85 Homestead Pl · Stockbridge, GA 30273

$232,000

3 bd · 2.0 ba · 1,283 sqft · SingleFamily public records · 107 Days on market

Built 2007 0.38 ac lot $181/sqft · 20% above area Est $274k · 15% under

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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).

• ARV discount +14.5/15.0
• Cash flow +10.2/30.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this three-bedroom, two-bathroom home located in the Woodlawn Acres neighborhood of Rex. The property features a traditional layout centered around a cozy living room, complete with a classic fireplace that serves as the heart of the home. The kitchen is equipped with durable laminate countertops and stainless steel appliances, providing a functional space for meal preparation. The primary suite offers a private bathroom and a large walk-in closet, ensuring a comfortable and organized retreat. Ideally situated for an easy commute, this property offers convenient access to major local employers and the Hartsfield-Jackson Atlanta International Airport. Its location within Rex provides a suburban feel while keeping you minutes away from essential shopping and dining. Schedule your private showing today!

Key facts

• Cozy living room
• Classic fireplace
• Private bathroom

Tags

• COZY LIVING ROOM
• CLASSIC FIREPLACE
• DURABLE LAMINATE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATHROOM
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (18.1% below list).
• Recommended offer: $190k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 rising (+1.2%/yr); 84 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 31% 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.
• Henry 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 107 days — a 9% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $187k; 24% 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 $190,052 (18.1% 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. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $274,467
• List price: $232,000
• Delta: -15.47%
• 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
100 Homestead Pl	0.05mi	3/1.5	1,318 (+3%)	1mo	$239,900	$182	91
40 Cumberland Dr	0.09mi	3/2.0	1,225 (-4%)	14mo	$235,000	$192	77
6273 Amberly Rd	0.28mi	3/2.0	1,279 (-0%)	15mo	$160,000	$125	74
6282 Amberly Rd	0.31mi	3/2.0	1,143 (-11%)	8mo	$250,000	$219	60
6138 Lauren Ln	0.42mi	3/2.0	1,184 (-8%)	10mo	$240,000	$203	60
6154 Lauren Ln	0.39mi	3/2.0	1,143 (-11%)	7mo	$235,000	$206	58
6149 Pembroke Dr	0.46mi	3/2.0	1,119 (-13%)	4mo	$250,000	$223	54
6604 Chesepeake Trl	0.72mi	3/2.0	1,370 (+7%)	3mo	$259,000	$189	53
6614 Biscayne Blvd	0.69mi	3/2.0	1,394 (+9%)	7mo	$228,000	$164	47
6109 Delamere Ln	0.54mi	3/2.0	1,462 (+14%)	9mo	$250,000	$171	44
6618 Saganaw Dr	0.64mi	3/2.0	1,416 (+10%)	17mo	$228,000	$161	39
3684 Paddington Trl	0.72mi	3/2.0	1,460 (+14%)	14mo	$225,000	$154	32

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: -22.4%
• Equity multiple: 0.24×
• Total profit: $-49,254
• Equity at exit: $34,592

10-year hold

• IRR: -21.8%
• Equity multiple: -0.03×
• Total profit: $-66,851
• Equity at exit: $20,059

Cash invested: $64,960 (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: 84
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,217
• Tax from tax record: −$319 /mo · $3,822/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-130

Break-even live

Break-even rent $2,066

Max offer price $208,961

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-65	+0% $-130	+5% $-196	+10% $-262
Rent	-10% $-281	-5% $-205	+0% $-130	+5% $-55	+10% $20
Rate	-1.0pp $-14	-0.5pp $-71	base $-130	+0.5pp $-191	+1.0pp $-252

