3015 Bonnes Dr · Stonecrest, GA 30038

$199,900

3 bd · 2.5 ba · 1,602 sqft · Townhouse public records · 153 Days on market

Built 2016 2,178 sqft lot $125/sqft · 10% below area Est $222k · 10% under $40/mo HOA · 2% 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 +12.1/15.0
• Cash flow +9.7/30.0
• 1% rule +4.0/10.0
• Rent growth +3.7/5.0
• DSCR +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly updated with brand-new interior paint and carpet, this charming home is ready for immediate move-in. Biggest floor plan in Fairington Enclave! Nestled in a peaceful cul-de-sac, it features a bright, welcoming living room perfect for entertaining. A separate dining area is on the main floor. A dedicated dining area is perfectly positioned between the living room and the kitchen. The pass-through window to the kitchen allows for easy conversation while preparing meals. The adorable kitchen features matching appliances and ample cabinet space to meet all your culinary needs. The spacious primary bedroom features a private en-suite bath, while two additional bedrooms offer flexibility for guests, a home office, or a growing household. Step outside to enjoy a beautiful patio and a large, level backyard-ideal for outdoor gatherings and play. Conveniently located near shopping, dining, parks, and top-rated schools, this home has everything you're looking for! No rental restrictions in this community.

Key facts

• New carpet
• Pass-through window
• Matching appliances

Tags

• FRESHLY UPDATED INTERIOR PAINT
• NEW CARPET
• PEACEFUL CUL-DE-SAC
• DEDICATED DINING AREA
• PASS-THROUGH WINDOW
• MATCHING APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (10.5% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

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 fast (+4.6%/yr); 320 active listings in the ZIP; 40 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).

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 153 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: 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 $175,912 (12.0% 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 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 0.90% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 9.3

CMA / ARV

• ARV (median comp): $222,456
• List price: $199,900
• Delta: -10.14%
• 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
3287 Pennington Dr	0.06mi	3/2.5	1,432 (-11%)	3mo	$216,000	$151	77
5843 Taka Ln	0.14mi	3/2.5	1,432 (-11%)	2mo	$199,900	$140	74
5866 Taka Ln	0.14mi	3/2.5	1,432 (-11%)	3mo	$218,000	$152	73
5873 Taka Ln	0.18mi	3/2.5	1,432 (-11%)	2mo	$212,000	$148	72
2641 Parrish Ct	0.62mi	3/2.5	1,588 (-1%)	1mo	$222,000	$140	69
2513 Piering Dr #50	0.67mi	3/2.5	1,588 (-1%)	1mo	$223,000	$140	66
5796 Par Four Ct	0.47mi	3/2.0	1,470 (-8%)	1mo	$98,000	$67	61
2626 Parrish Ct	0.58mi	3/2.5	1,468 (-8%)	0mo	$200,000	$136	59
2642 Parrish Ct	0.60mi	3/2.5	1,468 (-8%)	1mo	$210,000	$143	57
2878 Norfair Loop	0.62mi	3/2.5	1,456 (-9%)	3mo	$195,070	$134	53
2505 Piering Dr	0.66mi	2/2.5 (-1)	1,468 (-8%)	2mo	$195,000	$133	49
5551 Fair Creek Way	0.55mi	2/2.5 (-1)	1,376 (-14%)	2mo	$137,000	$100	44

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.33×
• Total profit: $-37,745
• Equity at exit: $29,806

10-year hold

• IRR: -8.1%
• Equity multiple: 0.45×
• Total profit: $-30,764
• Equity at exit: $17,284

Cash invested: $55,972 (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 30038

• Home prices YoY: -28.0%
• Rents YoY: 4.6%
• Active inventory: 320
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$374 /mo · $4,490/yr
• Insurance: −$83
• HOA: −$40
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-132

