330 Meadowbrook Dr · Stockbridge, GA 30253

$179,000

3 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 149 Days on market

Built 1972 0.54 ac lot $175/sqft · 22% below area Est $229k · 22% under

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Why this score? — see what drove the C+ 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.3/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity in McDonough. This property includes a 3 bedroom, 1 bath single-family home built in 1972, offering approximately 1,020 square feet on approximately 0.54 acres. Suitable for an owner-occupant or investor. Property is being sold as-is. Property may be purchased individually or as part of a multi-property package. Additional locations available. Purchase options may be available for individual properties. All information is believed to be accurate but not guaranteed and should be independently verified.

Key facts

• 0.54 acre lot
• Built 1972
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 soft (-0.3%/yr); 663 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 149 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $33k; list at $179k implies a 437% gain — meaningful room to come down on a strong offer.

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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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. 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: 1.13% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $229,312
• List price: $179,000
• Delta: -21.94%
• 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
360 Meadowbrook Dr	0.06mi	2/1.0 (-1)	1,077 (+6%)	2mo	$177,999	$165	78
70 Meadowbrook Dr	0.43mi	3/1.0	912 (-11%)	7mo	$135,000	$148	52
146 Highland Cir	0.47mi	2/2.0 (-1)	1,172 (+15%)	8mo	$199,000	$170	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.75×
• Total profit: $-12,776
• Equity at exit: $26,689

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-5,353
• Equity at exit: $15,477

Cash invested: $50,120 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$939
• Tax from tax record: −$232 /mo · $2,790/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $347

Break-even live

Break-even rent $1,577

Max offer price $179,000

Occupancy floor 78%

Sensitivity live

Price	-10% $448	-5% $398	+0% $347	+5% $296	+10% $246
Rent	-10% $188	-5% $267	+0% $347	+5% $427	+10% $506
Rate	-1.0pp $437	-0.5pp $393	base $347	+0.5pp $301	+1.0pp $253

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Meadowbrook Dr McDonough, GA	3.0	2.0	1465	$1,811	$1.24	24d	1	0.12mi
145 Highland Dr McDonough, GA	3.0	1.5	1450	$1,605	$1.11	44d	1	0.39mi
50 Wake Rd McDonough, GA	3.0	2.0	1247	$1,745	$1.40	12d	1	0.44mi
300 Argento Dr McDonough, GA	1.0–3.0	1.0–2.0	1115	$2,499	$2.24	3d	37	0.63mi
55 Sunnybrook Dr McDonough, GA	4.0	2.0	1152	$1,605	$1.39	15d	1	0.66mi
250 Foster Dr McDonough, GA	2.0–3.0	2.5	1510	$3,156	$2.09	3d	35	0.69mi
120 Eagles Crest Ln McDonough, GA	3.0	2.0	1427	$1,760	$1.23	44d	1	0.74mi
2080 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	1048	$2,561	$2.44	3d	16	1.07mi
1200 Town Centre Village Dr McDonough, GA	1.0–3.0	1.0–2.0	1096	$2,168	$1.98	3d	20	1.16mi
1427 Wilshire Way McDonough, GA	3.0	2.0	1485	$1,719	$1.16	44d	1	1.21mi
1447 Wilshire Way McDonough, GA	3.0	2.0	1492	$1,935	$1.30	11d	1	1.25mi
1395 Town Center Village Dr McDonough, GA	1.0–3.0	1.0–2.0	1099	$2,054	$1.87	2d	13	1.31mi
243 Mill Rd McDonough, GA	1.0–2.0	1.0–2.0	966	$1,731	$1.79	2d	14	1.39mi
245 Helen Ln Stockbridge, GA	3.0	2.0	1416	$2,001	$1.41	5d	1	1.40mi

Listing history 21 events

1. 2026-06-18
   days on market $179,000 Active 149 DOM
2. 2026-06-17
   days on market $179,000 Active 148 DOM
3. 2026-06-16
   days on market $179,000 Active 147 DOM
4. 2026-06-15
   days on market $179,000 Active 146 DOM
5. 2026-06-13
   days on market $179,000 Active 144 DOM
6. 2026-06-09
   days on market $179,000 Active 140 DOM
7. 2026-06-08
   days on market $179,000 Active 139 DOM
8. 2026-06-07
   days on market $179,000 Active 138 DOM
9. 2026-06-04
   days on market $179,000 Active 135 DOM
10. 2026-06-03
    days on market $179,000 Active 134 DOM
11. 2026-06-02
    days on market $179,000 Active 133 DOM
12. 2026-06-01
    days on market $179,000 Active 132 DOM
13. 2026-05-31
    days on market $179,000 Active 131 DOM
14. 2026-01-19
    listed $179,000 New 536-char remark

    Show marketing remark (536 chars)

    Affordable opportunity in McDonough. This property includes a 3 bedroom, 1 bath single-family home built in 1972, offering approximately 1,020 square feet on approximately 0.54 acres. Suitable for an owner-occupant or investor. Property is being sold as-is. Property may be purchased individually or as part of a multi-property package. Additional locations available. Purchase options may be available for individual properties. All information is believed to be accurate but not guaranteed and should be independently verified.

15. 2018-02-12
    soldstatus $33,333 Sold 165-char remark

    Show marketing remark (165 chars)

    Try your hand in this value play! This 3 bedroom and 1 bathroom home is a perfect opportunity for an investor or first time home buyer looking to increase the value.

16. 2018-01-29
    status Under Contract 165-char remark

    Show marketing remark (165 chars)

    Try your hand in this value play! This 3 bedroom and 1 bathroom home is a perfect opportunity for an investor or first time home buyer looking to increase the value.

17. 2018-01-04
    price $36,000 165-char remark

    Show marketing remark (165 chars)

    Try your hand in this value play! This 3 bedroom and 1 bathroom home is a perfect opportunity for an investor or first time home buyer looking to increase the value.

18. 2017-12-16
    price $37,900 165-char remark

    Show marketing remark (165 chars)

    Try your hand in this value play! This 3 bedroom and 1 bathroom home is a perfect opportunity for an investor or first time home buyer looking to increase the value.

19. 2017-11-10
    listed $39,900 New 165-char remark

    Show marketing remark (165 chars)

    Try your hand in this value play! This 3 bedroom and 1 bathroom home is a perfect opportunity for an investor or first time home buyer looking to increase the value.

20. 1999-05-28
    soldstatus $75,000
21. 1976-04-01
    soldstatus $28,000

ⓘ 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: $2,790 · $232/mo
• Projected year-2 tax: $2,790 · $232/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: $24,194
• − Mortgage interest: −$10,027
• − Property taxes: −$2,790
• − Insurance: −$895
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$5,207
• Taxable income: $1,404
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $3,827/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): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

+539.3% since first listed

8 events — show timeline

• 2026-01-19 Listed $179,000 GAMLS
• 2018-02-12 Sold (MLS) $33,333 GAMLS
• 2018-01-29 Pending — GAMLS
• 2018-01-04 Price Changed $36,000 GAMLS
• 2017-12-16 Price Changed $37,900 GAMLS
• 2017-11-10 Listed $39,900 GAMLS
• 1999-05-28 Sold (Public Records) $75,000 Public Records
• 1976-04-01 Sold (Public Records) $28,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,790 · +1.5% YoY. Source: county tax records.