5747 Rex Mill Crk · Stockbridge, GA 30273

$243,000

3 bd · 3.0 ba · 1,684 sqft · SingleFamily public records · 16 Days on market

Built 1992 0.26 ac lot Est $253k · at est.

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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).

• Cash flow +12.8/30.0
• ARV discount +9.2/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• 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

Meet 5747 Rex Mill Crk, a residence recently enhanced with fresh interior paint and a new hvac system for comfort. A cozy fireplace anchors a living space, while the primary bathroom includes convenient double sinks. Outside, a spacious deck overlooks a fully fenced in backyard. This updated property blends comfort and outdoor enjoyment perfectly.. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Spacious deck
• Cozy fireplace

Tags

• FRESH INTERIOR PAINT
• NEW HVAC SYSTEM
• COZY FIREPLACE
• DOUBLE SINKS
• SPACIOUS DECK
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: No common walls (detached/semi-detached context implied)
• Utilities: Public water; Public sewer; 110 volt electric; Electricity available; Natural gas available; Sewer available
• Home design: Two-level home; Resale property; Slab foundation; Composition roof; Construction: brick veneer and vinyl siding
• Construction: Brick veneer and vinyl siding construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; Other exterior features

Interior

• Kitchen: Kitchen island; Pantry; Other surface counters; Dishwasher; Gas range; Range hood
• Bedrooms: Three bedrooms on the upper level; Bedroom features: none specified
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the living room; Finished basement; Other interior features
• Laundry & utility: Laundry located on the upper level; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $-24 ($-287/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (14.2% below list).
• Recommended offer: $209k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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, amenities F, commute 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.
• Zoned schools: East Clayton Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 632 students, 90% FRL); Adamson Middle School (math 15% / reading 32%, grade F, #319 of 470 statewide, top 68%, 557 students, 90% FRL); Morrow High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,980 students, 91% FRL).
• Market conditions: Rents rising (+1.2%/yr); 86 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $203k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $208,563 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $252,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5832 Whitney Way	0.36mi	3/2.5	1,739 (+3%)	11mo	$260,000	$150	66
5847 Pinetree Ln	0.22mi	4/2.0 (+1)	1,829 (+9%)	0mo	$236,000	$129	66
5852 Fox Run	0.47mi	3/2.0	1,700 (+1%)	8mo	$249,900	$147	66
5843 Foxfield Trl	0.56mi	3/3.0	1,708 (+1%)	10mo	$225,000	$132	63
3732 Charlotte Dr	0.57mi	3/2.0	1,762 (+5%)	10mo	$256,000	$145	54
6031 Heisler St	0.66mi	3/2.0	1,591 (-6%)	8mo	$290,000	$182	49
5608 Old Orchard Ct	0.60mi	3/2.5	1,842 (+9%)	8mo	$309,000	$168	48
3592 Charlotte Dr	0.75mi	3/3.0	1,830 (+9%)	8mo	$200,000	$109	44
3833 Paddington Trl	0.61mi	3/2.0	1,838 (+9%)	11mo	$265,000	$144	44
3668 Paddington Trl	0.69mi	3/2.0	1,500 (-11%)	3mo	$225,000	$150	43
5873 Colonnade Dr	0.42mi	4/2.5 (+1)	1,915 (+14%)	10mo	$292,000	$152	42
6109 Delamere Ln	0.72mi	3/2.0	1,462 (-13%)	9mo	$250,000	$171	33

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-44,606
• Equity at exit: $36,232

10-year hold

• IRR: -15.7%
• Equity multiple: 0.18×
• Total profit: $-55,461
• Equity at exit: $21,010

Cash invested: $68,040 (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: 86
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$1,274
• Tax from tax record: −$296 /mo · $3,552/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-24

