6420 Phillips Pl · Stonecrest, GA 30058

$319,000

4 bd · 2.5 ba · 2,805 sqft · SingleFamily public records · 108 Days on market

Built 1989 9,583 sqft lot $114/sqft · 16% below area Est $380k · 16% under

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Why this score? — see what drove the D 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).

• ARV discount +14.8/15.0
• Cash flow +12.1/30.0
• DSCR +3.6/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your opportunity awaits with this charming brick Colonial-style home, the perfect foundation to create the space you’ve always envisioned. Ideally located near Redan Park and surrounded by scenic green trails, this spacious 4-bedroom, 2.5-bath residence offers room to grow and endless possibilities. Step inside to a thoughtfully designed main level featuring a formal living room, elegant dining room, and a generous family room with a classic brick fireplace; perfect for cozy evenings. The eat-in kitchen offers a bright breakfast sitting area, ample counter space, and abundant storage, making it ideal for gatherings and everyday living. Upstairs, the oversized primary bedroom serves as a true retreat, complete with a dual vanity and a relaxing separate tub and shower layout. The additional bedrooms provide flexible space for guests, hobbies, or a home office. Two separate staircases offer convenient access to the upper level, adding both charm and functionality to the layout. Need even more space? The large unfinished basement with inside and outside access, is ready for your vision. Whether you imagine a home theater, fitness area, guest suite, or additional living space, the possibilities are endless. Step outside to a backyard deck overlooking a spacious yard, ready for your dream garden or an inviting entertainment area. If space, location, and opportunity are at the top of your list, look no further. With the right touches, this home can truly become your masterpiece. Schedule your tour today and explore all it has to offer!

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1989

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-72 ($-868/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (27.5% below list).
• Recommended offer: $231k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 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 (+1.2%/yr); 444 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 45% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 108 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.
• Current owner paid $180k; list at $319k implies a 77% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,273 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.72% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

• ARV (median comp): $380,311
• List price: $319,000
• Delta: -16.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6432 Phillips Pl	0.03mi	4/2.5	2,659 (-5%)	13mo	$334,000	$126	79
6330 Phillips Pl	0.20mi	4/2.5	2,655 (-5%)	12mo	$264,000	$99	72
6163 Remington Park	0.62mi	4/2.5	2,724 (-3%)	1mo	$290,000	$106	65
6383 Phillips Ct	0.12mi	4/2.5	2,442 (-13%)	15mo	$243,000	$100	60
6225 Waterton Way	0.66mi	5/3.0 (+1)	2,928 (+4%)	7mo	$350,000	$120	49
6463 Castle Court Way	0.66mi	4/2.5	2,442 (-13%)	2mo	$255,000	$104	46
1569 Smithson Cv	0.70mi	5/2.5 (+1)	2,560 (-9%)	5mo	$270,500	$106	44
6236 Springwater Ln	0.72mi	5/3.0 (+1)	3,033 (+8%)	3mo	$369,000	$122	44
2702 Rambling Way	0.72mi	4/2.5	3,086 (+10%)	15mo	$250,000	$81	37
6231 Waterton Way	0.64mi	5/3.0 (+1)	3,184 (+14%)	9mo	$300,000	$94	34
1576 Smithson Dr	0.71mi	5/3.0 (+1)	3,055 (+9%)	14mo	$333,000	$109	34
1590 Smithson Dr	0.68mi	5/3.0 (+1)	3,129 (+12%)	17mo	$303,000	$97	28

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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-60,611
• Equity at exit: $47,564

10-year hold

• IRR: -16.4%
• Equity multiple: 0.15×
• Total profit: $-75,788
• Equity at exit: $27,581

Cash invested: $89,320 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 444
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-72

Break-even live

Break-even rent $2,404

Max offer price $306,222

Occupancy floor 98%

Sensitivity live

Price	-10% $108	-5% $18	+0% $-72	+5% $-163	+10% $-253
Rent	-10% $-255	-5% $-164	+0% $-72	+5% $19	+10% $110
Rate	-1.0pp $88	-0.5pp $9	base $-72	+0.5pp $-155	+1.0pp $-239

