6317 Ellenwood Dr · Stockbridge, GA 30273

$179,900

3 bd · 3.0 ba · 1,480 sqft · Townhouse public records · 83 Days on market

Built 2005 $122/sqft · 13% below area Est $207k · 13% under

---

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 +20.0/30.0
• ARV discount +13.3/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop hunting for your next tenant - this one's already in place. 3-bedroom, 2.5-bathroom townhome currently leased to a long-term tenant with an established payment history. For the right investor, that's the whole story: no vacancy, no onboarding, no staging. Just a performing asset from day one. The property has good bones - very few maintenance concerns and functional systems throughout. A few minor cosmetic items, but nothing that affects habitability or the lease. This is a stabilized rental, not a renovation project. The numbers are what matter here: Tenant in place - income starts immediately Long-term occupancy - low turnover risk Minor deferred cosmetics only - no major capital outlay needed 3BD / 2.5BA layout - strong rental demand in this submarket Whether you're building a portfolio or adding a single cash-flowing door, this is a low-friction acquisition in a market where SFR and townhome rentals remain in high demand. Shown by appointment only - tenant occupied, please do not disturb.

Key facts

• Built 2005
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• 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); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 31% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $180k implies a 112% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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. 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: 1.07% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (median comp): $206,618
• List price: $179,900
• Delta: -12.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6396 Ellenwood Dr	0.14mi	3/2.5	1,480 (0%)	4mo	$166,000	$112	88
6294 Ellenwood Dr	0.05mi	3/2.5	1,438 (-3%)	4mo	$218,000	$152	88
6367 Ellenwood Dr	0.08mi	3/2.5	1,440 (-3%)	7mo	$150,000	$104	84
3583 Rock Ridge Dr	0.12mi	3/2.5	1,512 (+2%)	13mo	$216,000	$143	78
6363 Ellenwood Dr	0.08mi	3/2.5	1,440 (-3%)	20mo	$226,000	$157	73
6183 Ellenwood Dr	0.09mi	3/2.5	1,540 (+4%)	19mo	$231,000	$150	71
6400 Ellenwood	0.15mi	3/2.5	1,460 (-1%)	22mo	$228,000	$156	71
6345 Ellenwood Dr	0.06mi	3/2.5	1,268 (-14%)	7mo	$175,000	$138	66
6667 Sunset Park	0.69mi	3/2.5	1,648 (+11%)	1mo	$207,000	$126	46

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-18,517
• Equity at exit: $26,824

10-year hold

• IRR: -3.7%
• Equity multiple: 0.77×
• Total profit: $-11,430
• Equity at exit: $15,554

Cash invested: $50,372 (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: 85
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$943
• Tax from tax record: −$279 /mo · $3,348/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $220

Break-even live

Break-even rent $1,642

Max offer price $179,900

Occupancy floor 84%

Sensitivity live

Price	-10% $322	-5% $271	+0% $220	+5% $169	+10% $118
Rent	-10% $68	-5% $144	+0% $220	+5% $296	+10% $372
Rate	-1.0pp $311	-0.5pp $266	base $220	+0.5pp $173	+1.0pp $126