Break-even live

Break-even rent $1,957

Max offer price $176,582

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 Bonnes Dr Lithonia, GA	3.0	2.5	1608	$1,800	$1.12	44d	1	0.02mi
3039 Bonnes Dr Lithonia, GA	3.0	3.0	1608	$1,995	$1.24	13d	1	0.08mi
3039 Bonnes Dr Lithonia, GA	3.0	3.0	1608	$1,995	$1.24	44d	1	0.08mi
3100 Bonnes Dr Lithonia, GA	3.0	2.5	1608	$1,800	$1.12	44d	1	0.18mi
3199 Pearce Ct Lithonia, GA	4.0	2.5	1700	$2,035	$1.20	24d	1	0.34mi
3060 Aberdeen Way Lithonia, GA	3.0	2.0	1592	$1,850	$1.16	24d	1	0.39mi
5654 Bradley Cir Lithonia, GA	2.0	1.0	1428	$1,673	$1.17	5d	1	0.45mi
4103 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.47mi
2204 Fairington Club Dr Unit 2204 Stonecrest, GA	3.0	2.0	2000	$1,600	$0.80	5d	1	0.47mi
4101 Fairington Club Dr Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	44d	1	0.48mi
2437 Piering Dr Lithonia, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	0.51mi
5588 Fairington Pl Lithonia, GA	2.0	1.0	1260	$1,295	$1.03	44d	1	0.53mi
2102 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,545	$1.20	10d	1	0.55mi
2898 Norfair Loop Lithonia, GA	2.0	1.5	1240	$1,506	$1.21	5d	1	0.55mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	21d	1	0.56mi
2204 Fairington Village Dr Lithonia, GA	3.0	2.0	1292	$1,295	$1.00	24d	1	0.56mi
2649 Parrish Ct Lithonia, GA	3.0	2.5	1588	$1,800	$1.13	44d	1	0.60mi
5812 Trent Walk Dr Unit 1 Stonecrest, GA	3.0	2.0	1350	$1,600	$1.19	44d	1	0.60mi
13101 Fairington Ridge Cir Unit 101 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.61mi
13202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	17d	1	0.62mi
5201 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1226	$1,645	$1.34	44d	1	0.62mi
5104 Fairington Ridge Cir Unit 5104 Stonecrest, GA	3.0	2.0	1292	$1,400	$1.08	24d	1	0.62mi
2747 Norfair Loop Lithonia, GA	2.0	3.0	2080	$1,900	$0.91	3d	1	0.63mi
5796 Trent Walk Dr Lithonia, GA	3.0	2.0	1350	$1,570	$1.16	5d	1	0.64mi
2102 Par Three Way Lithonia, GA	3.0	2.0	1202	$1,500	$1.25	5d	1	0.64mi
6301 Fairington Village Dr Stonecrest, GA	3.0	2.0	1300	$1,900	$1.46	5d	1	0.65mi
14302 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,650	$1.28	44d	1	0.65mi
1202 Par Three Way Lithonia, GA	2.0	2.0	1202	$1,200	$1.00	19d	1	0.66mi
14204 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.66mi
5926 Trent Jones Way Lithonia, GA	2.0	2.5	1122	$1,200	$1.07	17d	1	0.67mi
7104 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1292	$1,300	$1.01	3d	1	0.68mi
8202 Fairington Ridge Cir Lithonia, GA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.70mi
5876 Trent Walk Dr Lithonia, GA	2.0	1.5	1084	$1,550	$1.43	5d	1	0.71mi
421 Meadowood Dr Stonecrest, GA	2.0–3.0	1.5–2.0	1328	$1,499	$1.13	24d	18	0.76mi
3024 Parc Lorraine Lithonia, GA	3.0	2.0	1628	$1,550	$0.95	3d	1	0.78mi
3064 Parc Lorraine Unit 1 Stonecrest, GA	2.0	2.0	1280	$1,195	$0.93	4d	1	0.80mi
5302 Timor Trl Lithonia, GA	3.0	2.0	1330	$1,900	$1.43	44d	1	0.81mi
100 Walden Brook Dr Stonecrest, GA	1.0–3.0	1.0–2.0	1132	$1,607	$1.42	2d	15	0.85mi
2928 Parc Lorraine Lithonia, GA	3.0	2.0	1788	$1,425	$0.80	22d	1	0.85mi
2932 Parc Lorraine Lithonia, GA	2.0	2.0	1280	$1,399	$1.09	24d	1	0.85mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 23 events

