295 Charlotte Blvd · Stockbridge, GA 30281

$155,000

3 bd · 2.0 ba · 1,175 sqft · SingleFamily public records · 68 Days on market

Built 1940 3,733 sqft lot $132/sqft · 32% below area Est $227k · 32% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.0/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a well-established Stockbridge neighborhood, this home offers a layout designed for everyday living and easy entertaining. The interior welcomes you with a living space that flows naturally into the main living areas, creating an open and functional feel. The kitchen provides ample space for meal preparation and gathering, while the bedrooms offer a relaxing retreat at the end of the day. Outside, the yard presents a great opportunity to enjoy outdoor activities, gardening, or simply relaxing. Conveniently located near shopping, dining, parks, and major roadways, this home provides easy access to everything the Stockbridge area has to offer.

Key facts

• Bright living space
• 3,733 sq ft lot
• Built 1940

Tags

• BRIGHT LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.2% in Stockbridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#389 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: crime D, schools D-, amenities F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 610 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 11 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.20% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

• ARV (median comp): $226,529
• List price: $155,000
• Delta: -31.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Brown Rd	0.16mi	4/2.0 (+1)	1,256 (+7%)	21mo	$243,000	$193	58
110 Pinehurst Dr	0.52mi	3/2.0	1,180 (+0%)	22mo	$235,000	$199	57
170 Scott Blvd	0.33mi	3/1.0	1,090 (-7%)	19mo	$135,000	$124	53

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,053
• Equity at exit: $23,111

10-year hold

• IRR: 3.2%
• Equity multiple: 1.21×
• Total profit: $9,108
• Equity at exit: $13,402

Cash invested: $43,400 (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 30281

• Home prices YoY: -33.6%
• Rents YoY: 0.9%
• Active inventory: 610
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$813
• Tax from tax record: −$231 /mo · $2,769/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $360

Break-even live

Break-even rent $1,403

Max offer price $155,000

Occupancy floor 76%

Sensitivity live

Price	-10% $447	-5% $404	+0% $360	+5% $316	+10% $272
Rent	-10% $213	-5% $286	+0% $360	+5% $433	+10% $507
Rate	-1.0pp $438	-0.5pp $399	base $360	+0.5pp $320	+1.0pp $279

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Pinehurst Dr Stockbridge, GA	3.0	2.0	1200	$1,595	$1.33	12d	1	0.45mi
245 Pinehurst Dr Stockbridge, GA	3.0	2.0	1340	$1,706	$1.27	45d	1	0.48mi
10 Glenwood Way Stockbridge, GA	1.0–3.0	1.0–2.0	981	$1,821	$1.86	0d	23	0.78mi
217 Briarpatch Ct Stockbridge, GA	3.0	2.0	1228	$1,995	$1.62	45d	1	0.83mi
119 Lambert Dr Stockbridge, GA	3.0	2.0	1392	$1,800	$1.29	5d	1	0.92mi
15 Dixie Dr Stockbridge, GA	3.0	1.0	864	$1,700	$1.97	45d	1	0.93mi
115 Rock Quarry Rd Stockbridge, GA	2.0	1.0–2.0	1020	$1,349	$1.32	2d	6	1.11mi
700 Rock Quarry Rd Unit 619 Stockbridge, GA	2.0	2.0	1186	$2,125	$1.79	45d	1	1.37mi
700 Rock Quarry Rd Stockbridge, GA	1.0–2.0	1.0–2.0	1045	$2,267	$2.17	45d	5	1.47mi

Listing history 48 events

1. 2026-06-21
   days on market $155,000 Active 68 DOM
2. 2026-06-18
   days on market $155,000 Active 65 DOM
3. 2026-06-17
   days on market $155,000 Active 64 DOM
4. 2026-06-16
   days on market $155,000 Active 63 DOM
5. 2026-06-15
   days on market $155,000 Active 62 DOM
6. 2026-06-13
   days on market $155,000 Active 60 DOM
7. 2026-06-09
   days on market $155,000 Active 56 DOM
8. 2026-06-08
   days on market $155,000 Active 55 DOM
9. 2026-06-07
   days on market $155,000 Active 54 DOM
10. 2026-06-04
    days on market $155,000 Active 51 DOM
11. 2026-06-03
    days on market $155,000 Active 50 DOM
12. 2026-06-02
    days on market $155,000 Active 49 DOM
13. 2026-06-01
    days on market $155,000 Active 48 DOM
14. 2026-05-31
    days on market $155,000 Active 47 DOM
15. 2026-05-15
    status Back On Market 660-char remark