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1957 Phillips Lake Blf Lithonia, GA	4.0	3.0	2380	$2,045	$0.86	7d	1	0.49mi
6261 Remington Park Lithonia, GA	5.0	3.0	3008	$2,565	$0.85	1d	1	0.50mi
1990 Lown Farm Ln Lithonia, GA	5.0	3.0	2614	$2,200	$0.84	26d	1	0.58mi
1964 Corners Cir Lithonia, GA	4.0	2.5	2224	$1,945	$0.87	7d	1	0.65mi
6258 Marbut Farms Ter Lithonia, GA	3.0	2.0	2016	$1,646	$0.82	26d	1	0.72mi
6389 Isle of Palms Lithonia, GA	5.0	3.0	2512	$2,485	$0.99	45d	1	0.76mi
6469 Brenda Ann Dr Lithonia, GA	4.0	2.5	2290	$2,350	$1.03	45d	1	1.01mi
6229 Creekford Ln Lithonia, GA	3.0	2.0	2086	$1,860	$0.89	1d	1	1.14mi
6337 Windy Ridge Way Unit /63 Lithonia, GA	5.0	3.5	3516	$2,595	$0.74	45d	1	1.17mi
2354 Cragstone Ct Lithonia, GA	3.0	2.5	2320	$1,550	$0.67	24d	1	1.20mi
5929 Duren Meadows Dr Lithonia, GA	5.0	3.0	3254	$2,311	$0.71	26d	1	1.22mi
6916 Dalehollow Dr Lithonia, GA	5.0	3.0	3108	$2,800	$0.90	45d	1	1.38mi
5975 Wellborn Trl Lithonia, GA	3.0	2.0	2035	$2,011	$0.99	17d	1	1.38mi
6294 Saddlewood Dr Lithonia, GA	4.0	3.0	1964	$1,795	$0.91	45d	1	1.39mi
5811 Calico Ct Lithonia, GA	4.0	2.5	2016	$2,300	$1.14	45d	1	1.43mi
2207 Clayton Rdg Lithonia, GA	4.0	3.0	2175	$2,400	$1.10	45d	1	1.46mi

Listing history 33 events

1. 2026-06-21
   days on market $319,000 Active 108 DOM
2. 2026-06-18
   days on market $319,000 Active 105 DOM
3. 2026-06-17
   days on market $319,000 Active 104 DOM
4. 2026-06-16
   days on market $319,000 Active 103 DOM
5. 2026-06-15
   days on market $319,000 Active 102 DOM
6. 2026-06-13
   days on market $319,000 Active 100 DOM
7. 2026-06-09
   days on market $319,000 Active 96 DOM
8. 2026-06-08
   days on market $319,000 Active 95 DOM
9. 2026-06-07
   days on market $319,000 Active 94 DOM
10. 2026-06-04
    days on market $319,000 Active 91 DOM
11. 2026-06-03
    days on market $319,000 Active 90 DOM
12. 2026-06-02
    days on market $319,000 Active 89 DOM
13. 2026-06-01
    days on market $319,000 Active 88 DOM
14. 2026-05-31
    days on market $319,000 Active 87 DOM
15. 2026-03-05
    listed $319,000 Active 1575-char remark

    Show marketing remark (1569 chars)

    Your opportunity awaits with this charming brick Colonial-style home, the perfect foundation to create the space you've always envisioned. Ideally located near Redan Park and surrounded by scenic green trails, this spacious 4-bedroom, 2.5-bath residence offers room to grow and endless possibilities. Step inside to a thoughtfully designed main level featuring a formal living room, elegant dining room, and a generous family room with a classic brick fireplace; perfect for cozy evenings. The eat-in kitchen offers a bright breakfast sitting area, ample counter space, and abundant storage, making it ideal for gatherings and everyday living. Upstairs, the oversized primary bedroom serves as a true retreat, complete with a dual vanity and a relaxing separate tub and shower layout. The additional bedrooms provide flexible space for guests, hobbies, or a home office. Two separate staircases offer convenient access to the upper level, adding both charm and functionality to the layout. Need even more space? The large unfinished basement with inside and outside access, is ready for your vision. Whether you imagine a home theater, fitness area, guest suite, or additional living space, the possibilities are endless. Step outside to a backyard deck overlooking a spacious yard, ready for your dream garden or an inviting entertainment area. If space, location, and opportunity are at the top of your list, look no further. With the right touches, this home can truly become your masterpiece. Schedule your tour today and explore all it has to offer!

16. 2026-03-05
    listed $319,000 New 1569-char remark

    Show marketing remark (1569 chars)

    Your opportunity awaits with this charming brick Colonial-style home, the perfect foundation to create the space you've always envisioned. Ideally located near Redan Park and surrounded by scenic green trails, this spacious 4-bedroom, 2.5-bath residence offers room to grow and endless possibilities. Step inside to a thoughtfully designed main level featuring a formal living room, elegant dining room, and a generous family room with a classic brick fireplace; perfect for cozy evenings. The eat-in kitchen offers a bright breakfast sitting area, ample counter space, and abundant storage, making it ideal for gatherings and everyday living. Upstairs, the oversized primary bedroom serves as a true retreat, complete with a dual vanity and a relaxing separate tub and shower layout. The additional bedrooms provide flexible space for guests, hobbies, or a home office. Two separate staircases offer convenient access to the upper level, adding both charm and functionality to the layout. Need even more space? The large unfinished basement with inside and outside access, is ready for your vision. Whether you imagine a home theater, fitness area, guest suite, or additional living space, the possibilities are endless. Step outside to a backyard deck overlooking a spacious yard, ready for your dream garden or an inviting entertainment area. If space, location, and opportunity are at the top of your list, look no further. With the right touches, this home can truly become your masterpiece. Schedule your tour today and explore all it has to offer!

