6697 Baynes Hill Cir · Clarkston, GA 30021

$75,000

3 bd · 2.0 ba · 1,440 sqft · Condo public records · 40 Days on market

Built 1973

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Great opportunity to own a renovated 3-bedroom, 2-bath condo in Clarkston! This spacious unit offers 1,440 square feet with a functional layout, including a primary bedroom with its own private bathroom. With its strong bedroom count and affordable price point, this property is ideal for investors looking to add a rental to their portfolio or buyers seeking value in a metro Atlanta location. The layout allows for flexible use and solid rental potential. Just a short drive to downtown Atlanta, Mercedes-Benz Stadium, Decatur, and nearby employment centers including hospitals and local businesses. Conveniently located near 3 colleges within walking distance, and easy access to Memorial Drive,

Key facts

• Renovated condo
• Private bathroom
• Built 1973

Tags

• RENOVATED CONDO
• PRIVATE BATHROOM
• SOLID RENTAL POTENTIAL
• SHORT DRIVE TO DOWNTOWN
• NEARBY EMPLOYMENT CENTERS
• WALKING DISTANCE TO COLLEGES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 3.6% in Clarkston — 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 79/100 on livability (#14 in GA, #2,067 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, schools 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 fast (+5.9%/yr); 37 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.9% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $75k implies a 56% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
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: 2.23% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.40%
• DSCR: 2.84
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.88% rent growth · sell at horizon

5-year hold

• IRR: 58.6%
• Equity multiple: 5.38×
• Total profit: $92,036
• Equity at exit: $67,566

10-year hold

• IRR: 53.3%
• Equity multiple: 12.73×
• Total profit: $246,235
• Equity at exit: $145,709

Cash invested: $21,000 (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 30021

• Home prices YoY: 13.2%
• Rents YoY: 5.9%
• Active inventory: 37
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$393
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$31
• HOA est. from 1 same-building comp: −$150
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $724

Break-even live

Break-even rent $753

Max offer price $75,000

Occupancy floor 52%

Sensitivity live

Price	-10% $767	-5% $746	+0% $724	+5% $703	+10% $682
Rent	-10% $593	-5% $658	+0% $724	+5% $790	+10% $856
Rate	-1.0pp $762	-0.5pp $744	base $724	+0.5pp $705	+1.0pp $685

