3836 Rex Cir · Rex, GA 30273

$135,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 138 Days on market

Built 1972 0.43 ac lot $128/sqft · 45% below area Est $243k · 45% under ↓ 32% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

Key facts

• Expansive yard
• Large open lot
• 0.43 acre lot

Tags

• LARGE OPEN LOT
• EXPANSIVE YARD
• QUIET RESIDENTIAL AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.2%/yr); 86 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.5

CMA / ARV

• ARV (median comp): $243,483
• List price: $135,000
• Delta: -44.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3548 Meadowview Ct	0.53mi	3/1.5	1,086 (+3%)	1mo	$204,500	$188	68
6149 Pembroke Dr	0.61mi	3/2.0	1,119 (+6%)	4mo	$250,000	$223	54
6154 Lauren Ln	0.63mi	3/2.0	1,143 (+8%)	7mo	$235,000	$206	47
6282 Amberly Rd	0.72mi	3/2.0	1,143 (+8%)	8mo	$250,000	$219	42
6138 Lauren Ln	0.61mi	3/2.0	1,184 (+12%)	10mo	$240,000	$203	39
6359 S Amberly Rd	0.51mi	3/2.0	1,185 (+12%)	18mo	$230,000	$194	37

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 · 1.19% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.44×
• Total profit: $16,499
• Equity at exit: $20,129

10-year hold

• IRR: 18.8%
• Equity multiple: 2.43×
• Total profit: $54,147
• Equity at exit: $11,672

Cash invested: $37,800 (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 30273

• Home prices YoY: -28.4%
• Rents YoY: 1.2%
• Active inventory: 86
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$708
• Tax from tax record: −$191 /mo · $2,287/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $659

Break-even live

Break-even rent $1,209

Max offer price $135,000

Occupancy floor 63%

Sensitivity live

Price	-10% $736	-5% $697	+0% $659	+5% $621	+10% $583
Rent	-10% $498	-5% $579	+0% $659	+5% $740	+10% $821
Rate	-1.0pp $727	-0.5pp $694	base $659	+0.5pp $624	+1.0pp $589

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5894 Homestead Cir Rex, GA	3.0	2.0	1462	$1,890	$1.29	5d	1	0.26mi
5832 Mays Ridge Ct Rex, GA	4.0	3.0	1408	$2,020	$1.43	44d	1	0.34mi
6169 Fay Ct Rex, GA	3.0	2.0	1416	$2,100	$1.48	44d	1	0.67mi
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	10d	1	1.07mi
5248 Katherine Village Dr Ellenwood, GA	3.0	2.5	1364	$1,995	$1.46	21d	1	1.20mi
40 Wagon Wheel Dr Rex, GA	3.0	2.0	1404	$1,350	$0.96	5d	1	1.31mi
85 Derby Country Dr Ellenwood, GA	3.0	2.0	1273	$1,895	$1.49	24d	1	1.36mi

Listing history 10 events

1. 2026-02-13
   price $135,000 809-char remark

   Show marketing remark (809 chars)

   Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

2. 2026-02-13
   price $135,000 809-char remark

   Show marketing remark (809 chars)

   Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

3. 2026-02-06
   price $149,000 809-char remark

   Show marketing remark (809 chars)

   Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

4. 2026-02-06
   price $149,000 809-char remark

   Show marketing remark (809 chars)

   Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

5. 2026-01-21
   price $165,000 809-char remark

   Show marketing remark (809 chars)

   Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

6. 2026-01-21
   price $165,000 809-char remark

   Show marketing remark (809 chars)

   Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

7. 2026-01-20
   price $180,000 809-char remark

   Show marketing remark (809 chars)

   Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

8. 2026-01-13
   price $180,990 809-char remark

   Show marketing remark (809 chars)

   Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

9. 2026-01-06
   listed $199,990 New 809-char remark

   Show marketing remark (809 chars)

   Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

10. 2026-01-06
    listed $199,990 Active 809-char remark

    Show marketing remark (809 chars)

    Privacy, Space, and Opportunity in Clayton County! Situated on a large, open, and private lot, this 3 bedroom / 1 bath home offers 1,053 square feet of living space and strong potential for customization or renovation. The layout provides a solid foundation with good natural light and functional living areas. The expansive yard offers plenty of room for outdoor living, future improvements, or expansion, creating an excellent opportunity to design a personalized retreat. Located in a quiet residential area, the property provides privacy while remaining conveniently close to major roads, shopping, and local amenities. No HOA, offering flexibility for homeowners or investors looking to add value. A great opportunity for those seeking a property with space, privacy, and upside in Clayton County.

ⓘ 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: $2,287 · $191/mo
• Projected year-2 tax: $2,287 · $191/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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,517
• − Mortgage interest: −$7,562
• − Property taxes: −$2,287
• − Insurance: −$675
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$3,927
• Taxable income: $6,142
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $6,436/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Rex

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Clayton County · 230,153 people
• City population: 17,844
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 17,844
• Household income: $73,502
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 270.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 63% White 16% Hispanic / Latino 10% Asian 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1% Ukrainian 1%
• Foreign-born: 11% · Vietnam, Canada
• Languages at home: 82% English-only · Spanish 7% Vietnamese 6% French/Haitian/Cajun 3%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.65%
• Current HPI: 188.3712
• Rent YoY: ▲ 1.19%
• 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

-32.5% since first listed

10 events — show timeline

• 2026-02-13 Price Changed $135,000 FMLS
• 2026-02-13 Price Changed $135,000 GAMLS
• 2026-02-06 Price Changed $149,000 FMLS
• 2026-02-06 Price Changed $149,000 GAMLS
• 2026-01-21 Price Changed $165,000 GAMLS
• 2026-01-21 Price Changed $165,000 FMLS
• 2026-01-20 Price Changed $180,000 FMLS
• 2026-01-13 Price Changed $180,990 GAMLS
• 2026-01-06 Listed $199,990 FMLS
• 2026-01-06 Listed $199,990 GAMLS

Property tax history

+9.1%/yr

Latest (2025): $2,287 · +45.1% YoY. Source: county tax records.