17. 2026-03-02
    historical $319,000 1569-char remark

    Show marketing remark (1575 chars)

    Your opportunity awaits with this charming brick Colonial-style home, the perfect foundation to create the space you’ve always envisioned. Ideally located near Redan Park and surrounded by scenic green trails, this spacious 4-bedroom, 2.5-bath residence offers room to grow and endless possibilities. Step inside to a thoughtfully designed main level featuring a formal living room, elegant dining room, and a generous family room with a classic brick fireplace; perfect for cozy evenings. The eat-in kitchen offers a bright breakfast sitting area, ample counter space, and abundant storage, making it ideal for gatherings and everyday living. Upstairs, the oversized primary bedroom serves as a true retreat, complete with a dual vanity and a relaxing separate tub and shower layout. The additional bedrooms provide flexible space for guests, hobbies, or a home office. Two separate staircases offer convenient access to the upper level, adding both charm and functionality to the layout. Need even more space? The large unfinished basement with inside and outside access, is ready for your vision. Whether you imagine a home theater, fitness area, guest suite, or additional living space, the possibilities are endless. Step outside to a backyard deck overlooking a spacious yard, ready for your dream garden or an inviting entertainment area. If space, location, and opportunity are at the top of your list, look no further. With the right touches, this home can truly become your masterpiece. Schedule your tour today and explore all it has to offer!

18. 2026-03-02
    historical $319,000 1575-char remark

    Show marketing remark (1575 chars)

    Your opportunity awaits with this charming brick Colonial-style home, the perfect foundation to create the space you’ve always envisioned. Ideally located near Redan Park and surrounded by scenic green trails, this spacious 4-bedroom, 2.5-bath residence offers room to grow and endless possibilities. Step inside to a thoughtfully designed main level featuring a formal living room, elegant dining room, and a generous family room with a classic brick fireplace; perfect for cozy evenings. The eat-in kitchen offers a bright breakfast sitting area, ample counter space, and abundant storage, making it ideal for gatherings and everyday living. Upstairs, the oversized primary bedroom serves as a true retreat, complete with a dual vanity and a relaxing separate tub and shower layout. The additional bedrooms provide flexible space for guests, hobbies, or a home office. Two separate staircases offer convenient access to the upper level, adding both charm and functionality to the layout. Need even more space? The large unfinished basement with inside and outside access, is ready for your vision. Whether you imagine a home theater, fitness area, guest suite, or additional living space, the possibilities are endless. Step outside to a backyard deck overlooking a spacious yard, ready for your dream garden or an inviting entertainment area. If space, location, and opportunity are at the top of your list, look no further. With the right touches, this home can truly become your masterpiece. Schedule your tour today and explore all it has to offer!

19. 2025-07-31
    historical
20. 2025-07-31
    historical
21. 2025-02-14
    listed $322,900 Active
22. 2025-02-14
    listed $322,900 New
23. 2025-01-20
    historical
24. 2024-12-16
    status Back On Market
25. 2024-12-06
    status Under Contract
26. 2024-11-03
    price $314,900
27. 2024-11-03
    status Back On Market
28. 2024-11-02
    historical
29. 2024-09-27
    price $359,900
30. 2024-09-17
    price $364,900
31. 2024-08-03
    listed $369,900 New
32. 2005-07-06
    soldstatus $180,000
33. 2000-02-16
    soldstatus $143,000

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $2,935 · $245/mo
• Expected delta: +$1,811/yr (+$151/mo · 161.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $27,753
• − Mortgage interest: −$17,869
• − Property taxes: −$1,123
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$9,280
• Taxable loss: −$6,555
• Est. tax savings @ 24.0%: +$1,573
• After-tax cash flow: $705/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): 62,614
• Household income: $61,684
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 3471.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 3% White 3% Two or more races 3%
• Common ancestry: Hispanic 0%
• Foreign-born: 12% · Canada, United Kingdom
• 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: ▼ -60.90%
• Current HPI: 224.0366
• Rent YoY: ▲ 1.18%
• 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

+123.1% since first listed

19 events — show timeline

• 2026-03-05 Listed $319,000 FMLS
• 2026-03-05 Listed $319,000 GAMLS
• 2026-03-02 Coming Soon $319,000 GAMLS
• 2026-03-02 Coming Soon $319,000 FMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-02-14 Listed $322,900 GAMLS
• 2025-02-14 Listed $322,900 FMLS
• 2025-01-20 Listing Removed — GAMLS
• 2024-12-16 Relisted — GAMLS
• 2024-12-06 Pending — GAMLS
• 2024-11-03 Price Changed $314,900 GAMLS
• 2024-11-03 Relisted — GAMLS
• 2024-11-02 Listing Removed — GAMLS
• 2024-09-27 Price Changed $359,900 GAMLS
• 2024-09-17 Price Changed $364,900 GAMLS
• 2024-08-03 Listed $369,900 GAMLS
• 2005-07-06 Sold (Public Records) $180,000 Public Records
• 2000-02-16 Sold (Public Records) $143,000 Public Records

Property tax history

-4.1%/yr

Latest (2025): $1,123 · -7.2% YoY. Source: county tax records.