40 Judy Ct · Stockbridge, GA 30281

$174,900

5 bd · 3.0 ba · 2,245 sqft · SingleFamily public records · 17 Days on market

Built 1987 0.80 ac lot $78/sqft · 56% below area

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Why this score? — see what drove the B- 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 40 Judy Court split level home located on a large private cul de sac lot. This spacious property features 5 bedrooms and 3 bathrooms, offering plenty of room and flexibility for a variety of living arrangements. The lower level includes a private en suite with its own living area and kitchenette, making it ideal for extended family, guests, or potential additional income. This home offers a solid structure and a functional layout, but it will require updates and improvements. It is a great opportunity for a buyer with vision who is looking to renovate, invest, or create a home tailored to their style. If you are ready to put in the work and build value, this property has the space and potential to make it worthwhile.

Key facts

• 0.8 acre lot
• Built 1987
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 flat; 586 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 42% 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 $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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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; 46% 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 $172,276 (1.5% below list)

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: 1.44% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 5.8

CMA / ARV

• ARV (median comp): $395,960
• List price: $174,900
• Delta: -55.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Neal Ave	0.39mi	4/2.5 (-1)	2,300 (+2%)	4mo	$365,000	$159	67
60 Charlotte Blvd	0.69mi	5/2.5	2,246 (0%)	9mo	$275,000	$122	59
108 Mann Blvd	0.41mi	4/2.5 (-1)	2,400 (+7%)	7mo	$355,000	$148	57
1740 Limousin #332	0.25mi	5/3.0	2,511 (+12%)	23mo	$460,030	$183	50

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $7,291
• Equity at exit: $26,078

10-year hold

• IRR: 11.2%
• Equity multiple: 1.79×
• Total profit: $38,598
• Equity at exit: $15,122

Cash invested: $48,972 (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: 586
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,519 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$360 /mo · $4,316/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $641

Break-even live

Break-even rent $1,708

Max offer price $174,900

Occupancy floor 70%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Club Cir Stockbridge, GA	6.0	3.0	2058	$2,270	$1.10	20d	1	1.13mi
412 Peterson Dr Stockbridge, GA	4.0	2.5	2261	$2,345	$1.04	1d	1	1.47mi

Listing history 23 events

1. 2026-05-17
   historical
2. 2026-05-05
   status Pending 746-char remark

   Show marketing remark (746 chars)

   Welcome to 40 Judy Court split level home located on a large private cul de sac lot. This spacious property features 5 bedrooms and 3 bathrooms, offering plenty of room and flexibility for a variety of living arrangements. The lower level includes a private en suite with its own living area and kitchenette, making it ideal for extended family, guests, or potential additional income. This home offers a solid structure and a functional layout, but it will require updates and improvements. It is a great opportunity for a buyer with vision who is looking to renovate, invest, or create a home tailored to their style. If you are ready to put in the work and build value, this property has the space and potential to make it worthwhile.

3. 2026-05-04
   historical Active Under Contract

   Show marketing remark (746 chars)

   Welcome to 40 Judy Court split level home located on a large private cul de sac lot. This spacious property features 5 bedrooms and 3 bathrooms, offering plenty of room and flexibility for a variety of living arrangements. The lower level includes a private en suite with its own living area and kitchenette, making it ideal for extended family, guests, or potential additional income. This home offers a solid structure and a functional layout, but it will require updates and improvements. It is a great opportunity for a buyer with vision who is looking to renovate, invest, or create a home tailored to their style. If you are ready to put in the work and build value, this property has the space and potential to make it worthwhile.

4. 2026-05-04
   historical Active Under Contract 746-char remark

   Show marketing remark (746 chars)

   Welcome to 40 Judy Court split level home located on a large private cul de sac lot. This spacious property features 5 bedrooms and 3 bathrooms, offering plenty of room and flexibility for a variety of living arrangements. The lower level includes a private en suite with its own living area and kitchenette, making it ideal for extended family, guests, or potential additional income. This home offers a solid structure and a functional layout, but it will require updates and improvements. It is a great opportunity for a buyer with vision who is looking to renovate, invest, or create a home tailored to their style. If you are ready to put in the work and build value, this property has the space and potential to make it worthwhile.

