536 Creekview Overlook · Stockbridge, GA 30281

$190,000

3 bd · 2.0 ba · 1,131 sqft · SingleFamily public records · 12 Days on market

Built 1999 $168/sqft · 23% below area Est $246k · 23% under $8/mo HOA

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• 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

PROPERTY IS BEING SOLD AS-IS!! Investor Special or First-Time Buyer Dream in Stockbridge!!!! Charming 3-bedroom, 2-bathroom ranch-style home sitting proudly on a desirable corner lot. Sip your morning coffee on the cute front porch before stepping inside a functional floor plan bursting with potential. The massive, level backyard comes fully equipped with a solid privacy fence, making it the perfect oasis for kids, pets, or weekend entertaining. Location is EVERYTHING! You are just 5 minutes from the VIBRANT Stockbridge Amphitheater, local parks, shopping, and endless recreation. This property is PRICED significantly BELOW MARKET COMPS to allow room for your cosmetic updates and personal touches. The list price already reflects the needed updates, offering INSTANT UPDATES for an INVESTOR or a BUYER ready to SWEAT-EQUITY their way into a DREAM HOME. This deal will not last long. Bring your vision and schedule your tour today! Pricing: Firmly priced to reflect condition. Comps support a much higher value. Low-ball offers will not be considered. Terms: Seller highly prefers a quick closing and a short due diligence period. Closing Attorney: Weissman, P.C. is the preferred closing attorney. Availability: Sold AS-IS. This one is Easy to show. USE SHOWINGTIME. ACT FAST as this property is priced for a QUICK SALE!

Key facts

• Front porch
• Solid privacy fence
• Shopping

Tags

• CORNER LOT
• MASSIVE LEVEL BACKYARD
• SOLID PRIVACY FENCE
• FRONT PORCH
• LOCAL PARKS
• SHOPPING

Property features AI

Finance

• Other: Paved road access; Directions available
• HOA & community: Homeowners association with annual fee of $100 covering grounds maintenance; Community features include sidewalks and proximity to public transport, schools, and shopping

Exterior

• Parking: One garage space; Total of one parking space; Garage entry at kitchen level
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities
• Home design: One-level home; Vinyl siding; Resale property; Built on slab foundation; Fee simple ownership
• Construction: Vinyl siding exterior; Composition/shingle/wood roof; Slab foundation
• Exterior features: Private yard; Front porch; Back yard wood fencing

Interior

• Kitchen: Eat-in kitchen with tile counters; Dishwasher; Electric oven and electric range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom with vaulted ceiling(s)
• Heating & cooling: Central heating (forced air) with natural gas; Central air conditioning; Ceiling fans; Electric and gas utilities for HVAC
• Interior features: Bookcases; Disappearing attic stairs; High ceilings; One fireplace with gas log in the living room; No shared/common walls
• Laundry & utility: Laundry area in the garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $68 ($819/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 $179k (6.0% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Smith-Barnes Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 252 students, 74% 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 66% FRL vs 43% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 610 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 30% 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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 $120k; list at $190k implies a 58% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,616 (6.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (median comp): $246,287
• List price: $190,000
• Delta: -22.85%
• 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
169 Misty Ridge Trl	0.20mi	3/2.0	1,134 (+0%)	5mo	$230,000	$203	86
159 Misty Ridge Trl	0.17mi	3/2.0	1,164 (+3%)	11mo	$245,000	$210	78
115 Glynn Addy Dr	0.40mi	3/2.0	1,120 (-1%)	8mo	$165,000	$147	73
323 Tramore Pass	0.33mi	3/1.5	1,092 (-3%)	6mo	$209,000	$191	72
191 Misty Ridge Trl	0.17mi	3/2.0	1,233 (+9%)	9mo	$250,000	$203	70
255 Brandon Ridge Cir	0.45mi	3/2.0	1,164 (+3%)	10mo	$245,000	$210	66
102 Welch St	0.41mi	3/2.0	1,025 (-9%)	2mo	$229,000	$223	64
417 Tina Hely Ct	0.37mi	3/2.0	1,218 (+8%)	10mo	$200,000	$164	61
150 Glynn Addy Dr	0.56mi	3/2.0	1,092 (-3%)	9mo	$185,000	$169	61
113 Brandon Ridge Cir	0.65mi	3/2.0	1,209 (+7%)	1mo	$232,500	$192	57
25 Bridlewood Ct	0.54mi	3/2.0	1,200 (+6%)	12mo	$235,000	$196	55
145 Glynn Addy Dr	0.56mi	3/2.0	1,236 (+9%)	6mo	$221,000	$179	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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-30,145
• Equity at exit: $28,330

