4716 Jakes Trl · Stonecrest, GA 30034

$204,900

4 bd · 2.5 ba · 2,098 sqft · SingleFamily public records · 126 Days on market

Built 1974 0.42 ac lot Est $243k · 16% 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 +24.7/30.0
• ARV discount +14.6/15.0
• DSCR +8.0/10.0
• 1% rule +6.9/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious two-story home offers classic charm and generous living space, set on a wooded lot with a welcoming front elevation and mature trees. Inside, you'll find multiple living areas with fresh, neutral paint, new carpet, and large windows that fill each room with natural light. The family room features a brick fireplace and wood-paneled walls, creating a cozy gathering space. The bright kitchen boasts white cabinetry, granite countertops, and matching appliances, with a separate dining area perfect for entertaining. Upstairs, comfortable bedrooms include ceiling fans and ample closet space. Outside, enjoy the peaceful backyard from the elevated deck overlooking the trees.

Key facts

• Bright kitchen
• Wooded lot
• Brick fireplace

Tags

• TWO STORY HOME
• WOODED LOT
• MULTIPLE LIVING AREAS
• BRICK FIREPLACE
• BRIGHT KITCHEN
• WHITE CABINETRY

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Attached garage with space for 2 vehicles
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Two levels; Resale property
• Construction: Built in 1974; Wood siding; Composition roof; Slab foundation
• Exterior features: Deck; Window treatments

Interior

• Kitchen: Dishwasher; Microwave; Breakfast area
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Double vanity; Fireplace (1)
• Laundry & utility: No dedicated laundry features listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Zoned schools: Browns Mill Elementary School (math 5% / reading 24%, grade F, #988 of 1,228 statewide, top 81%, 383 students, 100% FRL); Salem Middle School (math 5% / reading 16%, grade F, #429 of 470 statewide, top 91%, 988 students, 100% FRL); Martin Luther King- Jr. High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,440 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 356 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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).
• At $2,440/mo this rent would consume 46% of the median local household income ($64k/yr) (locally 1659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 126 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $180,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1974 — 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: 1.19% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $243,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2594 Treadway Dr	0.51mi	4/2.5	1,974 (-6%)	8mo	$250,000	$127	60
3127 Snapfinger Ct	0.61mi	3/2.5 (-1)	2,186 (+4%)	2mo	$185,000	$85	58
4804 Thompson Mill Rd	0.39mi	5/3.0 (+1)	2,331 (+11%)	2mo	$195,000	$84	55
3202 Wintercreeper Dr	0.65mi	3/2.0 (-1)	1,999 (-5%)	1mo	$145,700	$73	54
3094 Oxbridge Way	0.63mi	4/2.5	2,254 (+7%)	6mo	$261,000	$116	53
2849 Snapfinger Rd	0.61mi	4/3.0	1,925 (-8%)	8mo	$256,000	$133	49
5004 Jack Dr	0.69mi	4/2.5	2,256 (+8%)	7mo	$325,000	$144	49
4715 Wildginger Run	0.65mi	4/3.0	1,827 (-13%)	3mo	$180,000	$99	44
3240 Corktree Trl	0.75mi	4/2.5	1,895 (-10%)	8mo	$255,000	$135	42
2904 Pleasant Ridge Dr	0.74mi	3/2.0 (-1)	1,956 (-7%)	8mo	$244,000	$125	41
3000 Stratford Mill Rd	0.49mi	5/4.0 (+1)	2,366 (+13%)	7mo	$150,000	$63	39
4480 Raleigh Dr	0.71mi	3/2.0 (-1)	1,882 (-10%)	5mo	$177,000	$94	38

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-7,975
• Equity at exit: $30,551

10-year hold

• IRR: 5.0%
• Equity multiple: 1.35×
• Total profit: $20,300
• Equity at exit: $17,716

Cash invested: $57,372 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 356
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$342 /mo · $4,104/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $426

Break-even live

Break-even rent $1,901

Max offer price $204,900

Occupancy floor 78%

Sensitivity live

Price	-10% $542	-5% $484	+0% $426	+5% $368	+10% $310
Rent	-10% $233	-5% $330	+0% $426	+5% $522	+10% $619
Rate	-1.0pp $529	-0.5pp $478	base $426	+0.5pp $373	+1.0pp $319

