7295 Drake Ave · Stonecrest, GA 30058

$224,900

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 79 Days on market

Built 1990 10,454 sqft lot $165/sqft · 15% below area Est $264k · 15% under $13/mo HOA · 1% of rent

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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 +14.1/15.0
• Cash flow +11.1/30.0
• 1% rule +3.9/10.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3bed, 2bath Lithonia home! Hardwood floors, updated kitchen with appliances, and spacious yard perfect for entertaining. Enjoy gas heat, central AC, and move-in ready comfort. No HOA. Top schools nearby - Rock Chapel Elementary, Lithonia Middle & High. Don't miss this gem!

Key facts

• Spacious yard
• Central ac
• Move-in ready

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• SPACIOUS YARD
• GAS HEAT
• CENTRAL AC
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (11.0% below list).
• Recommended offer: $197k (12.3% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising (+1.2%/yr); 435 active listings in the ZIP; 12 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).
• This rent runs 39% 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 $7k 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 79 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wind risk, 23% 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 $197,297 (12.3% 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 79 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (median comp): $263,694
• List price: $224,900
• Delta: -14.71%
• 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
7185 Pinnacle Way	0.58mi	3/2.0	1,344 (-1%)	3mo	$227,000	$169	69
781 Hyde Ct	0.18mi	3/2.0	1,505 (+11%)	7mo	$240,000	$159	68
692 Shore Overlook	0.63mi	3/2.0	1,335 (-2%)	3mo	$190,000	$142	65
660 Kilkenny Cir	0.25mi	3/2.5	1,523 (+12%)	4mo	$228,000	$150	63
854 Asbury Trl	0.42mi	3/2.0	1,480 (+9%)	5mo	$250,000	$169	62
731 Stonebridge Park Cir	0.52mi	3/2.0	1,448 (+6%)	6mo	$260,000	$180	60
754 Shore Dr	0.71mi	3/2.0	1,396 (+3%)	5mo	$205,000	$147	58
7508 Asbury Manor Dr	0.56mi	3/2.0	1,512 (+11%)	2mo	$244,977	$162	53
7518 Edenberry Way	0.51mi	3/2.0	1,194 (-12%)	9mo	$199,000	$167	48
751 Stonebridge Park Cir	0.53mi	3/2.5	1,560 (+15%)	1mo	$239,600	$154	48
734 Stonebridge Park Cir	0.54mi	4/2.5 (+1)	1,536 (+13%)	5mo	$295,000	$192	42
865 Stonebridge Park Cir	0.73mi	3/2.5	1,554 (+14%)	1mo	$268,335	$173	39

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: -23.5%
• Equity multiple: 0.21×
• Total profit: $-49,853
• Equity at exit: $33,533

10-year hold

• IRR: -24.8%
• Equity multiple: -0.11×
• Total profit: $-69,887
• Equity at exit: $19,445

Cash invested: $62,972 (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: 435
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$385 /mo · $4,618/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$13
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-156

Break-even live

Break-even rent $2,199

Max offer price $197,297

Occupancy floor —

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
493 Stonemill Mnr Lithonia, GA	3.0	2.5	1646	$1,945	$1.18	44d	1	0.21mi
493 Stonemill Mnr Lithonia, GA	4.0	2.0	1646	$2,055	$1.25	24d	1	0.21mi
842 Asbury Trl Lithonia, GA	3.0	2.0	1578	$1,829	$1.16	5d	1	0.38mi
738 Stonebridge Way Lithonia, GA	3.0	2.0	1352	$1,880	$1.39	24d	1	0.66mi
883 Timbervale Ln Lithonia, GA	3.0	2.5	1848	$2,075	$1.12	5d	1	0.96mi
888 Timbercrest Ct Lithonia, GA	4.0	2.0	1632	$1,850	$1.13	44d	1	1.01mi
6936 Deshon Ridge Dr Lithonia, GA	3.0	2.5	1872	$1,781	$0.95	5d	1	1.02mi
712 Pembelton Ct Lithonia, GA	3.0	2.0	1200	$1,665	$1.39	44d	1	1.13mi
5088 Phillip Ct Stone Mountain, GA	3.0	2.0	1624	$1,845	$1.14	15d	1	1.40mi
1370 Rogers Trce Lithonia, GA	3.0	2.5	1564	$1,725	$1.10	13d	1	1.46mi
6683 Shapiro Ct Stone Mountain, GA	3.0	2.5	1672	$2,255	$1.35	44d	1	1.47mi
5162 Manitou Way Stone Mountain, GA	3.0	2.0	1728	$1,530	$0.89	15d	1	1.48mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gas