    Show marketing remark (660 chars)

    Nestled in a well-established Stockbridge neighborhood, this home offers a layout designed for everyday living and easy entertaining. The interior welcomes you with a living space that flows naturally into the main living areas, creating an open and functional feel. The kitchen provides ample space for meal preparation and gathering, while the bedrooms offer a relaxing retreat at the end of the day. Outside, the yard presents a great opportunity to enjoy outdoor activities, gardening, or simply relaxing. Conveniently located near shopping, dining, parks, and major roadways, this home provides easy access to everything the Stockbridge area has to offer.

16. 2026-05-15
    status Active 660-char remark

    Show marketing remark (660 chars)

    Nestled in a well-established Stockbridge neighborhood, this home offers a layout designed for everyday living and easy entertaining. The interior welcomes you with a living space that flows naturally into the main living areas, creating an open and functional feel. The kitchen provides ample space for meal preparation and gathering, while the bedrooms offer a relaxing retreat at the end of the day. Outside, the yard presents a great opportunity to enjoy outdoor activities, gardening, or simply relaxing. Conveniently located near shopping, dining, parks, and major roadways, this home provides easy access to everything the Stockbridge area has to offer.

17. 2026-04-14
    status Under Contract 660-char remark

    Show marketing remark (660 chars)

    Nestled in a well-established Stockbridge neighborhood, this home offers a layout designed for everyday living and easy entertaining. The interior welcomes you with a living space that flows naturally into the main living areas, creating an open and functional feel. The kitchen provides ample space for meal preparation and gathering, while the bedrooms offer a relaxing retreat at the end of the day. Outside, the yard presents a great opportunity to enjoy outdoor activities, gardening, or simply relaxing. Conveniently located near shopping, dining, parks, and major roadways, this home provides easy access to everything the Stockbridge area has to offer.

18. 2026-04-14
    status Pending 660-char remark

    Show marketing remark (660 chars)

    Nestled in a well-established Stockbridge neighborhood, this home offers a layout designed for everyday living and easy entertaining. The interior welcomes you with a living space that flows naturally into the main living areas, creating an open and functional feel. The kitchen provides ample space for meal preparation and gathering, while the bedrooms offer a relaxing retreat at the end of the day. Outside, the yard presents a great opportunity to enjoy outdoor activities, gardening, or simply relaxing. Conveniently located near shopping, dining, parks, and major roadways, this home provides easy access to everything the Stockbridge area has to offer.

19. 2026-03-12
    listed $155,000 New 660-char remark

    Show marketing remark (660 chars)

    Nestled in a well-established Stockbridge neighborhood, this home offers a layout designed for everyday living and easy entertaining. The interior welcomes you with a living space that flows naturally into the main living areas, creating an open and functional feel. The kitchen provides ample space for meal preparation and gathering, while the bedrooms offer a relaxing retreat at the end of the day. Outside, the yard presents a great opportunity to enjoy outdoor activities, gardening, or simply relaxing. Conveniently located near shopping, dining, parks, and major roadways, this home provides easy access to everything the Stockbridge area has to offer.

20. 2026-03-12
    listed $155,000 Active 660-char remark

    Show marketing remark (660 chars)

    Nestled in a well-established Stockbridge neighborhood, this home offers a layout designed for everyday living and easy entertaining. The interior welcomes you with a living space that flows naturally into the main living areas, creating an open and functional feel. The kitchen provides ample space for meal preparation and gathering, while the bedrooms offer a relaxing retreat at the end of the day. Outside, the yard presents a great opportunity to enjoy outdoor activities, gardening, or simply relaxing. Conveniently located near shopping, dining, parks, and major roadways, this home provides easy access to everything the Stockbridge area has to offer.