10-year hold

• IRR: -12.4%
• Equity multiple: 0.34×
• Total profit: $-35,207
• Equity at exit: $16,428

Cash invested: $53,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$996
• Tax from tax record: −$259 /mo · $3,111/yr
• Insurance: −$79
• HOA: −$8
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $68

Break-even live

Break-even rent $1,700

Max offer price $190,000

Occupancy floor 91%

Sensitivity live

Price	-10% $176	-5% $122	+0% $68	+5% $14	+10% $-39
Rent	-10% $-73	-5% $-2	+0% $68	+5% $139	+10% $209
Rate	-1.0pp $164	-0.5pp $117	base $68	+0.5pp $19	+1.0pp $-31

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Misty Ridge Trl Stockbridge, GA	3.0	2.0	1195	$1,845	$1.54	6d	1	0.05mi
507 Creekview Overlook Stockbridge, GA	3.0	2.0	1243	$1,855	$1.49	44d	1	0.15mi
823 Tramore Dr Stockbridge, GA	3.0	2.0	1102	$1,550	$1.41	0d	1	0.38mi
823 Tramore Dr Stockbridge, GA	3.0	2.0	1102	$1,550	$1.41	21d	1	0.38mi
236 Brandon Ridge Cir Stockbridge, GA	3.0	2.0	1160	$1,750	$1.51	14d	1	0.44mi
700 Rock Quarry Rd Unit 619 Stockbridge, GA	2.0	2.0	1186	$2,125	$1.79	44d	1	0.45mi
137 Glynn Addy Dr Stockbridge, GA	3.0	2.0	1208	$1,705	$1.41	44d	1	0.49mi
700 Rock Quarry Rd Stockbridge, GA	1.0–2.0	1.0–2.0	1045	$2,267	$2.17	44d	5	0.52mi
860 Rock Quarry Rd Unit 2-1905 Stockbridge, GA	2.0	2.0	1183	$1,675	$1.42	5d	1	0.62mi
115 Rock Quarry Rd Stockbridge, GA	2.0	1.0–2.0	1020	$1,349	$1.32	2d	6	0.64mi
725 Old Stone Ct Stockbridge, GA	3.0	2.0	1400	$1,945	$1.39	0d	1	0.66mi
119 Lambert Dr Stockbridge, GA	3.0	2.0	1392	$1,800	$1.29	5d	1	0.70mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	25d	1	0.71mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	23d	1	0.71mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	2d	1	0.71mi
200 Glynn Addy Dr Stockbridge, GA	3.0	2.0	1288	$1,595	$1.24	23d	1	0.79mi
370 Tait Rd Stockbridge, GA	3.0	2.0	1489	$2,016	$1.35	44d	1	0.83mi
109 Appleton Blvd Unit C Stockbridge, GA	2.0	1.0	1100	$1,600	$1.45	44d	1	0.88mi
104 Bowen St Unit B Stockbridge, GA	2.0	1.0	880	$1,500	$1.70	19d	1	0.90mi
111 W Burke St Apt C4 Stockbridge, GA	2.0	1.0	854	$915	$1.07	0d	1	1.06mi
111 W Burke St Apt C4 Stockbridge, GA	2.0	1.0	854	$915	$1.07	25d	1	1.06mi
1107 Rock Quarry Rd Stockbridge, GA	2.0	2.0	1177	$1,499	$1.27	44d	1	1.14mi
1107 Rock Quarry Rd Stockbridge, GA	3.0	2.0	1479	$1,739	$1.18	25d	1	1.14mi
131 Turning Pt Stockbridge, GA	3.0	2.5	1454	$2,100	$1.44	44d	1	1.16mi
5220 N Henry Blvd Stockbridge, GA	1.0–3.0	1.0–2.0	1149	$1,865	$1.62	44d	3	1.39mi
200 Pinehurst Dr Stockbridge, GA	3.0	2.0	1200	$1,595	$1.33	12d	1	1.41mi
217 Briarpatch Ct Stockbridge, GA	3.0	2.0	1228	$1,995	$1.62	44d	1	1.41mi
250 Evergreen Ter Stockbridge, GA	1.0–3.0	1.0–2.0	1088	$1,997	$1.83	0d	22	1.45mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 13 events