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	11d	1	0.02mi
6683 Homestead Rd Rex, GA	3.0	2.0	1536	$2,000	$1.30	6d	1	0.37mi
6379 Skyline Dr Rex, GA	3.0	2.0	1722	$2,000	$1.16	6d	1	0.38mi
6169 Fay Ct Rex, GA	3.0	2.0	1416	$2,100	$1.48	45d	1	0.43mi
3327 Creekwood Dr Rex, GA	3.0	2.0	1728	$1,466	$0.85	6d	1	0.71mi
3275 Creekwood Dr Rex, GA	3.0	2.0	1105	$1,630	$1.48	6d	1	0.76mi
3543 Meadowview Ct Rex, GA	3.0	1.5	1582	$1,995	$1.26	0d	1	0.83mi
5862 Waggoner Ct Rex, GA	4.0	2.0	1558	$2,226	$1.43	23d	1	0.86mi
6697 Sunset Hills Blvd Rex, GA	3.0	2.5	1310	$1,580	$1.21	0d	1	0.90mi
6699 Sunset Hills Blvd Rex, GA	3.0	1.5	1414	$1,573	$1.11	18d	1	0.90mi
6698 Bent Creek Dr Rex, GA	3.0	2.0	1572	$1,840	$1.17	45d	1	0.92mi
6451 Carolyn Ct Rex, GA	3.0	2.0	1523	$1,665	$1.09	45d	1	0.93mi
6710 Sunset Hills Blvd Rex, GA	3.0	3.0	1414	$1,625	$1.15	4d	1	0.93mi
6722 Bent Creek Dr Rex, GA	3.0	2.0	1788	$2,030	$1.14	14d	1	0.96mi
3160 Creekwood Dr Rex, GA	4.0	2.5	1612	$1,945	$1.21	45d	1	1.02mi
6478 Bobolink Ct Rex, GA	4.0	2.0	1626	$1,911	$1.18	21d	1	1.03mi
6494 Bobolink Ct Rex, GA	3.0	2.0	1310	$1,630	$1.24	0d	1	1.04mi
3410 Poplar Ridge Dr Rex, GA	3.0	2.0	1725	$2,040	$1.18	6d	1	1.08mi
6498 Menlo Way Rex, GA	4.0	2.0	1246	$1,895	$1.52	25d	1	1.12mi
2958 Stone Creek Dr Rex, GA	3.0	2.0	1506	$1,800	$1.20	14d	1	1.13mi
5900 Homestead Cir Rex, GA	3.0	2.0	1544	$1,937	$1.25	45d	1	1.14mi
5894 Homestead Cir Rex, GA	3.0	2.0	1462	$1,890	$1.29	6d	1	1.15mi
7010 New Dale Rd Rex, GA	3.0	2.0	1313	$1,820	$1.39	21d	1	1.27mi
7018 New Dale Rd Rex, GA	3.0	2.0	1078	$1,875	$1.74	22d	1	1.28mi
7018 New Dale Rd Rex, GA	3.0	2.0	1078	$1,825	$1.69	6d	1	1.28mi
5832 Mays Ridge Ct Rex, GA	4.0	3.0	1408	$2,020	$1.43	45d	1	1.31mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	45d	1	1.31mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	14d	1	1.31mi
6234 Culver Dr Morrow, GA	4.0	3.0	1748	$2,350	$1.34	6d	1	1.32mi
42 Daniel Dr Unit 42 Stockbridge, GA	3.0	2.0	1056	$1,300	$1.23	16d	1	1.34mi
42 Daniel Dr Stockbridge, GA	3.0	2.0	1056	$1,300	$1.23	18d	1	1.34mi
885 Fountain Cir Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	14d	1	1.38mi
885 Fountain Cir Unit 885 Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	13d	1	1.38mi
6824 Red Maple Dr Rex, GA	4.0	2.0	1542	$1,951	$1.27	25d	1	1.42mi
2866 Panther Ct Rex, GA	3.0	2.0	1344	$1,780	$1.32	45d	1	1.42mi
2861 Panther Ct Rex, GA	3.0	2.0	1296	$1,680	$1.30	3d	1	1.42mi
6898 Babbling Brook Dr Rex, GA	3.0	2.5	1564	$2,000	$1.28	45d	1	1.43mi
6875 Fielder Ct Rex, GA	3.0	2.0	1148	$1,835	$1.60	3d	1	1.47mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	25d	1	1.49mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	45d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $179,900 Active 83 DOM
2. 2026-06-18
   days on market $179,900 Active 80 DOM
3. 2026-06-17
   days on market $179,900 Active 79 DOM
4. 2026-06-16
   days on market $179,900 Active 78 DOM
5. 2026-06-15
   days on market $179,900 Active 77 DOM
6. 2026-06-13
   days on market $179,900 Active 75 DOM
7. 2026-06-09
   days on market $179,900 Active 71 DOM
8. 2026-06-08
   days on market $179,900 Active 70 DOM
9. 2026-06-07
   days on market $179,900 Active 69 DOM
10. 2026-06-04
    days on market $179,900 Active 66 DOM
11. 2026-06-03
    days on market $179,900 Active 65 DOM
12. 2026-06-02
    days on market $179,900 Active 64 DOM
13. 2026-06-01
    days on market $179,900 Active 63 DOM
14. 2026-05-31
    days on market $179,900 Active 62 DOM
15. 2026-04-22
    price $195,900 1025-char remark

