7101 Fairington Ridge Cir · Stonecrest, GA 30038

$110,400

3 bd · 2.0 ba · 1,292 sqft · Condo public records · 63 Days on market

Built 2006 $200/mo HOA · 12% 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 +25.7/30.0
• 1% rule +9.9/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 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

Now offered at $110,400, this condo is a solid opportunity for a conventional or cash buyer looking for value in a convenient Lithonia location. Major systems have already been updated-including a new HVAC system and appliances replaced in 2025-minimizing upfront expenses for the next owner. This move-in-ready condo features a functional layout, well-kept interiors, and an included washer and dryer, making it ideal for a first-time buyer, downsizer, or investor seeking a low-maintenance property. Enjoy easy access to nearby shopping, dining, and public transportation, making commuting and daily errands effortless. The seller is offering closing cost assistance, along with additional time-sensitive incentives for buyers who are ready to move. Currently generating $1,400/month in rental income, this home also presents a strong investment opportunity or can be owner-occupied after June 15. If you've been watching the market for the right entry point, this is one to see in person. Schedule your showing today to discover the value and convenience this home offers. Have your agent reach out for the full details.

Key facts

• New appliances
• $200 HOA
• Built 2006

Tags

• FAIRINGTON RIDGE COMMUNITY
• NEW APPLIANCES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Zoned schools: Oakcliff Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 660 students, 94% 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 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $763 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $110k implies a 70% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,776 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.49% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,796
• Equity at exit: $16,461

10-year hold

• IRR: 13.1%
• Equity multiple: 2.14×
• Total profit: $35,369
• Equity at exit: $9,545

Cash invested: $30,912 (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: 321
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$579
• Tax from tax record: −$208 /mo · $2,500/yr
• Insurance: −$46
• HOA: −$200
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $264

Break-even live

Break-even rent $1,308

Max offer price $110,400

Occupancy floor 79%

Sensitivity live

Price	-10% $326	-5% $295	+0% $264	+5% $233	+10% $201
Rent	-10% $134	-5% $199	+0% $264	+5% $329	+10% $394
Rate	-1.0pp $320	-0.5pp $292	base $264	+0.5pp $235	+1.0pp $206

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: $27,600
• Closing costs: $3,312
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	26d	1	0.02mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	45d	1	0.02mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	6d	1	0.03mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	4d	1	0.04mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	45d	1	0.04mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	45d	1	0.05mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	18d	1	0.06mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	26d	1	0.06mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	45d	1	0.06mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	45d	1	0.09mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	12d	1	0.10mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	26d	1	0.10mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	22d	1	0.10mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	6d	1	0.15mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	45d	1	0.17mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	4d	1	0.23mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	45d	1	0.25mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	45d	1	0.25mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	14d	1	0.26mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	6d	1	0.28mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	5d	1	0.29mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	1d	14	0.30mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	26d	1	0.31mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	45d	1	0.31mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	23d	1	0.32mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	45d	1	0.35mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,535	$1.14	1d	1	0.36mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	19d	1	0.39mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	26d	18	0.42mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	6d	1	0.43mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,733	$1.55	1d	11	0.45mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	20d	1	0.45mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,643	$1.15	1d	1	0.46mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	45d	1	0.48mi
3060 Aberdeen Way Lithonia, GA	3.0	2.0	1592	$1,850	$1.16	26d	1	0.50mi
46 Le Parc Fontaine Lithonia, GA	2.0	2.0	1376	$1,350	$0.98	45d	1	0.57mi
3021 Fields Dr Lithonia, GA	3.0	2.5	1450	$1,595	$1.10	26d	1	0.58mi
5052 Chupp Way Cir Lithonia, GA	2.0	2.5	1150	$1,580	$1.37	45d	1	0.60mi
5044 Chupp Way Cir Lithonia, GA	3.0	2.5	1212	$1,395	$1.15	23d	1	0.62mi
3127 Fields Dr Lithonia, GA	2.0	2.5	1206	$1,800	$1.49	20d	1	0.63mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-04-24
   price $110,400 1123-char remark

