4321 Sebring Walk · Stonecrest, GA 30034

$277,900

3 bd · 2.5 ba · 1,925 sqft · SingleFamily public records · 152 Days on market

Built 1988 0.30 ac lot $144/sqft · 11% below area Est $311k · 11% 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 +12.3/15.0
• Cash flow +11.2/30.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3-bedroom, 2 1/2-bathroom, multi-split-level home with a 2-car attached garage located in the city of Decatur just 5 minutes away from I-20 and approx. 20 minutes from downtown Atlanta, downtown Decatur, Stonecrest Mall, Panola State Park and Arabia Mountain. This home is situated in a well-established, family-oriented neighborhood. This home offers beautiful LVP flooring throughout the lower levels. Step down into a sunken family room, centered with a gas fireplace where you can enjoy time with family and friends. This home also has a separate dining room that seats up to 6 people and an eat-in kitchen with access to the backyard deck. All bedrooms are located on the upper level and the newly renovated master has a beautifully tiled glass enclosed shower with a rainfall showerhead great for your personal private meditation time. This home won't last long! Schedule your appointment today.

Key facts

• Separate dining room
• Sunken family room
• Gas fireplace

Tags

• MULTI-SPLIT-LEVEL HOME
• SUNKEN FAMILY ROOM
• GAS FIREPLACE
• SEPARATE DINING ROOM
• EAT-IN KITCHEN
• BACKYARD DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (14.9% below list).
• Recommended offer: $237k (14.9% 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.
• Market conditions: Rents rising (+2.2%/yr); 353 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 ($64k/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 $8k 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 152 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $150k; list at $278k implies a 85% 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 $236,610 (14.9% 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 152 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $311,067
• List price: $277,900
• Delta: -10.66%
• 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
2904 Pleasant Ridge Dr	0.29mi	3/2.0	1,956 (+2%)	8mo	$244,000	$125	75
4402 Sebring Walk	0.13mi	4/2.5 (+1)	1,968 (+2%)	13mo	$230,000	$117	75
2849 Snapfinger Rd	0.27mi	4/3.0 (+1)	1,925 (0%)	7mo	$256,000	$133	74
4171 Liffey Ln	0.41mi	3/2.5	1,919 (-0%)	8mo	$450,000	$234	74
4480 Raleigh Dr	0.70mi	3/2.0	1,882 (-2%)	5mo	$177,000	$94	57
3127 Snapfinger Ct	0.43mi	3/2.5	2,186 (+14%)	1mo	$185,000	$85	56
3257 Greenvale Way	0.52mi	3/2.0	1,761 (-8%)	6mo	$225,000	$128	54
4328 Luxembourg Dr	0.53mi	3/2.0	1,689 (-12%)	1mo	$310,000	$184	52
4762 Huntsman Bnd	0.66mi	3/2.0	1,864 (-3%)	12mo	$248,350	$133	52
4647 Wonder Valley Trl	0.65mi	3/2.0	1,656 (-14%)	11mo	$312,000	$188	35
4817 Huntsman Bnd	0.61mi	3/2.0	1,643 (-15%)	14mo	$240,000	$146	33
2963 Thompson Cir	0.56mi	4/2.0 (+1)	1,656 (-14%)	13mo	$211,000	$127	33

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-53,697
• Equity at exit: $41,436

10-year hold

• IRR: -14.7%
• Equity multiple: 0.19×
• Total profit: $-63,045
• Equity at exit: $24,028

Cash invested: $77,812 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$1,457
• Tax from tax record: −$403 /mo · $4,834/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-107

Break-even live

Break-even rent $2,501

Max offer price $259,043

Occupancy floor 100%

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: $69,475
• Closing costs: $8,337
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2937 Thompson Cir Decatur, GA	3.0	2.0	1480	$1,860	$1.26	1d	1	0.52mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	1d	1	0.56mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	43d	1	0.75mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,235	$1.22	1d	4	0.82mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	43d	1	0.86mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	43d	1	0.95mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	43d	1	0.95mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	24d	1	0.97mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	2d	1	1.14mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	1.37mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	1.39mi
3715 Boring Rd Decatur, GA	3.0	2.0	1379	$1,525	$1.11	21d	1	1.45mi

Listing history 14 events

1. 2026-06-04
   days on market $277,900 Active 152 DOM
2. 2026-06-03
   days on market $277,900 Active 151 DOM
3. 2026-06-02
   days on market $277,900 Active 150 DOM
4. 2026-06-01
   days on market $277,900 Active 149 DOM
5. 2026-05-31
   days on market $277,900 Active 148 DOM
6. 2026-01-03
   listed $277,900 Active 922-char remark

   Show marketing remark (922 chars)

   Welcome home to this 3-bedroom, 2 1/2-bathroom, multi-split-level home with a 2-car attached garage located in the city of Decatur just 5 minutes away from I-20 and approx. 20 minutes from downtown Atlanta, downtown Decatur, Stonecrest Mall, Panola State Park and Arabia Mountain. This home is situated in a well-established, family-oriented neighborhood. This home offers beautiful LVP flooring throughout the lower levels. Step down into a sunken family room, centered with a gas fireplace where you can enjoy time with family and friends. This home also has a separate dining room that seats up to 6 people and an eat-in kitchen with access to the backyard deck. All bedrooms are located on the upper level and the newly renovated master has a beautifully tiled glass enclosed shower with a rainfall showerhead great for your personal private meditation time. This home won't last long! Schedule your appointment today.

7. 2024-06-05
   historical
8. 2024-04-19
   price $315,000
9. 2024-02-03
   price $319,900
10. 2024-01-05
    listed $325,000 Active
11. 2021-10-29
    soldstatus $150,000
12. 2019-02-12
    historical
13. 2018-12-16
    listed $90,000 New
14. 2006-10-12
    soldstatus $140,000

ⓘ 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: $4,834 · $403/mo
• Projected year-2 tax: $4,834 · $403/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: $28,393
• − Mortgage interest: −$15,567
• − Property taxes: −$4,834
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$8,084
• Taxable loss: −$6,024
• Est. tax savings @ 24.0%: +$1,446
• After-tax cash flow: $165/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): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+98.5% since first listed

9 events — show timeline

• 2026-01-03 Listed $277,900 FMLS
• 2024-06-05 Listing Removed — FMLS
• 2024-04-19 Price Changed $315,000 FMLS
• 2024-02-03 Price Changed $319,900 FMLS
• 2024-01-05 Listed $325,000 FMLS
• 2021-10-29 Sold (Public Records) $150,000 Public Records
• 2019-02-12 Listing Removed — GAMLS
• 2018-12-16 Listed $90,000 GAMLS
• 2006-10-12 Sold (Public Records) $140,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $4,834 · +10.8% YoY. Source: county tax records.