154 Glynn Addy Dr · Stockbridge, GA 30281

$175,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 75 Days on market

Built 1999 0.25 ac lot $160/sqft · 16% below area Est $208k · 16% 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 +14.6/15.0
• Cash flow +14.2/30.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• 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

Welcome to this charming starter home and investment opportunity located in the heart of Stockbridge! This property offers great potential for buyers looking to add their personal touch and build equity. Situated on a spacious lot, this home is ready for a light refresh. With a little TLC, including fresh paint, lawn care, and minor cosmetic updates, this property can truly shine and be transformed into something special. The home is being sold as-is, making it a great option for those ready to customize and maximize value. Bonus Value: A First American Home Warranty will be transferred to the new buyer or investor, providing added peace of mind and protection. Heritage Closing Firm, Preferred Attorney.

Key facts

• 0.25 acre lot
• Built 1999
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $29 ($351/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (4.5% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.3% 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; 586 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

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 75 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $60k (26%) 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.96% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

• ARV (median comp): $207,793
• List price: $175,000
• Delta: -15.78%
• 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
150 Glynn Addy Dr	0.02mi	3/2.0	1,092 (0%)	9mo	$185,000	$169	92
323 Tramore Pass	0.25mi	3/1.5	1,092 (0%)	6mo	$209,000	$191	81
115 Glynn Addy Dr	0.18mi	3/2.0	1,120 (+3%)	8mo	$165,000	$147	81
145 Glynn Addy Dr	0.03mi	3/2.0	1,236 (+13%)	6mo	$221,000	$179	72
130 Wilson Ave	0.41mi	3/2.0	1,052 (-4%)	13mo	$141,000	$134	64
417 Tina Hely Ct	0.20mi	3/2.0	1,218 (+12%)	10mo	$200,000	$164	63
102 Welch St	0.57mi	3/2.0	1,025 (-6%)	2mo	$229,000	$223	62
169 Misty Ridge Trl	0.69mi	3/2.0	1,134 (+4%)	5mo	$230,000	$203	58
303 Breezy Hill Walk	0.34mi	3/2.0	1,213 (+11%)	13mo	$230,000	$190	55
159 Misty Ridge Trl	0.63mi	3/2.0	1,164 (+7%)	11mo	$245,000	$210	50
255 Brandon Ridge Cir	0.69mi	3/2.0	1,164 (+7%)	10mo	$245,000	$210	48
191 Misty Ridge Trl	0.73mi	3/2.0	1,233 (+13%)	9mo	$250,000	$203	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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-29,927
• Equity at exit: $26,093

10-year hold

• IRR: -14.8%
• Equity multiple: 0.24×
• Total profit: $-37,147
• Equity at exit: $15,131

Cash invested: $49,000 (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: 586
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$918
• Tax from tax record: −$301 /mo · $3,608/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $29