Break-even live

Break-even rent $2,116

Max offer price $238,770

Occupancy floor 96%

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5832 Mays Ridge Ct Rex, GA	4.0	3.0	1408	$2,020	$1.43	43d	1	0.29mi
5894 Homestead Cir Rex, GA	3.0	2.0	1462	$1,890	$1.29	5d	1	0.33mi
5900 Homestead Cir Rex, GA	3.0	2.0	1544	$1,937	$1.25	43d	1	0.35mi
3769 Stagecoach Pass Ellenwood, GA	3.0	2.0	1800	$2,200	$1.22	43d	1	0.59mi
5544 Frontier Ct Ellenwood, GA	4.0	2.5	1800	$2,109	$1.17	24d	1	0.60mi
5567 Katherine Village Dr Ellenwood, GA	3.0	2.0	2031	$2,505	$1.23	2d	1	0.63mi
6007 Heisler St Rex, GA	4.0	3.0	1910	$2,200	$1.15	43d	1	0.63mi
6169 Fay Ct Rex, GA	3.0	2.0	1416	$2,100	$1.48	43d	1	0.91mi
5862 Waggoner Ct Rex, GA	4.0	2.0	1558	$2,226	$1.43	22d	1	0.96mi
3360 Waggoner Ln Rex, GA	4.0	3.0	1948	$2,135	$1.10	11d	1	1.01mi
6320 Headwaters Way Rex, GA	3.0	3.0	2072	$1,545	$0.75	4d	1	1.09mi
40 Wagon Wheel Dr Rex, GA	3.0	2.0	1404	$1,350	$0.96	5d	1	1.10mi
5248 Katherine Village Dr Ellenwood, GA	3.0	2.5	1364	$1,995	$1.46	20d	1	1.10mi
85 Derby Country Dr Ellenwood, GA	3.0	2.0	1273	$1,895	$1.49	24d	1	1.12mi
6379 Skyline Dr Rex, GA	3.0	2.0	1722	$2,000	$1.16	5d	1	1.24mi
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	10d	1	1.31mi
6683 Homestead Rd Rex, GA	3.0	2.0	1536	$2,000	$1.30	5d	1	1.34mi

Listing history 11 events

1. 2026-06-18
   days on market $243,000 Active 16 DOM
2. 2026-06-17
   days on market $243,000 Active 15 DOM
3. 2026-06-16
   days on market $243,000 Active 14 DOM
4. 2026-06-15
   days on market $243,000 Active 13 DOM
5. 2026-06-13
   days on market $243,000 Active 11 DOM
6. 2026-06-09
   days on market $243,000 Active 7 DOM
7. 2026-06-08
   days on market $243,000 Active 6 DOM
8. 2026-06-07
   days on market $243,000 Active 5 DOM
9. 2026-06-04
   days on market $243,000 Active 2 DOM
10. 2026-06-03
    remarks 404-char remark
11. 2026-06-03
    listed $243,000 Active 1 DOM

ⓘ 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: $3,552 · $296/mo
• Projected year-2 tax: $3,552 · $296/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 1/10 Low
• 🌡 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: $25,028
• − Mortgage interest: −$13,612
• − Property taxes: −$3,552
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$7,069
• Taxable loss: −$4,425
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $775/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

+149.2% since first listed

19 events — show timeline

• 2026-06-02 Listed $243,000 GAMLS
• 2026-06-02 Listed $243,000 FMLS
• 2026-05-07 Sold (MLS) $203,200 GAMLS
• 2026-05-05 Sold (Public Records) $203,200 Public Records
• 2026-05-01 Sold (MLS) $203,200 FMLS
• 2026-04-09 Pending — GAMLS
• 2026-04-09 Pending — FMLS
• 2026-03-11 Price Changed $235,000 GAMLS
• 2026-03-11 Price Changed $235,000 FMLS
• 2026-03-05 Listed $250,000 FMLS
• 2026-03-05 Listed $250,000 GAMLS
• 2023-12-26 Listing Removed — GAMLS
• 2023-11-28 Price Changed $245,000 GAMLS
• 2023-10-31 Listed $258,000 GAMLS
• 2015-02-05 Sold (Public Records) $89,900 Public Records
• 2015-01-30 Sold (MLS) $89,900 GAMLS
• 2014-12-30 Pending — GAMLS
• 2014-12-12 Listed $89,900 GAMLS
• 1997-02-10 Sold (Public Records) $97,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,552 · -6.9% YoY. Source: county tax records.