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6379 Skyline Dr Rex, GA	3.0	2.0	1722	$2,000	$1.16	7d	1	0.32mi
6683 Homestead Rd Rex, GA	3.0	2.0	1536	$2,000	$1.30	7d	1	0.38mi
6169 Fay Ct Rex, GA	3.0	2.0	1416	$2,100	$1.48	45d	1	0.55mi
6697 Sunset Hills Blvd Rex, GA	3.0	2.5	1310	$1,580	$1.21	0d	1	0.66mi
6699 Sunset Hills Blvd Rex, GA	3.0	1.5	1414	$1,573	$1.11	18d	1	0.67mi
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	12d	1	0.68mi
6710 Sunset Hills Blvd Rex, GA	3.0	3.0	1414	$1,625	$1.15	4d	1	0.68mi
5900 Homestead Cir Rex, GA	3.0	2.0	1544	$1,937	$1.25	45d	1	0.85mi
5894 Homestead Cir Rex, GA	3.0	2.0	1462	$1,890	$1.29	7d	1	0.87mi
5832 Mays Ridge Ct Rex, GA	4.0	3.0	1408	$2,020	$1.43	45d	1	1.00mi
3543 Meadowview Ct Rex, GA	3.0	1.5	1582	$1,995	$1.26	0d	1	1.07mi
885 Fountain Cir Unit 885 Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	13d	1	1.22mi
885 Fountain Cir Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	14d	1	1.22mi
42 Daniel Dr Stockbridge, GA	3.0	2.0	1056	$1,300	$1.23	18d	1	1.24mi
42 Daniel Dr Unit 42 Stockbridge, GA	3.0	2.0	1056	$1,300	$1.23	17d	1	1.24mi
3327 Creekwood Dr Rex, GA	3.0	2.0	1728	$1,466	$0.85	7d	1	1.24mi
5862 Waggoner Ct Rex, GA	4.0	2.0	1558	$2,226	$1.43	24d	1	1.25mi
3275 Creekwood Dr Rex, GA	3.0	2.0	1105	$1,630	$1.48	7d	1	1.32mi
3410 Poplar Ridge Dr Rex, GA	3.0	2.0	1725	$2,040	$1.18	7d	1	1.43mi
6698 Bent Creek Dr Rex, GA	3.0	2.0	1572	$1,840	$1.17	45d	1	1.49mi

Listing history 33 events

1. 2026-06-21
   days on market $232,000 Active 107 DOM
2. 2026-06-18
   days on market $232,000 Active 104 DOM
3. 2026-06-17
   days on market $232,000 Active 103 DOM
4. 2026-06-16
   days on market $232,000 Active 102 DOM
5. 2026-06-15
   days on market $232,000 Active 101 DOM
6. 2026-06-13
   pricedays on market $232,000 Active 99 DOM
7. 2026-06-09
   days on market $240,000 Active 95 DOM
8. 2026-06-08
   days on market $240,000 Active 94 DOM
9. 2026-06-07
   days on market $240,000 Active 93 DOM
10. 2026-06-04
    days on market $240,000 Active 90 DOM
11. 2026-06-03
    days on market $240,000 Active 89 DOM
12. 2026-06-02
    days on market $240,000 Active 88 DOM
13. 2026-06-01
    days on market $240,000 Active 87 DOM
14. 2026-05-31
    days on market $240,000 Active 86 DOM
15. 2026-05-15
    price $240,000 822-char remark

    Show marketing remark (822 chars)

    Welcome to this three-bedroom, two-bathroom home located in the Woodlawn Acres neighborhood of Rex. The property features a traditional layout centered around a cozy living room, complete with a classic fireplace that serves as the heart of the home. The kitchen is equipped with durable laminate countertops and stainless steel appliances, providing a functional space for meal preparation. The primary suite offers a private bathroom and a large walk-in closet, ensuring a comfortable and organized retreat. Ideally situated for an easy commute, this property offers convenient access to major local employers and the Hartsfield-Jackson Atlanta International Airport. Its location within Rex provides a suburban feel while keeping you minutes away from essential shopping and dining. Schedule your private showing today!

16. 2026-05-15
    price $240,000 822-char remark

    Show marketing remark (822 chars)

    Welcome to this three-bedroom, two-bathroom home located in the Woodlawn Acres neighborhood of Rex. The property features a traditional layout centered around a cozy living room, complete with a classic fireplace that serves as the heart of the home. The kitchen is equipped with durable laminate countertops and stainless steel appliances, providing a functional space for meal preparation. The primary suite offers a private bathroom and a large walk-in closet, ensuring a comfortable and organized retreat. Ideally situated for an easy commute, this property offers convenient access to major local employers and the Hartsfield-Jackson Atlanta International Airport. Its location within Rex provides a suburban feel while keeping you minutes away from essential shopping and dining. Schedule your private showing today!

17. 2026-04-03
    price $244,900 822-char remark

    Show marketing remark (822 chars)

    Welcome to this three-bedroom, two-bathroom home located in the Woodlawn Acres neighborhood of Rex. The property features a traditional layout centered around a cozy living room, complete with a classic fireplace that serves as the heart of the home. The kitchen is equipped with durable laminate countertops and stainless steel appliances, providing a functional space for meal preparation. The primary suite offers a private bathroom and a large walk-in closet, ensuring a comfortable and organized retreat. Ideally situated for an easy commute, this property offers convenient access to major local employers and the Hartsfield-Jackson Atlanta International Airport. Its location within Rex provides a suburban feel while keeping you minutes away from essential shopping and dining. Schedule your private showing today!