Listing history 27 events

1. 2026-06-18
   days on market $224,900 Active 79 DOM
2. 2026-06-17
   days on market $224,900 Active 78 DOM
3. 2026-06-16
   days on market $224,900 Active 77 DOM
4. 2026-06-15
   days on market $224,900 Active 76 DOM
5. 2026-06-13
   days on market $224,900 Active 74 DOM
6. 2026-06-09
   days on market $224,900 Active 70 DOM
7. 2026-06-08
   days on market $224,900 Active 69 DOM
8. 2026-06-07
   days on market $224,900 Active 68 DOM
9. 2026-06-04
   days on market $224,900 Active 65 DOM
10. 2026-06-03
    days on market $224,900 Active 64 DOM
11. 2026-06-02
    days on market $224,900 Active 63 DOM
12. 2026-06-01
    days on market $224,900 Active 62 DOM
13. 2026-05-31
    days on market $224,900 Active 61 DOM
14. 2026-04-24
    price $224,900 287-char remark

    Show marketing remark (287 chars)

    Beautiful 3bed, 2bath Lithonia home! Hardwood floors, updated kitchen with appliances, and spacious yard perfect for entertaining. Enjoy gas heat, central AC, and move-in ready comfort. No HOA. Top schools nearby - Rock Chapel Elementary, Lithonia Middle & High. Don't miss this gem!

15. 2026-03-31
    listed $229,900 New 287-char remark

    Show marketing remark (287 chars)

    Beautiful 3bed, 2bath Lithonia home! Hardwood floors, updated kitchen with appliances, and spacious yard perfect for entertaining. Enjoy gas heat, central AC, and move-in ready comfort. No HOA. Top schools nearby - Rock Chapel Elementary, Lithonia Middle & High. Don't miss this gem!

16. 2022-02-24
    soldstatus $4,479,001
17. 2017-07-24
    soldstatus $754,800
18. 2017-01-01
    historical
19. 2016-10-20
    price $80,300
20. 2016-10-10
    price $100,000
21. 2016-09-06
    listed $105,600 New
22. 2014-05-01
    historical
23. 2013-12-07
    price $88,461 Increased
24. 2013-10-29
    listed $80,419 New
25. 2013-01-03
    soldstatus $45,300
26. 2004-06-18
    soldstatus $128,600
27. 1995-07-06
    soldstatus $78,000

ⓘ 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: $4,618 · $385/mo
• Projected year-2 tax: $4,618 · $385/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 7/10 Severe FEMA zone X (unshaded) · 78% 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 23% 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: $24,017
• − Mortgage interest: −$12,598
• − Property taxes: −$4,618
• − Insurance: −$1,922
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$156
• − Depreciation: −$6,543
• Taxable loss: −$5,662
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-516/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
• 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

+188.3% since first listed

14 events — show timeline

• 2026-04-24 Price Changed $224,900 GAMLS
• 2026-03-31 Listed $229,900 GAMLS
• 2022-02-24 Sold (Public Records) $4,479,001 Public Records
• 2017-07-24 Sold (Public Records) $754,800 Public Records
• 2017-01-01 Listing Removed — GAMLS
• 2016-10-20 Price Changed $80,300 GAMLS
• 2016-10-10 Price Changed $100,000 GAMLS
• 2016-09-06 Listed $105,600 GAMLS
• 2014-05-01 Listing Removed — GAMLS
• 2013-12-07 Price Changed $88,461 GAMLS
• 2013-10-29 Listed $80,419 GAMLS
• 2013-01-03 Sold (Public Records) $45,300 Public Records
• 2004-06-18 Sold (Public Records) $128,600 Public Records
• 1995-07-06 Sold (Public Records) $78,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,618 · +30.1% YoY. Source: county tax records.