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 N Indian Creek Dr Clarkston, GA	1.0–3.0	1.0–2.0	995	$1,325	$1.33	44d	1	0.36mi
3743 Poplar Dr Clarkston, GA	3.0	2.0	1540	$1,900	$1.23	6d	1	0.64mi
417 Ridge Creek Dr Clarkston, GA	2.0	2.0	1239	$1,399	$1.13	25d	1	0.73mi
4247 Youngstown Cir #4247 Stone Mountain, GA	3.0	2.5	1524	$1,800	$1.18	21d	1	0.74mi
4247 Youngstown Cir Stone Mountain, GA	3.0	3.0	1524	$1,900	$1.25	44d	1	0.74mi
792 Jolly Ave S Clarkston, GA	1.0–2.0	1.0–2.0	947	$1,100	$1.16	6d	12	0.79mi
853 Langston Trce Stone Mountain, GA	3.0	2.5	1750	$2,023	$1.16	25d	1	0.83mi
500 Hambrick Sq Stone Mountain, GA	1.0–4.0	1.0–2.0	1238	$1,425	$1.15	6d	2	0.88mi
4204 Cheryl Ann Ct Stone Mountain, GA	4.0	2.0	1391	$2,086	$1.50	12d	1	0.96mi
594 Windchase Ln Rm B Stone Mountain, GA	3.0	2.0	1092	$750	$0.69	6d	1	0.97mi
621 Windchase Ln Stone Mountain, GA	2.0	2.0	912	$1,200	$1.32	44d	1	1.01mi
3545 Orchard St Clarkston, GA	3.0	1.0	1232	$1,650	$1.34	17d	1	1.03mi
3545 Orchard St Clarkston, GA	3.0	1.0	1232	$1,650	$1.34	0d	1	1.03mi
965 Smith St Clarkston, GA	2.0	1.0	1542	$1,500	$0.97	44d	1	1.04mi
3799 N Decatur Rd Decatur, GA	1.0–3.0	1.0–2.0	1087	$1,295	$1.19	0d	13	1.14mi
774 Northern Ave Unit B14 Clarkston, GA	2.0	2.0	1100	$1,250	$1.14	0d	1	1.16mi
774 Northern Ave Unit A14 Clarkston, GA	2.0	2.0	1100	$1,250	$1.14	44d	1	1.16mi
3519 W Hill St Clarkston, GA	2.0	1.0–1.5	857	$1,299	$1.51	6d	1	1.24mi
3548 Lantern View Ln Scottdale, GA	3.0	2.5	1500	$2,000	$1.33	44d	1	1.26mi
1000 Montreal Rd Clarkston, GA	1.0–3.0	1.0–2.5	1250	$1,340	$1.07	0d	17	1.31mi
3681 Pavilion Point Decatur, GA	2.0–4.0	1.0–2.0	1355	$1,700	$1.25	44d	1	1.32mi
1015 Casa Dr Clarkston, GA	4.0	2.0	1844	$1,950	$1.06	25d	1	1.32mi
436 Allgood Cir Stone Mountain, GA	3.0	2.5	1452	$1,875	$1.29	25d	1	1.39mi
436 Allgood Cir Stone Mountain, GA	3.0	3.0	1772	$1,875	$1.06	6d	1	1.39mi
1350 Brockett Pl Clarkston, GA	2.0	2.0	1244	$1,350	$1.09	4d	1	1.42mi
1350 Brockett Pl Clarkston, GA	2.0	2.0	1244	$1,350	$1.09	0d	1	1.42mi
524 Warren Ave Scottdale, GA	2.0	3.5	1248	$1,500	$1.20	13d	1	1.45mi
1250 Brockett Rd Clarkston, GA	1.0–2.0	1.0–2.5	1100	$1,725	$1.57	0d	15	1.45mi
3517 Creekview Pl Scottdale, GA	2.0	1.5	1250	$1,150	$0.92	44d	1	1.45mi
437 Creekview Ct Scottdale, GA	2.0	2.5	1400	$1,195	$0.85	25d	1	1.46mi
3499 Creekview Pl Scottdale, GA	2.0	1.5	1250	$1,150	$0.92	6d	1	1.47mi
3499 Creekview Pl Scottdale, GA	2.0	1.5	1250	$1,150	$0.92	0d	1	1.47mi
1204 Brockett Rd Clarkston, GA	2.0	1.0–2.0	1160	$1,375	$1.19	44d	10	1.47mi
2700 Summit Creek Dr Stone Mountain, GA	2.0	1.0–2.0	926	$1,279	$1.38	3d	34	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 40 DOM
2. 2026-06-18
   days on market $75,000 Active 37 DOM
3. 2026-06-17
   days on market $75,000 Active 36 DOM
4. 2026-06-16
   days on market $75,000 Active 35 DOM
5. 2026-06-15
   days on market $75,000 Active 34 DOM
6. 2026-06-13
   days on market $75,000 Active 32 DOM
7. 2026-06-09
   days on market $75,000 Active 28 DOM
8. 2026-06-08
   days on market $75,000 Active 27 DOM
9. 2026-06-07
   days on market $75,000 Active 26 DOM
10. 2026-06-04
    days on market $75,000 Active 23 DOM
11. 2026-06-03
    days on market $75,000 Active 22 DOM
12. 2026-06-02
    days on market $75,000 Active 21 DOM
13. 2026-06-01
    days on market $75,000 Active 20 DOM
14. 2026-05-31
    days on market $75,000 Active 19 DOM
15. 2026-05-12
    listed $75,000 Active 1038-char remark
16. 1998-09-18
    soldstatus $48,000
17. 1986-06-17
    soldstatus $38,000
18. 1982-10-08
    soldstatus $39,900

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$450/yr (+$38/mo · 188.0%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,035
• − Mortgage interest: −$4,201
• − Property taxes: −$240
• − Insurance: −$375
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$1,800
• − Depreciation: −$2,182
• Taxable income: $8,032
• Est. tax owed @ 24.0%: −$1,928
• After-tax cash flow: $6,766/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 — Clarkston

• Score: 79/100
• State rank: #14
• US rank: #2067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 27,781
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,781
• Household income: $52,278
• Rent vs Own: 74.9% rent · 25.1% own
• Severe rent burden: 1622.0

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 0.57)
• Race & ethnicity: Black 62% Asian 15% White 14% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Ukrainian 1% Italian 1% Slovak 1%
• Foreign-born: 43% · Philippines, Canada, India
• Languages at home: 43% English-only · Other Indo-European 8% Spanish 5% Other Asian/Pacific 5%

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: ▲ 41.94%
• Current HPI: 360.0584
• Rent YoY: ▲ 5.88%
• 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

+88.0% since first listed

4 events — show timeline

• 2026-05-12 Listed $75,000 FSBO.com
• 1998-09-18 Sold (Public Records) $48,000 Public Records
• 1986-06-17 Sold (Public Records) $38,000 Public Records
• 1982-10-08 Sold (Public Records) $39,900 Public Records

Property tax history

-1.0%/yr

Latest (2025): $240 · +8.0% YoY. Source: county tax records.