   Show marketing remark (1147 chars)

   Now offered at $110,400, this condo is a solid opportunity for a conventional or cash buyer looking for value in a convenient Lithonia location. Major systems have already been updated—including a new HVAC system and appliances replaced in 2025—minimizing upfront expenses for the next owner. This move-in-ready condo features a functional layout, well-kept interiors, and an included washer and dryer, making it ideal for a first-time buyer, downsizer, or investor seeking a low-maintenance property. Enjoy easy access to nearby shopping, dining, and public transportation, making commuting and daily errands effortless. The seller is offering closing cost assistance, along with additional time-sensitive incentives for buyers who are ready to move. Currently generating $1,400/month in rental income, this home also presents a strong investment opportunity or can be owner-occupied after June 15. If you’ve been watching the market for the right entry point, this is one to see in person. Schedule your showing today to discover the value and convenience this home offers. Have your agent reach out for the full details.

2. 2026-04-24
   price $110,400 1147-char remark

   Show marketing remark (1147 chars)

   Now offered at $110,400, this condo is a solid opportunity for a conventional or cash buyer looking for value in a convenient Lithonia location. Major systems have already been updated—including a new HVAC system and appliances replaced in 2025—minimizing upfront expenses for the next owner. This move-in-ready condo features a functional layout, well-kept interiors, and an included washer and dryer, making it ideal for a first-time buyer, downsizer, or investor seeking a low-maintenance property. Enjoy easy access to nearby shopping, dining, and public transportation, making commuting and daily errands effortless. The seller is offering closing cost assistance, along with additional time-sensitive incentives for buyers who are ready to move. Currently generating $1,400/month in rental income, this home also presents a strong investment opportunity or can be owner-occupied after June 15. If you’ve been watching the market for the right entry point, this is one to see in person. Schedule your showing today to discover the value and convenience this home offers. Have your agent reach out for the full details.

3. 2026-04-07
   price $114,300 1147-char remark

   Show marketing remark (1123 chars)

   Now offered at $110,400, this condo is a solid opportunity for a conventional or cash buyer looking for value in a convenient Lithonia location. Major systems have already been updated-including a new HVAC system and appliances replaced in 2025-minimizing upfront expenses for the next owner. This move-in-ready condo features a functional layout, well-kept interiors, and an included washer and dryer, making it ideal for a first-time buyer, downsizer, or investor seeking a low-maintenance property. Enjoy easy access to nearby shopping, dining, and public transportation, making commuting and daily errands effortless. The seller is offering closing cost assistance, along with additional time-sensitive incentives for buyers who are ready to move. Currently generating $1,400/month in rental income, this home also presents a strong investment opportunity or can be owner-occupied after June 15. If you've been watching the market for the right entry point, this is one to see in person. Schedule your showing today to discover the value and convenience this home offers. Have your agent reach out for the full details.

4. 2026-04-07
   price $114,300 1123-char remark

   Show marketing remark (1123 chars)

   Now offered at $110,400, this condo is a solid opportunity for a conventional or cash buyer looking for value in a convenient Lithonia location. Major systems have already been updated-including a new HVAC system and appliances replaced in 2025-minimizing upfront expenses for the next owner. This move-in-ready condo features a functional layout, well-kept interiors, and an included washer and dryer, making it ideal for a first-time buyer, downsizer, or investor seeking a low-maintenance property. Enjoy easy access to nearby shopping, dining, and public transportation, making commuting and daily errands effortless. The seller is offering closing cost assistance, along with additional time-sensitive incentives for buyers who are ready to move. Currently generating $1,400/month in rental income, this home also presents a strong investment opportunity or can be owner-occupied after June 15. If you've been watching the market for the right entry point, this is one to see in person. Schedule your showing today to discover the value and convenience this home offers. Have your agent reach out for the full details.

