3548 Meadowview Ct · Rex, GA 30273

$204,500

3 bd · 2.0 ba · 1,086 sqft · SingleFamily public records · 98 Days on market

Built 1966 $188/sqft · 19% below area Est $251k · 19% 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just minutes from I-675, this all-brick ranch has a fresh new vibe - LVP floors throughout, fresh paint, bold contrast trim, an updated kitchen with granite counters and all appliances included. Yes, you get updated bathrooms too! This one is move-in ready and priced to move!

Key facts

• Lvp floors
• Updated bathrooms
• Updated kitchen

Tags

• LVP FLOORS
• UPDATED KITCHEN
• GRANITE COUNTERS
• UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/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 $203k (0.6% below list).
• Recommended offer: $186k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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); 86 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 $6k 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 98 days — a 9% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

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 $186,095 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $251,041
• List price: $204,500
• Delta: -18.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3548 Meadowview Ct	0.00mi	3/1.5	1,086 (0%)	1mo	$204,500	$188	97
6149 Pembroke Dr	0.66mi	3/2.0	1,119 (+3%)	4mo	$250,000	$223	60
5810 Mistyview Dr	0.24mi	3/2.0	1,248 (+15%)	6mo	$270,000	$216	59
3546 Clearview Dr	0.08mi	3/2.0	1,220 (+12%)	22mo	$257,000	$211	57
6154 Lauren Ln	0.75mi	3/2.0	1,143 (+5%)	7mo	$235,000	$206	51
6138 Lauren Ln	0.74mi	3/2.0	1,184 (+9%)	10mo	$240,000	$203	42
6359 S Amberly Rd	0.71mi	3/2.0	1,185 (+9%)	18mo	$230,000	$194	37

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-19,951
• Equity at exit: $30,492

10-year hold

• IRR: -2.9%
• Equity multiple: 0.82×
• Total profit: $-10,134
• Equity at exit: $17,681

Cash invested: $57,260 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$1,072
• Tax from tax record: −$183 /mo · $2,200/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $264

Break-even live

Break-even rent $1,697

Max offer price $204,500

Occupancy floor 82%

Sensitivity live

Price	-10% $380	-5% $322	+0% $264	+5% $206	+10% $149
Rent	-10% $104	-5% $184	+0% $264	+5% $345	+10% $425
Rate	-1.0pp $367	-0.5pp $316	base $264	+0.5pp $211	+1.0pp $157

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: $51,125
• Closing costs: $6,135
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6169 Fay Ct Rex, GA	3.0	2.0	1416	$2,100	$1.48	44d	1	0.55mi
5894 Homestead Cir Rex, GA	3.0	2.0	1462	$1,890	$1.29	6d	1	0.76mi
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	11d	1	0.81mi
5832 Mays Ridge Ct Rex, GA	4.0	3.0	1408	$2,020	$1.43	44d	1	0.87mi
5248 Katherine Village Dr Ellenwood, GA	3.0	2.5	1364	$1,995	$1.46	21d	1	1.18mi
6494 Bobolink Ct Rex, GA	3.0	2.0	1310	$1,680	$1.28	21d	1	1.48mi
3275 Creekwood Dr Rex, GA	3.0	2.0	1105	$1,630	$1.48	6d	1	1.49mi

Listing history 20 events

1. 2026-05-19
   status Under Contract 277-char remark

   Show marketing remark (277 chars)

   Just minutes from I-675, this all-brick ranch has a fresh new vibe - LVP floors throughout, fresh paint, bold contrast trim, an updated kitchen with granite counters and all appliances included. Yes, you get updated bathrooms too! This one is move-in ready and priced to move!

2. 2026-03-25
   price $204,500 277-char remark

   Show marketing remark (277 chars)

   Just minutes from I-675, this all-brick ranch has a fresh new vibe - LVP floors throughout, fresh paint, bold contrast trim, an updated kitchen with granite counters and all appliances included. Yes, you get updated bathrooms too! This one is move-in ready and priced to move!

3. 2026-02-09
   historical $1,900

   Show marketing remark (277 chars)

   Just minutes from I-675, this all-brick ranch has a fresh new vibe - LVP floors throughout, fresh paint, bold contrast trim, an updated kitchen with granite counters and all appliances included. Yes, you get updated bathrooms too! This one is move-in ready and priced to move!

4. 2026-02-09
   listed $209,000 New 277-char remark

   Show marketing remark (277 chars)

   Just minutes from I-675, this all-brick ranch has a fresh new vibe - LVP floors throughout, fresh paint, bold contrast trim, an updated kitchen with granite counters and all appliances included. Yes, you get updated bathrooms too! This one is move-in ready and priced to move!

5. 2026-01-06
   listed $1,900
6. 2025-12-31
   historical
7. 2025-12-31
   soldstatus $200,000
8. 2025-10-01
   status Price Change
9. 2025-10-01
   price $220,000
10. 2025-09-30
    historical
11. 2025-09-17
    price $235,000
12. 2025-05-26
    listed $249,900 New
13. 2024-12-20
    soldstatus $209,520
14. 2024-08-31
    historical
15. 2024-05-13
    status Back On Market
16. 2024-04-17
    status Under Contract
17. 2024-03-12
    price $220,000
18. 2024-02-19
    listed $235,000 New
19. 2022-02-24
    soldstatus $133,500
20. 1966-10-31
    soldstatus $17,600

ⓘ 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: $2,200 · $183/mo
• Projected year-2 tax: $2,200 · $183/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 ≥107°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: $24,384
• − Mortgage interest: −$11,455
• − Property taxes: −$2,200
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$5,949
• Taxable loss: −$144
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $3,207/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 — Rex

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Clayton County · 230,153 people
• City population: 17,844
• 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

+1061.9% since first listed

20 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-03-25 Price Changed $204,500 GAMLS
• 2026-02-09 Rental Removed $1,900 RentEngineListings
• 2026-02-09 Listed $209,000 GAMLS
• 2026-01-06 Listed for Rent $1,900 RentEngineListings
• 2025-12-31 Sold (Public Records) $200,000 Public Records
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-01 Relisted — GAMLS
• 2025-10-01 Price Changed $220,000 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-17 Price Changed $235,000 GAMLS
• 2025-05-26 Listed $249,900 GAMLS
• 2024-12-20 Sold (Public Records) $209,520 Public Records
• 2024-08-31 Listing Removed — GAMLS
• 2024-05-13 Relisted — GAMLS
• 2024-04-17 Pending — GAMLS
• 2024-03-12 Price Changed $220,000 GAMLS
• 2024-02-19 Listed $235,000 GAMLS
• 2022-02-24 Sold (Public Records) $133,500 Public Records
• 1966-10-31 Sold (Public Records) $17,600 Public Records

Property tax history

+16.1%/yr

Latest (2025): $2,200 · +25.5% YoY. Source: county tax records.