1. 2026-05-15
   listed $190,000 Active 1336-char remark
2. 2026-05-13
   listed $190,000 New 1337-char remark

   Show marketing remark (1337 chars)

   PROPERTY IS BEING SOLD AS-IS!! Investor Special or First-Time Buyer Dream in Stockbridge!!!! Charming 3-bedroom, 2-bathroom ranch-style home sitting proudly on a desirable corner lot. Sip your morning coffee on the cute front porch before stepping inside a functional floor plan bursting with potential. The massive, level backyard comes fully equipped with a solid privacy fence, making it the perfect oasis for kids, pets, or weekend entertaining. Location is EVERYTHING! You are just 5 minutes from the VIBRANT Stockbridge Amphitheater, local parks, shopping, and endless recreation. This property is PRICED significantly BELOW MARKET COMPS to allow room for your cosmetic updates and personal touches. The list price already reflects the needed updates, offering INSTANT UPDATES for an INVESTOR or a BUYER ready to SWEAT-EQUITY their way into a DREAM HOME. This deal will not last long. Bring your vision and schedule your tour today! Pricing: Firmly priced to reflect condition. Comps support a much higher value. Low-ball offers will not be considered. Terms: Seller highly prefers a quick closing and a short due diligence period. Closing Attorney: Weissman, P.C. is the preferred closing attorney. Availability: Sold AS-IS. This one is Easy to show. USE SHOWINGTIME. ACT FAST as this property is priced for a QUICK SALE!

3. 2020-06-09
   status Under Contract
4. 2020-06-08
   historical
5. 2020-06-08
   listed $135,900 New
6. 2020-05-05
   historical
7. 2020-04-23
   price $135,900
8. 2020-04-21
   status Back on Market
9. 2020-04-13
   status Under Contract
10. 2020-04-01
    listed $132,000 New
11. 2006-07-19
    soldstatus $119,900
12. 2006-07-19
    soldstatus $119,900
13. 2003-03-20
    soldstatus $112,000

ⓘ 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: $3,111 · $259/mo
• Projected year-2 tax: $3,111 · $259/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 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: $21,434
• − Mortgage interest: −$10,643
• − Property taxes: −$3,111
• − Insurance: −$950
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$96
• − Depreciation: −$5,527
• Taxable loss: −$2,323
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $1,376/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

+69.6% since first listed

17 events — show timeline

• 2026-05-30 Pending — GAMLS
• 2026-05-28 Pending — FMLS
• 2026-05-27 Contingent — FMLS
• 2026-05-27 Contingent — GAMLS
• 2026-05-15 Listed $190,000 FMLS
• 2026-05-13 Listed $190,000 GAMLS
• 2020-06-09 Pending — GAMLS
• 2020-06-08 Listing Removed — GAMLS
• 2020-06-08 Listed $135,900 GAMLS
• 2020-05-05 Listing Removed — GAMLS
• 2020-04-23 Price Changed $135,900 GAMLS
• 2020-04-21 Relisted — GAMLS
• 2020-04-13 Pending — GAMLS
• 2020-04-01 Listed $132,000 GAMLS
• 2006-07-19 Sold (Public Records) $119,900 Public Records
• 2006-07-19 Sold (Public Records) $119,900 Public Records
• 2003-03-20 Sold (Public Records) $112,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,111 · +3.8% YoY. Source: county tax records.