18. 2026-04-03
    price $244,900 822-char remark

    Show marketing remark (822 chars)

    Welcome to this three-bedroom, two-bathroom home located in the Woodlawn Acres neighborhood of Rex. The property features a traditional layout centered around a cozy living room, complete with a classic fireplace that serves as the heart of the home. The kitchen is equipped with durable laminate countertops and stainless steel appliances, providing a functional space for meal preparation. The primary suite offers a private bathroom and a large walk-in closet, ensuring a comfortable and organized retreat. Ideally situated for an easy commute, this property offers convenient access to major local employers and the Hartsfield-Jackson Atlanta International Airport. Its location within Rex provides a suburban feel while keeping you minutes away from essential shopping and dining. Schedule your private showing today!

19. 2026-03-06
    listed $249,900 New 822-char remark

    Show marketing remark (822 chars)

    Welcome to this three-bedroom, two-bathroom home located in the Woodlawn Acres neighborhood of Rex. The property features a traditional layout centered around a cozy living room, complete with a classic fireplace that serves as the heart of the home. The kitchen is equipped with durable laminate countertops and stainless steel appliances, providing a functional space for meal preparation. The primary suite offers a private bathroom and a large walk-in closet, ensuring a comfortable and organized retreat. Ideally situated for an easy commute, this property offers convenient access to major local employers and the Hartsfield-Jackson Atlanta International Airport. Its location within Rex provides a suburban feel while keeping you minutes away from essential shopping and dining. Schedule your private showing today!

20. 2026-03-06
    listed $249,900 Active 822-char remark

    Show marketing remark (822 chars)

    Welcome to this three-bedroom, two-bathroom home located in the Woodlawn Acres neighborhood of Rex. The property features a traditional layout centered around a cozy living room, complete with a classic fireplace that serves as the heart of the home. The kitchen is equipped with durable laminate countertops and stainless steel appliances, providing a functional space for meal preparation. The primary suite offers a private bathroom and a large walk-in closet, ensuring a comfortable and organized retreat. Ideally situated for an easy commute, this property offers convenient access to major local employers and the Hartsfield-Jackson Atlanta International Airport. Its location within Rex provides a suburban feel while keeping you minutes away from essential shopping and dining. Schedule your private showing today!

21. 2022-01-25
    price $1,745
22. 2021-09-23
    soldstatus $187,000
23. 2021-09-21
    soldstatus $187,000 Closed
24. 2021-09-21
    soldstatus $187,000 Sold
25. 2021-09-02
    status Active Under Contract
26. 2021-09-02
    status Under Contract
27. 2021-08-30
    listed $178,000 New
28. 2021-08-27
    listed $178,000 Active
29. 2015-03-02
    soldstatus $89,900
30. 2015-02-20
    soldstatus $89,900 Sold
31. 2015-01-09
    status Under Contract
32. 2014-12-02
    price $89,900
33. 2014-12-02
    listed $79,900 New

ⓘ 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: $3,822 · $319/mo
• Projected year-2 tax: $3,822 · $319/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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,806
• − Mortgage interest: −$12,996
• − Property taxes: −$3,822
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,749
• Taxable loss: −$5,570
• Est. tax savings @ 24.0%: +$1,337
• After-tax cash flow: $-228/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: 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 (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 0.56)
• 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 · 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: ▼ -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

+200.4% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $240,000 FMLS
• 2026-05-15 Price Changed $240,000 GAMLS
• 2026-04-03 Price Changed $244,900 GAMLS
• 2026-04-03 Price Changed $244,900 FMLS
• 2026-03-06 Listed $249,900 FMLS
• 2026-03-06 Listed $249,900 GAMLS
• 2022-01-25 Price Changed $1,745 RENT.
• 2021-09-23 Sold (Public Records) $187,000 Public Records
• 2021-09-21 Sold (MLS) $187,000 GAMLS
• 2021-09-21 Sold (MLS) $187,000 FMLS
• 2021-09-02 Relisted — FMLS
• 2021-09-02 Pending — GAMLS
• 2021-08-30 Listed $178,000 GAMLS
• 2021-08-27 Listed $178,000 FMLS
• 2015-03-02 Sold (Public Records) $89,900 Public Records
• 2015-02-20 Sold (MLS) $89,900 GAMLS
• 2015-01-09 Pending — GAMLS
• 2014-12-02 Price Changed $89,900 GAMLS
• 2014-12-02 Listed $79,900 GAMLS

Property tax history

+5.0%/yr

Latest (2025): $3,822 · +3.9% YoY. Source: county tax records.