385 Charlotte Blvd · Stockbridge, GA 30281

$199,900

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 5 Days on market

Built 1988 0.33 ac lot Est $212k · 6% 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 +25.7/30.0
• ARV discount +10.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.5/10.0
• 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

just a walk in the Park! Literally in this park like setting, most cared for 3 bed 2 bath home in town with views of backyard oasis beautifully landscape to enjoy from dining, kitchen & sunroom, with multiple storage buildings that remain with property and also include a Gazebo, pergola to sip tea in the cool of the evenings! Don't miss this one schedule your viewing today! All of this Beauty makes this a Great Value! There is also 2 furry friends that remain with property for new owners, they are part of the landscape as they have lived there for approx 34 years!

Key facts

• Gazebo
• Backyard oasis
• Pergola

Tags

• BACKYARD OASIS
• MULTIPLE STORAGE BUILDINGS
• GAZEBO
• PERGOLA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.2% 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, amenities F, commute 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.
• Zoned schools: Cotton Indian Elementary School (math 10% / reading 18%, grade F, #1,025 of 1,228 statewide, top 84%, 573 students, 67% FRL); Stockbridge Middle School (math 11% / reading 22%, grade F, #388 of 470 statewide, top 83%, 611 students, 70% FRL); Stockbridge High School (math 5% / reading 28%, grade F, #284 of 424 statewide, top 67%, 1,543 students, 54% FRL) — zoned schools average 64% FRL vs 43% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 28% district-wide (-13 pts) — the specific schools serving this property underperform the Henry County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 611 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 35% 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 $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $200k implies a 186% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $211,584
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Pinehurst Dr	0.36mi	3/2.0	1,770 (-3%)	11mo	$201,000	$114	69
80 Valley Dr	0.52mi	3/2.5	1,821 (-0%)	12mo	$255,000	$140	64
115 Charolette Blvd	0.27mi	3/2.0	1,615 (-12%)	6mo	$188,000	$116	64
315 Charlotte Blvd	0.11mi	3/2.0	1,566 (-14%)	9mo	$202,000	$129	63
400 Charlotte Blvd	0.06mi	3/2.5	1,995 (+9%)	20mo	$339,000	$170	63
290 Charlotte Blvd	0.16mi	3/2.0	1,648 (-10%)	17mo	$168,000	$102	62
416 E 416 Hwy Hwy	0.66mi	3/2.0	1,808 (-1%)	18mo	$133,000	$74	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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-6,479
• Equity at exit: $29,806

10-year hold

• IRR: 4.2%
• Equity multiple: 1.28×
• Total profit: $15,823
• Equity at exit: $17,284

Cash invested: $55,972 (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: 611
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$49 /mo · $594/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $477

Break-even live

Break-even rent $1,495

Max offer price $199,900

Occupancy floor 72%

Sensitivity live

Price	-10% $591	-5% $534	+0% $477	+5% $421	+10% $364
Rent	-10% $312	-5% $395	+0% $477	+5% $560	+10% $643
Rate	-1.0pp $578	-0.5pp $528	base $477	+0.5pp $426	+1.0pp $373

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Pinehurst Dr Stockbridge, GA	3.0	2.0	1340	$1,706	$1.27	45d	1	0.38mi
120 Old Conyers Dr Stockbridge, GA	3.0	2.5	2573	$2,875	$1.12	24d	1	0.73mi
120 Old Conyers Dr Stockbridge, GA	3.0	2.5	2573	$3,000	$1.17	45d	1	0.73mi
217 Briarpatch Ct Stockbridge, GA	3.0	2.0	1228	$1,995	$1.62	45d	1	0.75mi
10 Glenwood Way Stockbridge, GA	1.0–3.0	1.0–2.0	981	$1,821	$1.86	0d	21	0.84mi
119 Lambert Dr Stockbridge, GA	3.0	2.0	1392	$1,800	$1.29	6d	1	0.95mi
141 Edison Dr Stockbridge, GA	3.0	2.5	1621	$1,701	$1.05	45d	1	1.50mi

Listing history 4 events

1. 2026-04-07
   status Under Contract
2. 2026-03-13
   listed $199,900 New
3. 1992-02-06
   soldstatus $70,000
4. 1989-06-23
   soldstatus $68,000

ⓘ 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: $594 · $49/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$1,245/yr (+$104/mo · 209.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 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: $25,193
• − Mortgage interest: −$11,198
• − Property taxes: −$594
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$5,815
• Taxable income: $2,556
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $5,116/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

+194.0% since first listed

4 events — show timeline

• 2026-04-07 Pending — GAMLS
• 2026-03-13 Listed $199,900 GAMLS
• 1992-02-06 Sold (Public Records) $70,000 Public Records
• 1989-06-23 Sold (Public Records) $68,000 Public Records

Property tax history

+2.2%/yr

Latest (2024): $594 · +66.9% YoY. Source: county tax records.