5. 2026-03-25
   listed $118,900 New 1123-char remark

   Show marketing remark (1147 chars)

   Now offered at $110,400, this condo is a solid opportunity for a conventional or cash buyer looking for value in a convenient Lithonia location. Major systems have already been updated—including a new HVAC system and appliances replaced in 2025—minimizing upfront expenses for the next owner. This move-in-ready condo features a functional layout, well-kept interiors, and an included washer and dryer, making it ideal for a first-time buyer, downsizer, or investor seeking a low-maintenance property. Enjoy easy access to nearby shopping, dining, and public transportation, making commuting and daily errands effortless. The seller is offering closing cost assistance, along with additional time-sensitive incentives for buyers who are ready to move. Currently generating $1,400/month in rental income, this home also presents a strong investment opportunity or can be owner-occupied after June 15. If you’ve been watching the market for the right entry point, this is one to see in person. Schedule your showing today to discover the value and convenience this home offers. Have your agent reach out for the full details.

6. 2026-03-25
   listed $118,900 Active 1147-char remark

   Show marketing remark (1147 chars)

   Now offered at $110,400, this condo is a solid opportunity for a conventional or cash buyer looking for value in a convenient Lithonia location. Major systems have already been updated—including a new HVAC system and appliances replaced in 2025—minimizing upfront expenses for the next owner. This move-in-ready condo features a functional layout, well-kept interiors, and an included washer and dryer, making it ideal for a first-time buyer, downsizer, or investor seeking a low-maintenance property. Enjoy easy access to nearby shopping, dining, and public transportation, making commuting and daily errands effortless. The seller is offering closing cost assistance, along with additional time-sensitive incentives for buyers who are ready to move. Currently generating $1,400/month in rental income, this home also presents a strong investment opportunity or can be owner-occupied after June 15. If you’ve been watching the market for the right entry point, this is one to see in person. Schedule your showing today to discover the value and convenience this home offers. Have your agent reach out for the full details.

7. 2020-04-06
   soldstatus $65,000
8. 2020-04-03
   soldstatus $65,000 Closed
9. 2020-04-03
   soldstatus $65,000 Sold
10. 2020-03-30
    status Pending
11. 2020-03-19
    historical Active Under Contract
12. 2020-03-19
    historical Contingent (with Kickout)
13. 2020-01-14
    listed $69,500 Active
14. 2020-01-14
    listed $69,500 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: $2,500 · $208/mo
• Projected year-2 tax: $2,500 · $208/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 6/10 Major 7 d/yr ≥105°F today · 19 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: $19,704
• − Mortgage interest: −$6,184
• − Property taxes: −$2,500
• − Insurance: −$552
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − HOA: −$2,400
• − Depreciation: −$3,212
• Taxable income: $1,704
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $2,758/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

+58.8% since first listed

14 events — show timeline

• 2026-04-24 Price Changed $110,400 GAMLS
• 2026-04-24 Price Changed $110,400 FMLS
• 2026-04-07 Price Changed $114,300 FMLS
• 2026-04-07 Price Changed $114,300 GAMLS
• 2026-03-25 Listed $118,900 FMLS
• 2026-03-25 Listed $118,900 GAMLS
• 2020-04-06 Sold (Public Records) $65,000 Public Records
• 2020-04-03 Sold (MLS) $65,000 GAMLS
• 2020-04-03 Sold (MLS) $65,000 FMLS
• 2020-03-30 Pending — FMLS
• 2020-03-19 Contingent — FMLS
• 2020-03-19 Contingent — GAMLS
• 2020-01-14 Listed $69,500 GAMLS
• 2020-01-14 Listed $69,500 FMLS

Property tax history

+8.2%/yr

Latest (2025): $2,500 · +10.5% YoY. Source: county tax records.