3219 Fairington Dr · Stonecrest, GA 30038

$107,500

2 bd · 2.0 ba · 1,202 sqft · Condo public records · 100 Days on market

Built 2003 $89/sqft · 5% below area Est $113k · 5% under

---

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 +22.6/30.0
• ARV discount +9.8/15.0
• 1% rule +8.8/10.0
• DSCR +7.3/10.0
• 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

Welcome to this charming 2-bedroom, 2-bathroom condo-style townhouse offering comfort, convenience, and excellent value. This well-designed home features a spacious layout with plenty of natural light, creating a warm and inviting atmosphere throughout. The kitchen comes fully equipped with a dishwasher, garbage disposal, and range/oven, making everyday cooking and entertaining easy and efficient. Ceiling fans enhance comfort and energy efficiency, while the functional floor plan provides both privacy and practicality. Perfectly suited for first-time homebuyers looking to build equity or savvy investors seeking a strong rental opportunity. The property offers easy rental potential due to its desirable location and practical layout. Conveniently located with great access to shopping, major highways, the airport, and downtown Atlanta, making commuting and daily errands simple and stress-free. Whether you're searching for your first home or your next investment property, this townhouse offers the ideal combination of location, value, and opportunity. Don't miss your chance to make it yours! Investors Welcome! NO disclosure exhibit is available.

Key facts

• Built 2003
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $98k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 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 $743 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 14y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $97,825 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.38% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 6.0

CMA / ARV

• ARV (median comp): $113,214
• List price: $107,500
• Delta: -5.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,139
• Equity at exit: $16,029

10-year hold

• IRR: 9.2%
• Equity multiple: 1.77×
• Total profit: $23,312
• Equity at exit: $9,295

Cash invested: $30,100 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$564
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$45
• HOA est. from 2 same-building comps: −$200
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $183

Break-even live

Break-even rent $1,254

Max offer price $107,500

Occupancy floor 83%

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	5d	1	0.23mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	19d	1	0.23mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.28mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,570	$1.16	5d	1	0.29mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	17d	1	0.30mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.35mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.36mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.42mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	24d	1	0.43mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.52mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.53mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.54mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	10d	1	0.56mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.56mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.57mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	24d	1	0.58mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.58mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.59mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.59mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	24d	1	0.59mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	44d	1	0.59mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.61mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.61mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.62mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.63mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	13d	1	0.65mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	19d	1	0.68mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	44d	1	0.74mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	22d	1	0.75mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,673	$1.17	5d	1	0.79mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	44d	1	0.85mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,308	$1.16	2d	15	0.89mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,099	$0.83	24d	18	0.96mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,436	$1.28	2d	11	0.96mi
46 Le Parc Fontaine Lithonia, GA	2.0	2.0	1376	$1,350	$0.98	44d	1	1.12mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	44d	1	1.16mi
180 Rue Fontaine Lithonia, GA	1.0	1.0	1100	$1,255	$1.14	44d	1	1.17mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,325	$1.18	44d	1	1.17mi
129 Rue Fontaine Lithonia, GA	2.0	2.0	1376	$1,450	$1.05	22d	1	1.19mi
6256 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	990	$1,349	$1.36	44d	1	1.31mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-18
   days on market $107,500 Active 100 DOM
2. 2026-06-17
   days on market $107,500 Active 99 DOM
3. 2026-06-16
   days on market $107,500 Active 98 DOM
4. 2026-06-15
   days on market $107,500 Active 97 DOM
5. 2026-06-13
   days on market $107,500 Active 95 DOM
6. 2026-06-09
   days on market $107,500 Active 91 DOM
7. 2026-06-08
   days on market $107,500 Active 90 DOM
8. 2026-06-07
   days on market $107,500 Active 89 DOM
9. 2026-06-04
   days on market $107,500 Active 86 DOM
10. 2026-06-03
    days on market $107,500 Active 85 DOM
11. 2026-06-02
    days on market $107,500 Active 84 DOM
12. 2026-06-01
    days on market $107,500 Active 83 DOM
13. 2026-05-31
    days on market $107,500 Active 82 DOM
14. 2026-03-16
    listed $107,000 New 1160-char remark

    Show marketing remark (1160 chars)

    Welcome to this charming 2-bedroom, 2-bathroom condo-style townhouse offering comfort, convenience, and excellent value. This well-designed home features a spacious layout with plenty of natural light, creating a warm and inviting atmosphere throughout. The kitchen comes fully equipped with a dishwasher, garbage disposal, and range/oven, making everyday cooking and entertaining easy and efficient. Ceiling fans enhance comfort and energy efficiency, while the functional floor plan provides both privacy and practicality. Perfectly suited for first-time homebuyers looking to build equity or savvy investors seeking a strong rental opportunity. The property offers easy rental potential due to its desirable location and practical layout. Conveniently located with great access to shopping, major highways, the airport, and downtown Atlanta, making commuting and daily errands simple and stress-free. Whether you're searching for your first home or your next investment property, this townhouse offers the ideal combination of location, value, and opportunity. Don't miss your chance to make it yours! Investors Welcome! NO disclosure exhibit is available.