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	3d	1	0.32mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	0d	1	0.37mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	4d	1	0.43mi
2884 Thompson Cir Decatur, GA	4.0	3.5	2868	$6,400	$2.23	25d	1	0.44mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	45d	1	0.47mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	45d	1	0.72mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	45d	1	0.74mi
4936 Longview Run Decatur, GA	4.0	2.5	2238	$2,900	$1.30	45d	1	0.79mi
4948 Longview Run Decatur, GA	3.0	2.0	1892	$2,135	$1.13	6d	1	0.80mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	45d	1	0.85mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	25d	1	0.85mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	22d	1	0.90mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	45d	1	0.91mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	45d	1	0.93mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	45d	1	0.94mi
2993 Havenwood Way Lithonia, GA	4.0	2.0	2655	$2,300	$0.87	45d	1	0.95mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	14d	1	0.96mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	14d	1	0.98mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	14d	1	1.00mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	25d	1	1.04mi
5089 Galleon Xing Decatur, GA	4.0	2.5	2488	$2,460	$0.99	46d	1	1.10mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	45d	1	1.10mi
5388 Winding Glen Dr Lithonia, GA	4.0	2.5	2251	$2,230	$0.99	45d	1	1.10mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	45d	1	1.16mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	45d	1	1.24mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	45d	1	1.26mi
3170 Sherwood Oaks Ct Decatur, GA	4.0	2.5	2987	$3,200	$1.07	0d	1	1.30mi
4421 Wellington Ter Decatur, GA	3.0	2.5	1704	$1,880	$1.10	0d	1	1.31mi
4955 Windsor Downs Ln Decatur, GA	4.0	2.0	1888	$2,050	$1.09	6d	1	1.31mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	25d	1	1.34mi
4926 Windsor Downs Ln Decatur, GA	4.0	3.5	1675	$1,000	$0.60	0d	1	1.36mi
2450 Northmill Ln Decatur, GA	4.0	2.5	2046	$2,135	$1.04	45d	1	1.38mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	45d	1	1.39mi
3468 Deer Trce Lithonia, GA	3.0	1.0	1886	$2,800	$1.48	25d	1	1.43mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	22d	1	1.46mi

Listing history 15 events

1. 2026-05-03
   status Under Contract
2. 2026-04-22
   historical Active Under Contract
3. 2026-04-17
   price $204,900
4. 2026-04-17
   status Back On Market
5. 2026-04-07
   status Under Contract
6. 2026-03-03
   price $214,900
7. 2026-01-30
   price $224,900
8. 2026-01-22
   price $229,900
9. 2026-01-08
   price $234,900
10. 2026-01-06
    status Back On Market
11. 2025-12-24
    status Under Contract
12. 2025-12-05
    listed $244,900 New
13. 2017-06-01
    soldstatus $11,569,148
14. 1983-02-15
    soldstatus $73,900
15. 1982-04-16
    soldstatus $69,800

ⓘ 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: $4,104 · $342/mo
• Projected year-2 tax: $4,104 · $342/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 24% 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: $29,285
• − Mortgage interest: −$11,478
• − Property taxes: −$4,104
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$5,961
• Taxable income: $2,033
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $4,625/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
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+193.6% since first listed

15 events — show timeline

• 2026-05-03 Pending — GAMLS
• 2026-04-22 Contingent — GAMLS
• 2026-04-17 Price Changed $204,900 GAMLS
• 2026-04-17 Relisted — GAMLS
• 2026-04-07 Pending — GAMLS
• 2026-03-03 Price Changed $214,900 GAMLS
• 2026-01-30 Price Changed $224,900 GAMLS
• 2026-01-22 Price Changed $229,900 GAMLS
• 2026-01-08 Price Changed $234,900 GAMLS
• 2026-01-06 Relisted — GAMLS
• 2025-12-24 Pending — GAMLS
• 2025-12-05 Listed $244,900 GAMLS
• 2017-06-01 Sold (Public Records) $11,569,148 Public Records
• 1983-02-15 Sold (Public Records) $73,900 Public Records
• 1982-04-16 Sold (Public Records) $69,800 Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,104 · +0.1% YoY. Source: county tax records.