Break-even live

Break-even rent $1,635

Max offer price $175,000

Occupancy floor 93%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Glynn Addy Dr Stockbridge, GA	3.0	2.0	1208	$1,705	$1.41	43d	1	0.08mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	1d	1	0.23mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	21d	1	0.23mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	24d	1	0.23mi
200 Glynn Addy Dr Stockbridge, GA	3.0	2.0	1288	$1,595	$1.24	21d	1	0.25mi
823 Tramore Dr Stockbridge, GA	3.0	2.0	1102	$1,550	$1.41	20d	1	0.26mi
109 Appleton Blvd Unit C Stockbridge, GA	2.0	1.0	1100	$1,600	$1.45	43d	1	0.33mi
507 Creekview Overlook Stockbridge, GA	3.0	2.0	1243	$1,855	$1.49	43d	1	0.42mi
104 Bowen St Unit B Stockbridge, GA	2.0	1.0	880	$1,500	$1.70	18d	1	0.52mi
223 Misty Ridge Trl Stockbridge, GA	3.0	2.0	1195	$1,845	$1.54	5d	1	0.58mi
236 Brandon Ridge Cir Stockbridge, GA	3.0	2.0	1160	$1,750	$1.51	12d	1	0.71mi
370 Tait Rd Stockbridge, GA	3.0	2.0	1489	$2,016	$1.35	43d	1	0.81mi
111 W Burke St Apt C4 Stockbridge, GA	2.0	1.0	854	$915	$1.07	24d	1	0.82mi
115 Rock Quarry Rd Stockbridge, GA	2.0	1.0–2.0	1020	$1,349	$1.32	1d	6	0.84mi
131 Turning Pt Stockbridge, GA	3.0	2.5	1454	$2,100	$1.44	43d	1	0.88mi
5220 N Henry Blvd Stockbridge, GA	1.0–3.0	1.0–2.0	1149	$1,865	$1.62	43d	3	0.91mi
700 Rock Quarry Rd Unit 619 Stockbridge, GA	2.0	2.0	1186	$2,125	$1.79	43d	1	1.00mi
119 Lambert Dr Stockbridge, GA	3.0	2.0	1392	$1,800	$1.29	4d	1	1.00mi
700 Rock Quarry Rd Stockbridge, GA	1.0–2.0	1.0–2.0	1045	$2,267	$2.17	43d	5	1.04mi
700 Rock Quarry Rd Stockbridge, GA	2.0–3.0	2.0	1332	$1,940	$1.46	3d	8	1.04mi
860 Rock Quarry Rd Unit 2-1905 Stockbridge, GA	2.0	2.0	1183	$1,675	$1.42	3d	1	1.10mi
4059 Angels Dr Stockbridge, GA	3.0	2.0	1430	$1,879	$1.31	43d	1	1.19mi
50 Evergreen Way Stockbridge, GA	1.0–3.0	1.0–2.0	1070	$1,764	$1.65	1d	19	1.30mi
1107 Rock Quarry Rd Stockbridge, GA	2.0	2.0	1177	$1,499	$1.27	43d	1	1.45mi
1107 Rock Quarry Rd Stockbridge, GA	3.0	2.0	1479	$1,739	$1.18	24d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $175,000 Active 75 DOM
2. 2026-06-17
   days on market $175,000 Active 74 DOM
3. 2026-06-16
   days on market $175,000 Active 73 DOM
4. 2026-06-15
   days on market $175,000 Active 72 DOM
5. 2026-06-13
   statusdays on market $175,000 Active 70 DOM
6. 2026-06-09
   pricestatusdays on market $175,000 Price Change 66 DOM
7. 2026-06-08
   days on market $190,000 Active 65 DOM
8. 2026-06-07
   days on market $190,000 Active 64 DOM
9. 2026-06-04
   days on market $190,000 Active 61 DOM
10. 2026-06-03
    days on market $190,000 Active 60 DOM
11. 2026-06-02
    days on market $190,000 Active 59 DOM
12. 2026-06-01
    days on market $190,000 Active 58 DOM
13. 2026-05-31
    days on market $190,000 Active 57 DOM
14. 2026-05-18
    historical Active Under Contract 717-char remark

    Show marketing remark (717 chars)

    Welcome to this charming starter home and investment opportunity located in the heart of Stockbridge! This property offers great potential for buyers looking to add their personal touch and build equity. Situated on a spacious lot, this home is ready for a light refresh. With a little TLC, including fresh paint, lawn care, and minor cosmetic updates, this property can truly shine and be transformed into something special. The home is being sold as-is, making it a great option for those ready to customize and maximize value. Bonus Value: A First American Home Warranty will be transferred to the new buyer or investor, providing added peace of mind and protection. Heritage Closing Firm, Preferred Attorney.

15. 2026-05-13
    price $190,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this charming starter home and investment opportunity located in the heart of Stockbridge! This property offers great potential for buyers looking to add their personal touch and build equity. Situated on a spacious lot, this home is ready for a light refresh. With a little TLC, including fresh paint, lawn care, and minor cosmetic updates, this property can truly shine and be transformed into something special. The home is being sold as-is, making it a great option for those ready to customize and maximize value. Bonus Value: A First American Home Warranty will be transferred to the new buyer or investor, providing added peace of mind and protection. Heritage Closing Firm, Preferred Attorney.

16. 2026-04-05
    listed $235,000 New 717-char remark

    Show marketing remark (717 chars)

    Welcome to this charming starter home and investment opportunity located in the heart of Stockbridge! This property offers great potential for buyers looking to add their personal touch and build equity. Situated on a spacious lot, this home is ready for a light refresh. With a little TLC, including fresh paint, lawn care, and minor cosmetic updates, this property can truly shine and be transformed into something special. The home is being sold as-is, making it a great option for those ready to customize and maximize value. Bonus Value: A First American Home Warranty will be transferred to the new buyer or investor, providing added peace of mind and protection. Heritage Closing Firm, Preferred Attorney.