15. 2026-03-05
    listed $107,500 Active 1164-char remark

    Show marketing remark (1164 chars)

    Welcome to this charming 2-bedroom, 2-bathroom condo-style townhouse offering comfort, convenience, and excellent value. This well-designed home features a spacious layout with plenty of natural light, creating a warm and inviting atmosphere throughout. The kitchen comes fully equipped with a dishwasher, garbage disposal, and range/oven, making everyday cooking and entertaining easy and efficient. Ceiling fans enhance comfort and energy efficiency, while the functional floor plan provides both privacy and practicality. Perfectly suited for first-time homebuyers looking to build equity or savvy investors seeking a strong rental opportunity. The property offers easy rental potential due to its desirable location and practical layout. Conveniently located with great access to shopping, major highways, the airport, and downtown Atlanta, making commuting and daily errands simple and stress-free. Whether you're searching for your first home or your next investment property, this townhouse offers the ideal combination of location, value, and opportunity. Don't miss your chance to make it yours! No Disclosure Exhibit attach. Investors Welcome!

16. 2026-02-19
    historical
17. 2026-02-17
    historical
18. 2026-01-31
    status Back On Market
19. 2026-01-30
    historical
20. 2025-12-08
    price $111,000
21. 2025-12-08
    price $111,000
22. 2025-12-07
    price $108,000
23. 2025-11-03
    listed $117,900 New
24. 2025-11-03
    historical
25. 2025-10-30
    listed $99,999 Active
26. 2025-08-22
    listed $131,900 New
27. 2025-08-19
    historical
28. 2025-06-26
    listed $131,900 New
29. 2025-03-22
    historical $1,550
30. 2025-02-17
    listed $1,550
31. 2023-04-12
    soldstatus $107,900
32. 2023-04-11
    soldstatus $107,900 Closed
33. 2023-04-11
    soldstatus $107,900 Sold
34. 2023-02-23
    status Under Contract
35. 2023-02-23
    status Pending
36. 2023-01-25
    price $107,900
37. 2023-01-25
    price $107,900
38. 2023-01-13
    status Active
39. 2023-01-13
    status Back On Market
40. 2023-01-11
    status Pending
41. 2023-01-11
    status Under Contract
42. 2022-12-22
    listed $109,900 Active
43. 2022-12-20
    historical
44. 2022-12-15
    price $109,900
45. 2022-11-29
    price $114,900
46. 2022-11-09
    price $117,900
47. 2022-10-25
    price $124,900
48. 2022-10-07
    price $134,900
49. 2022-09-21
    soldstatus $82,742
50. 2022-09-20
    listed $109,900 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: $2,181 · $182/mo
• Projected year-2 tax: $2,181 · $182/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 ≥106°F today · 18 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: $17,827
• − Mortgage interest: −$6,022
• − Property taxes: −$2,181
• − Insurance: −$538
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − HOA: −$2,400
• − Depreciation: −$3,127
• Taxable income: $707
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,030/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

+613.3% since first listed

52 events — show timeline

• 2026-03-16 Listed $107,000 GAMLS
• 2026-03-05 Listed $107,500 FMLS
• 2026-02-19 Listing Removed — FMLS
• 2026-02-17 Listing Removed — GAMLS
• 2026-01-31 Relisted — GAMLS
• 2026-01-30 Listing Removed — GAMLS
• 2025-12-08 Price Changed $111,000 FMLS
• 2025-12-08 Price Changed $111,000 GAMLS
• 2025-12-07 Price Changed $108,000 GAMLS
• 2025-11-03 Listing Removed — GAMLS
• 2025-11-03 Listed $117,900 GAMLS
• 2025-10-30 Listed $99,999 FMLS
• 2025-08-22 Listed $131,900 GAMLS
• 2025-08-19 Listing Removed — GAMLS
• 2025-06-26 Listed $131,900 GAMLS
• 2025-03-22 Rental Removed $1,550 RENTALBEAST
• 2025-02-17 Listed for Rent $1,550 RENTALBEAST
• 2023-04-12 Sold (Public Records) $107,900 Public Records
• 2023-04-11 Sold (MLS) $107,900 GAMLS
• 2023-04-11 Sold (MLS) $107,900 FMLS
• 2023-02-23 Pending — GAMLS
• 2023-02-23 Pending — FMLS
• 2023-01-25 Price Changed $107,900 GAMLS
• 2023-01-25 Price Changed $107,900 FMLS
• 2023-01-13 Relisted — FMLS
• 2023-01-13 Relisted — GAMLS
• 2023-01-11 Pending — FMLS
• 2023-01-11 Pending — GAMLS
• 2022-12-22 Listed $109,900 FMLS
• 2022-12-20 Listing Removed — GAMLS
• 2022-12-15 Price Changed $109,900 GAMLS
• 2022-11-29 Price Changed $114,900 GAMLS
• 2022-11-09 Price Changed $117,900 GAMLS
• 2022-10-25 Price Changed $124,900 GAMLS
• 2022-10-07 Price Changed $134,900 GAMLS
• 2022-09-21 Sold (Public Records) $82,742 Public Records
• 2022-09-20 Listed $141,900 GAMLS
• 2022-09-20 Listed $109,900 GAMLS
• 2022-08-17 Listing Removed — GAMLS
• 2022-08-05 Price Changed $99,999 GAMLS
• 2022-08-02 Relisted — GAMLS
• 2022-07-15 Pending — GAMLS
• 2022-07-15 Price Changed $109,999 GAMLS
• 2022-07-14 Relisted — GAMLS
• 2022-07-13 Listing Removed — GAMLS
• 2022-07-11 Price Changed $107,499 GAMLS
• 2022-06-24 Listed $109,999 GAMLS
• 2016-10-14 Price Changed $15,000 GAMLS
• 2013-01-17 Sold (MLS) $19,000 GAMLS
• 2012-12-15 Listing Removed — GAMLS
• 2012-12-02 Price Changed $19,000 GAMLS
• 2012-11-08 Listed $15,000 GAMLS

Property tax history

+9.3%/yr

Latest (2025): $2,181 · +10.7% YoY. Source: county tax records.