5. 2026-04-17
   listed $174,900 New

   Show marketing remark (746 chars)

   Welcome to 40 Judy Court split level home located on a large private cul de sac lot. This spacious property features 5 bedrooms and 3 bathrooms, offering plenty of room and flexibility for a variety of living arrangements. The lower level includes a private en suite with its own living area and kitchenette, making it ideal for extended family, guests, or potential additional income. This home offers a solid structure and a functional layout, but it will require updates and improvements. It is a great opportunity for a buyer with vision who is looking to renovate, invest, or create a home tailored to their style. If you are ready to put in the work and build value, this property has the space and potential to make it worthwhile.

6. 2026-04-17
   listed $174,900 Active 746-char remark

   Show marketing remark (746 chars)

   Welcome to 40 Judy Court split level home located on a large private cul de sac lot. This spacious property features 5 bedrooms and 3 bathrooms, offering plenty of room and flexibility for a variety of living arrangements. The lower level includes a private en suite with its own living area and kitchenette, making it ideal for extended family, guests, or potential additional income. This home offers a solid structure and a functional layout, but it will require updates and improvements. It is a great opportunity for a buyer with vision who is looking to renovate, invest, or create a home tailored to their style. If you are ready to put in the work and build value, this property has the space and potential to make it worthwhile.

7. 2026-04-14
   historical
8. 2026-02-04
   price $174,900
9. 2026-01-15
   status Back On Market
10. 2026-01-14
    historical
11. 2025-11-14
    price $199,900
12. 2025-10-14
    listed $215,000 New
13. 2017-03-02
    soldstatus $120,000
14. 2017-02-28
    soldstatus $120,000 Sold
15. 2017-02-27
    status Under Contract
16. 2017-02-22
    price $119,900
17. 2017-02-20
    status Back on Market
18. 2017-01-24
    status Under Contract
19. 2017-01-21
    price $124,900
20. 2017-01-11
    listed $129,900 New
21. 2017-01-05
    historical
22. 2016-12-23
    listed $134,900 New
23. 2004-12-30
    soldstatus $153,700

ⓘ 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: $4,316 · $360/mo
• Projected year-2 tax: $4,316 · $360/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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,231
• − Mortgage interest: −$9,797
• − Property taxes: −$4,316
• − Insurance: −$874
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − Depreciation: −$5,088
• Taxable income: $5,319
• Est. tax owed @ 24.0%: −$1,277
• After-tax cash flow: $6,410/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

+13.8% since first listed

23 events — show timeline

• 2026-05-17 Listing Removed — GAMLS
• 2026-05-05 Pending — FMLS
• 2026-05-04 Contingent — GAMLS
• 2026-05-04 Contingent — FMLS
• 2026-04-17 Listed $174,900 FMLS
• 2026-04-17 Listed $174,900 GAMLS
• 2026-04-14 Listing Removed — GAMLS
• 2026-02-04 Price Changed $174,900 GAMLS
• 2026-01-15 Relisted — GAMLS
• 2026-01-14 Listing Removed — GAMLS
• 2025-11-14 Price Changed $199,900 GAMLS
• 2025-10-14 Listed $215,000 GAMLS
• 2017-03-02 Sold (Public Records) $120,000 Public Records
• 2017-02-28 Sold (MLS) $120,000 GAMLS
• 2017-02-27 Pending — GAMLS
• 2017-02-22 Price Changed $119,900 GAMLS
• 2017-02-20 Relisted — GAMLS
• 2017-01-24 Pending — GAMLS
• 2017-01-21 Price Changed $124,900 GAMLS
• 2017-01-11 Listed $129,900 GAMLS
• 2017-01-05 Listing Removed — GAMLS
• 2016-12-23 Listed $134,900 GAMLS
• 2004-12-30 Sold (Public Records) $153,700 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,316 · +2.2% YoY. Source: county tax records.