfort with character and charm! Every detail thoughtfully curated to blend functionality with comfort. 10X12 storage shed included in sale. Zoning to commercial potential. This property can be converted to a business as well. Ask for details. Enthusiastic Seller!! ASK ABOUT SELLER BONUS! DO NOT MISS OUT ON THIS GREAT OPPORTUNITY TO MAKE THIS PROPERTY YOURS!

5. 2026-01-27
   historical
6. 2026-01-08
   price $275,000
7. 2025-11-18
   price $282,000
8. 2025-10-22
   listed $295,000 New
9. 2019-08-23
   soldstatus $129,000 Closed
10. 2019-06-28
    status Pending
11. 2019-06-17
    price $129,900
12. 2019-05-14
    status Active
13. 2019-05-01
    status Pending
14. 2019-04-06
    price $139,900
15. 2019-03-05
    listed $143,000 Active
16. 1998-09-03
    soldstatus $103,000

ⓘ 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: $2,647 · $221/mo
• Projected year-2 tax: $2,647 · $221/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 · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $26,719
• − Mortgage interest: −$13,444
• − Property taxes: −$2,647
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$6,982
• Taxable loss: −$1,829
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $2,597/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

+157.3% since first listed

13 events — show timeline

• 2026-01-31 Listed $265,000 GAMLS
• 2026-01-27 Listing Removed — GAMLS
• 2026-01-08 Price Changed $275,000 GAMLS
• 2025-11-18 Price Changed $282,000 GAMLS
• 2025-10-22 Listed $295,000 GAMLS
• 2019-08-23 Sold (MLS) $129,000 FMLS
• 2019-06-28 Pending — FMLS
• 2019-06-17 Price Changed $129,900 FMLS
• 2019-05-14 Relisted — FMLS
• 2019-05-01 Pending — FMLS
• 2019-04-06 Price Changed $139,900 FMLS
• 2019-03-05 Listed $143,000 FMLS
• 1998-09-03 Sold (Public Records) $103,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,647 · -5.5% YoY. Source: county tax records.