17. 2026-04-03
    historical $235,000 717-char remark

    Show marketing remark (717 chars)

    Welcome to this charming starter home and investment opportunity located in the heart of Stockbridge! This property offers great potential for buyers looking to add their personal touch and build equity. Situated on a spacious lot, this home is ready for a light refresh. With a little TLC, including fresh paint, lawn care, and minor cosmetic updates, this property can truly shine and be transformed into something special. The home is being sold as-is, making it a great option for those ready to customize and maximize value. Bonus Value: A First American Home Warranty will be transferred to the new buyer or investor, providing added peace of mind and protection. Heritage Closing Firm, Preferred Attorney.

18. 2021-12-21
    soldstatus $215,000
19. 2021-12-20
    soldstatus $215,000 Sold 702-char remark

    Show marketing remark (702 chars)

    BEAUTIFULLY RENOVATED!! This adorable 3 bedroom, 2 bath home with walk-in closets has been completely renovated and is ready for new memories! New countertops, sinks, tubs, vanities, kitchen cabinets, new tile flooring in bathrooms, kitchen and laundry closet, new luxury vinyl plank in living areas and new carpet in all bedrooms! Appliances are also new along with the hot water heater and HVAC unit. Roof was replaced in 2014. The spacious storage shed out back makes it easy to store lawn tools, bicycles etc... This home is located very close to the Interstate, shopping, restaurants, Memorial Park and Reeves Creek Walking Trail. Call today to schedule a private showing to see for yourself!

20. 2021-12-07
    status Under Contract 702-char remark

    Show marketing remark (702 chars)

    BEAUTIFULLY RENOVATED!! This adorable 3 bedroom, 2 bath home with walk-in closets has been completely renovated and is ready for new memories! New countertops, sinks, tubs, vanities, kitchen cabinets, new tile flooring in bathrooms, kitchen and laundry closet, new luxury vinyl plank in living areas and new carpet in all bedrooms! Appliances are also new along with the hot water heater and HVAC unit. Roof was replaced in 2014. The spacious storage shed out back makes it easy to store lawn tools, bicycles etc... This home is located very close to the Interstate, shopping, restaurants, Memorial Park and Reeves Creek Walking Trail. Call today to schedule a private showing to see for yourself!

21. 2021-12-04
    listed $187,000 New 702-char remark

    Show marketing remark (702 chars)

    BEAUTIFULLY RENOVATED!! This adorable 3 bedroom, 2 bath home with walk-in closets has been completely renovated and is ready for new memories! New countertops, sinks, tubs, vanities, kitchen cabinets, new tile flooring in bathrooms, kitchen and laundry closet, new luxury vinyl plank in living areas and new carpet in all bedrooms! Appliances are also new along with the hot water heater and HVAC unit. Roof was replaced in 2014. The spacious storage shed out back makes it easy to store lawn tools, bicycles etc... This home is located very close to the Interstate, shopping, restaurants, Memorial Park and Reeves Creek Walking Trail. Call today to schedule a private showing to see for yourself!

ⓘ 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: $3,608 · $301/mo
• Projected year-2 tax: $3,608 · $301/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: $20,059
• − Mortgage interest: −$9,803
• − Property taxes: −$3,608
• − Insurance: −$875
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$5,091
• Taxable loss: −$2,527
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $957/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

• Census place: Stockbridge, GA
• 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

+1.6% since first listed

8 events — show timeline

• 2026-05-18 Contingent — GAMLS
• 2026-05-13 Price Changed $190,000 GAMLS
• 2026-04-05 Listed $235,000 GAMLS
• 2026-04-03 Coming Soon $235,000 GAMLS
• 2021-12-21 Sold (Public Records) $215,000 Public Records
• 2021-12-20 Sold (MLS) $215,000 GAMLS
• 2021-12-07 Pending — GAMLS
• 2021-12-04 Listed $187,000 GAMLS

Property tax history

+6.1%/yr

Latest (2025): $3,608 · -9.2% YoY. Source: county tax records.