121 Rue Fontaine · Stonecrest, GA 30038

$120,000

3 bd · 2.0 ba · 1,724 sqft · Condo public records · 135 Days on market

Built 1971 $70/sqft · 27% above area Est $95k · 27% over $220/mo HOA · 13% 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 +24.0/30.0
• 1% rule +8.9/10.0
• DSCR +7.7/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT! This is an ideal opportunity for both investors and first-time homebuyers. Discover this roomy first-floor condo featuring 3 bedrooms and 2 bathrooms. Conveniently located near major highways, Arabia Mountain Trail, Stonecrest Marketplace, and a variety of dining options. Enjoy easy access to outdoor recreation, abundant shopping, and Atlanta Hartsfield-Jackson Airport.

Key facts

• Outdoor recreation
• First floor condo
• $220 HOA

Tags

• FIRST FLOOR CONDO
• ARABIA MOUNTAIN TRAIL
• STONECREST MARKETPLACE
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 24d 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 6.0

CMA / ARV

• ARV (median comp): $94,590
• List price: $120,000
• Delta: 26.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,556
• Equity at exit: $17,892

10-year hold

• IRR: 10.6%
• Equity multiple: 1.90×
• Total profit: $30,261
• Equity at exit: $10,375

Cash invested: $33,600 (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: $1,672 high
• Mortgage (P&I): −$629
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$50
• HOA: −$220
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $235

Break-even live

Break-even rent $1,375

Max offer price $120,000

Occupancy floor 81%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Rue Fontaine Lithonia, GA	2.0	2.0	1376	$1,450	$1.05	22d	1	0.07mi
46 Le Parc Fontaine Lithonia, GA	2.0	2.0	1376	$1,350	$0.98	43d	1	0.12mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	24d	18	0.28mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	1d	15	0.45mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	43d	1	0.48mi
2747 Norfair Loop Lithonia, GA	2.0	3.0	2080	$1,900	$0.91	2d	1	0.54mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,673	$1.17	5d	1	0.56mi
5301 W Fairington Pkwy Lithonia, GA	1.0–3.0	1.0–2.0	1020	$1,946	$1.91	1d	37	0.58mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.61mi
3060 Aberdeen Way Lithonia, GA	3.0	2.0	1592	$1,850	$1.16	24d	1	0.63mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	20d	1	0.66mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	24d	1	0.66mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.66mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.69mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	10d	1	0.69mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	43d	1	0.69mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.70mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	43d	1	0.71mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,754	$1.57	1d	11	0.72mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	43d	1	0.73mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	43d	1	0.73mi
100 Cavalier Xing Stonecrest, GA	3.0	2.0	1558	$1,990	$1.28	24d	1	0.74mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.74mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	16d	1	0.74mi
5873 Keystone Ln Lithonia, GA	3.0	2.5	1986	$2,100	$1.06	43d	1	0.77mi
5873 Keystone Ln Lithonia, GA	3.0	2.5	1986	$2,100	$1.06	18d	1	0.77mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	43d	1	0.78mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	43d	1	0.81mi
2204 Fairington Club Dr Unit 2204 Stonecrest, GA	3.0	2.0	2000	$1,600	$0.80	5d	1	0.83mi
89 Tiburon Ct Lithonia, GA	2.0	1.5	1250	$1,450	$1.16	12d	1	0.86mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	43d	1	0.88mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	43d	1	0.89mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	2d	1	0.89mi
3199 Pearce Ct Lithonia, GA	4.0	2.5	1700	$2,035	$1.20	24d	1	0.90mi
2940 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1072	$1,195	$1.11	43d	1	0.94mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	24d	1	0.95mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.95mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	22d	1	0.96mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	4d	1	0.96mi
3008 Bonnes Dr Lithonia, GA	3.0	2.5	1608	$1,800	$1.12	43d	1	1.03mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $120,000 Active 135 DOM
2. 2026-06-17
   days on market $120,000 Active 134 DOM
3. 2026-06-16
   days on market $120,000 Active 133 DOM
4. 2026-06-15
   days on market $120,000 Active 132 DOM
5. 2026-06-13
   days on market $120,000 Active 130 DOM
6. 2026-06-09
   days on market $120,000 Active 126 DOM
7. 2026-06-08
   days on market $120,000 Active 125 DOM
8. 2026-06-07
   days on market $120,000 Active 124 DOM
9. 2026-06-04
   days on market $120,000 Active 121 DOM
10. 2026-06-03
    days on market $120,000 Active 120 DOM
11. 2026-06-02
    days on market $120,000 Active 119 DOM
12. 2026-06-01
    days on market $120,000 Active 118 DOM
13. 2026-05-31
    days on market $120,000 Active 117 DOM
14. 2026-02-02
    listed $120,000 New 388-char remark

    Show marketing remark (388 chars)

    INVESTOR ALERT! This is an ideal opportunity for both investors and first-time homebuyers. Discover this roomy first-floor condo featuring 3 bedrooms and 2 bathrooms. Conveniently located near major highways, Arabia Mountain Trail, Stonecrest Marketplace, and a variety of dining options. Enjoy easy access to outdoor recreation, abundant shopping, and Atlanta Hartsfield-Jackson Airport.

15. 2025-11-30
    historical
16. 2025-08-14
    listed $130,000 New
17. 2023-05-22
    soldstatus $120,000
18. 2023-05-05
    soldstatus $120,000 Sold
19. 2023-05-05
    soldstatus $120,000 Closed
20. 2023-04-27
    status Under Contract
21. 2023-04-27
    status Pending
22. 2023-04-22
    historical Active Under Contract
23. 2023-04-04
    listed $130,000 New
24. 2023-04-04
    listed $130,000 Active
25. 2022-10-04
    historical
26. 2022-07-19
    listed $130,000 New
27. 2020-10-28
    soldstatus $90,000
28. 2020-10-09
    soldstatus $90,000 Sold
29. 2020-10-07
    status Under Contract
30. 2020-06-13
    listed $100,000 New
31. 2001-05-07
    soldstatus $79,000
32. 1996-05-24
    soldstatus $48,500

ⓘ 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: $2,240 · $187/mo
• Projected year-2 tax: $2,240 · $187/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 · 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: $20,066
• − Mortgage interest: −$6,722
• − Property taxes: −$2,240
• − Insurance: −$600
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − HOA: −$2,640
• − Depreciation: −$3,491
• Taxable income: $1,163
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,542/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

+147.4% since first listed

19 events — show timeline

• 2026-02-02 Listed $120,000 GAMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-08-14 Listed $130,000 GAMLS
• 2023-05-22 Sold (Public Records) $120,000 Public Records
• 2023-05-05 Sold (MLS) $120,000 FMLS
• 2023-05-05 Sold (MLS) $120,000 GAMLS
• 2023-04-27 Pending — GAMLS
• 2023-04-27 Pending — FMLS
• 2023-04-22 Contingent — GAMLS
• 2023-04-04 Listed $130,000 FMLS
• 2023-04-04 Listed $130,000 GAMLS
• 2022-10-04 Listing Removed — GAMLS
• 2022-07-19 Listed $130,000 GAMLS
• 2020-10-28 Sold (Public Records) $90,000 Public Records
• 2020-10-09 Sold (MLS) $90,000 GAMLS
• 2020-10-07 Pending — GAMLS
• 2020-06-13 Listed $100,000 GAMLS
• 2001-05-07 Sold (Public Records) $79,000 Public Records
• 1996-05-24 Sold (Public Records) $48,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,240 · +3.4% YoY. Source: county tax records.