    Show marketing remark (1025 chars)

    Stop hunting for your next tenant - this one's already in place. 3-bedroom, 2.5-bathroom townhome currently leased to a long-term tenant with an established payment history. For the right investor, that's the whole story: no vacancy, no onboarding, no staging. Just a performing asset from day one. The property has good bones - very few maintenance concerns and functional systems throughout. A few minor cosmetic items, but nothing that affects habitability or the lease. This is a stabilized rental, not a renovation project. The numbers are what matter here: Tenant in place - income starts immediately Long-term occupancy - low turnover risk Minor deferred cosmetics only - no major capital outlay needed 3BD / 2.5BA layout - strong rental demand in this submarket Whether you're building a portfolio or adding a single cash-flowing door, this is a low-friction acquisition in a market where SFR and townhome rentals remain in high demand. Shown by appointment only - tenant occupied, please do not disturb.

16. 2026-03-26
    listed $205,000 New 1025-char remark

    Show marketing remark (1025 chars)

    Stop hunting for your next tenant - this one's already in place. 3-bedroom, 2.5-bathroom townhome currently leased to a long-term tenant with an established payment history. For the right investor, that's the whole story: no vacancy, no onboarding, no staging. Just a performing asset from day one. The property has good bones - very few maintenance concerns and functional systems throughout. A few minor cosmetic items, but nothing that affects habitability or the lease. This is a stabilized rental, not a renovation project. The numbers are what matter here: Tenant in place - income starts immediately Long-term occupancy - low turnover risk Minor deferred cosmetics only - no major capital outlay needed 3BD / 2.5BA layout - strong rental demand in this submarket Whether you're building a portfolio or adding a single cash-flowing door, this is a low-friction acquisition in a market where SFR and townhome rentals remain in high demand. Shown by appointment only - tenant occupied, please do not disturb.

17. 2018-04-23
    soldstatus $85,000
18. 2018-04-06
    soldstatus $85,000 Sold 104-char remark

    Show marketing remark (104 chars)

    CALL AGENT ONLY, TENANT OCCUPIED, MUST GIVE 48 HOURS NOTICE TO VIEW, NON SUPRA LOCK BOX, CALL AGENT ONLY

19. 2018-03-19
    status Under Contract 104-char remark

    Show marketing remark (104 chars)

    CALL AGENT ONLY, TENANT OCCUPIED, MUST GIVE 48 HOURS NOTICE TO VIEW, NON SUPRA LOCK BOX, CALL AGENT ONLY

20. 2018-03-17
    listed $95,000 New 104-char remark

    Show marketing remark (104 chars)

    CALL AGENT ONLY, TENANT OCCUPIED, MUST GIVE 48 HOURS NOTICE TO VIEW, NON SUPRA LOCK BOX, CALL AGENT ONLY

21. 2011-06-28
    price $35,000
22. 2011-06-03
    price $40,000
23. 2006-02-10
    soldstatus $2,425,500
24. 2004-10-15
    soldstatus $4,125,000

ⓘ 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: $3,348 · $279/mo
• Projected year-2 tax: $3,348 · $279/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $23,048
• − Mortgage interest: −$10,077
• − Property taxes: −$3,348
• − Insurance: −$900
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$5,233
• Taxable loss: −$198
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $2,687/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 — 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: Clayton County · 230,153 people
• City population: 71,603
• 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

-95.3% since first listed

10 events — show timeline

• 2026-04-22 Price Changed $195,900 GAMLS
• 2026-03-26 Listed $205,000 GAMLS
• 2018-04-23 Sold (Public Records) $85,000 Public Records
• 2018-04-06 Sold (MLS) $85,000 GAMLS
• 2018-03-19 Pending — GAMLS
• 2018-03-17 Listed $95,000 GAMLS
• 2011-06-28 Price Changed $35,000 GAMLS
• 2011-06-03 Price Changed $40,000 GAMLS
• 2006-02-10 Sold (Public Records) $2,425,500 Public Records
• 2004-10-15 Sold (Public Records) $4,125,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,348 · -6.3% YoY. Source: county tax records.