1. 2026-06-18
   days on market $199,900 Active 153 DOM
2. 2026-06-17
   days on market $199,900 Active 152 DOM
3. 2026-06-16
   days on market $199,900 Active 151 DOM
4. 2026-06-15
   days on market $199,900 Active 150 DOM
5. 2026-06-13
   days on market $199,900 Active 148 DOM
6. 2026-06-10
   price $199,900 Active 144 DOM
7. 2026-06-09
   days on market $205,000 Active 144 DOM
8. 2026-06-08
   days on market $205,000 Active 143 DOM
9. 2026-06-07
   days on market $205,000 Active 142 DOM
10. 2026-06-04
    days on market $205,000 Active 139 DOM
11. 2026-06-03
    days on market $205,000 Active 138 DOM
12. 2026-06-02
    days on market $205,000 Active 137 DOM
13. 2026-06-01
    days on market $205,000 Active 136 DOM
14. 2026-05-31
    days on market $205,000 Active 135 DOM
15. 2026-01-16
    listed $205,000 New 1016-char remark

    Show marketing remark (1028 chars)

    Freshly updated with brand-new interior paint and carpet, this charming home is ready for immediate move-in. Biggest floor plan in Fairington Enclave! Nestled in a peaceful cul-de-sac, it features a bright, welcoming living room perfect for entertaining. A separate dining area is on the main floor. A dedicated dining area is perfectly positioned between the living room and the kitchen. The pass-through window to the kitchen allows for easy conversation while preparing meals. The adorable kitchen features matching appliances and ample cabinet space to meet all your culinary needs. The spacious primary bedroom features a private en-suite bath, while two additional bedrooms offer flexibility for guests, a home office, or a growing household. Step outside to enjoy a beautiful patio and a large, level backyard—ideal for outdoor gatherings and play. Conveniently located near shopping, dining, parks, and top-rated schools, this home has everything you’re looking for! No rental restrictions in this community.

16. 2026-01-16
    listed $205,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    Freshly updated with brand-new interior paint and carpet, this charming home is ready for immediate move-in. Biggest floor plan in Fairington Enclave! Nestled in a peaceful cul-de-sac, it features a bright, welcoming living room perfect for entertaining. A separate dining area is on the main floor. A dedicated dining area is perfectly positioned between the living room and the kitchen. The pass-through window to the kitchen allows for easy conversation while preparing meals. The adorable kitchen features matching appliances and ample cabinet space to meet all your culinary needs. The spacious primary bedroom features a private en-suite bath, while two additional bedrooms offer flexibility for guests, a home office, or a growing household. Step outside to enjoy a beautiful patio and a large, level backyard—ideal for outdoor gatherings and play. Conveniently located near shopping, dining, parks, and top-rated schools, this home has everything you’re looking for! No rental restrictions in this community.

17. 2026-01-08
    historical
18. 2025-11-04
    price $199,000
19. 2025-10-14
    price $209,000
20. 2025-07-09
    listed $235,000 New
21. 2025-04-30
    historical $1,750
22. 2024-12-19
    price $1,750
23. 2024-08-28
    listed $1,850

ⓘ 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: $4,490 · $374/mo
• Projected year-2 tax: $4,490 · $374/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $21,475
• − Mortgage interest: −$11,198
• − Property taxes: −$4,490
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − HOA: −$480
• − Depreciation: −$5,815
• Taxable loss: −$4,943
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $-398/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

+10981.1% since first listed

9 events — show timeline

• 2026-01-16 Listed $205,000 FMLS
• 2026-01-16 Listed $205,000 GAMLS
• 2026-01-08 Listing Removed — GAMLS
• 2025-11-04 Price Changed $199,000 GAMLS
• 2025-10-14 Price Changed $209,000 GAMLS
• 2025-07-09 Listed $235,000 GAMLS
• 2025-04-30 Rental Removed $1,750 APPFOLIO
• 2024-12-19 Price Changed $1,750 APPFOLIO
• 2024-08-28 Listed for Rent $1,850 APPFOLIO

Property tax history

+16.4%/yr

Latest (2025): $4,490 · -1.9% YoY. Source: county tax records.