21. 2025-11-07
    historical $1,660
22. 2025-11-02
    listed $1,660
23. 2025-11-02
    historical $1,750
24. 2025-11-01
    listed $1,750
25. 2024-10-07
    historical $1,425
26. 2024-10-05
    historical $1,425
27. 2024-10-04
    listed $1,425
28. 2024-10-04
    price $1,425
29. 2024-09-27
    historical $1,480
30. 2024-09-17
    listed $1,480
31. 2024-09-13
    price $1,555
32. 2024-09-13
    price $1,580
33. 2024-09-04
    listed $1,555
34. 2024-08-31
    historical $1,555
35. 2024-08-29
    historical $1,555
36. 2024-08-28
    price $1,555
37. 2024-08-14
    price $1,580
38. 2024-08-14
    price $1,580
39. 2024-08-09
    price $1,615
40. 2024-08-09
    price $1,615
41. 2024-08-02
    price $1,640
42. 2024-08-02
    price $1,640
43. 2024-07-28
    listed $1,695
44. 2024-07-26
    listed $1,695
45. 2022-08-25
    price $1,525
46. 2021-06-16
    soldstatus $4,543,318
47. 2013-12-05
    soldstatus $47,000
48. 1983-07-01
    soldstatus $43,000

ⓘ 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: $2,769 · $231/mo
• Projected year-2 tax: $2,769 · $231/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 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: $22,298
• − Mortgage interest: −$8,682
• − Property taxes: −$2,769
• − Insurance: −$775
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$4,509
• Taxable income: $1,994
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $3,838/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Stockbridge

• Score: 60/100
• State rank: #389
• US rank: #19479

Category grades

Amenities F Commute F Cost of living A Crime D Employment C Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 71,603
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 71,603
• Household income: $71,213
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 2464.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 28% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 1% Italian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 8% Vietnamese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.76%
• Current HPI: 207.2332
• Rent YoY: ▲ 0.87%
• 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

+260.5% since first listed

34 events — show timeline

• 2026-05-15 Relisted — GAMLS
• 2026-05-15 Relisted — FMLS
• 2026-04-14 Pending — GAMLS
• 2026-04-14 Pending — FMLS
• 2026-03-12 Listed $155,000 FMLS
• 2026-03-12 Listed $155,000 GAMLS
• 2025-11-07 Rental Removed $1,660 ZUMPER1
• 2025-11-02 Listed for Rent $1,660 ZUMPER1
• 2025-11-02 Rental Removed $1,750 RENTLY
• 2025-11-01 Listed for Rent $1,750 RENTLY
• 2024-10-07 Rental Removed $1,425 RENTLY
• 2024-10-05 Rental Removed $1,425 RENT.
• 2024-10-04 Listed for Rent $1,425 RENT.
• 2024-10-04 Price Changed $1,425 RENTLY
• 2024-09-27 Rental Removed $1,480 RENT.
• 2024-09-17 Listed for Rent $1,480 RENTLY
• 2024-09-13 Price Changed $1,555 RENT.
• 2024-09-13 Price Changed $1,580 RENT.
• 2024-09-04 Listed for Rent $1,555 RENT.
• 2024-08-31 Rental Removed $1,555 RENT.
• 2024-08-29 Rental Removed $1,555 RENTLY
• 2024-08-28 Price Changed $1,555 RENT.
• 2024-08-14 Price Changed $1,580 RENTLY
• 2024-08-14 Price Changed $1,580 RENT.
• 2024-08-09 Price Changed $1,615 RENT.
• 2024-08-09 Price Changed $1,615 RENTLY
• 2024-08-02 Price Changed $1,640 RENTLY
• 2024-08-02 Price Changed $1,640 RENT.
• 2024-07-28 Listed for Rent $1,695 RENT.
• 2024-07-26 Listed for Rent $1,695 RENTLY
• 2022-08-25 Price Changed $1,525 RENTLY
• 2021-06-16 Sold (Public Records) $4,543,318 Public Records
• 2013-12-05 Sold (Public Records) $47,000 Public Records
• 1983-07-01 Sold (Public Records) $43,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,769 · +0.1% YoY. Source: county tax records.