6746 Sunset Hills Blvd · Stockbridge, GA 30273

$149,900

3 bd · 3.0 ba · 1,310 sqft · Townhouse public records · 58 Days on market

Built 2000 $114/sqft · 26% below area Est $203k · 26% under $27/mo HOA · 2% of rent

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +7.0/10.0
• 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

**PRICE IMPROVEMENT** Welcome to 6746 Sunset Hills Boulevard, a charming home nestled in an established residential neighborhood in Rex, Georgia. This inviting property offers comfortable living spaces, a functional layout, and plenty of potential for homeowners or investors alike. Step inside to discover a bright and welcoming interior featuring spacious living areas perfect for relaxing or entertaining guests. The home provides a well-designed kitchen with ample cabinet and counter space, making meal preparation both easy and enjoyable. The generously-sized bedrooms offer comfort and privacy, while the bathrooms are thoughtfully designed for everyday convenience. Outside, you'll find a nice back patio ideal for outdoor gatherings or simply enjoying the fresh air. Conveniently located near shopping, dining, schools, and major highways/interstates, this property offers easy access to everything you need while still maintaining a neighborhood feel. Whether you're a first-time homebuyer, growing family, or investor looking for a great opportunity, this home is one you won't want to miss. Schedule your showing today and come see the potential this property has to offer!

Key facts

• Nice back patio
• $27 HOA
• Built 2000

Tags

• BRIGHT AND WELCOMING INTERIOR
• WELL-DESIGNED KITCHEN
• NICE BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 58 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.20% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.0

CMA / ARV

• ARV (median comp): $202,665
• List price: $149,900
• Delta: -26.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6746 Sunset Hills Blvd	0.00mi	3/2.5	1,310 (0%)	0mo	$153,650	$117	98
6674 Sunset Valley Cir	0.21mi	3/2.5	1,358 (+4%)	4mo	$201,000	$148	79
6710 Sunset Hills Blvd	0.09mi	3/2.5	1,414 (+8%)	3mo	$137,000	$97	78
6706 Sunset Hills Blvd	0.10mi	3/2.5	1,310 (0%)	20mo	$195,000	$149	77
6670 Sunset Hills Blvd	0.15mi	3/2.5	1,414 (+8%)	3mo	$142,838	$101	76
6691 Sunset Hills Blvd	0.10mi	3/2.5	1,378 (+5%)	11mo	$188,888	$137	75
3825 Brookwood Blvd	0.10mi	3/2.5	1,232 (-6%)	17mo	$205,000	$166	70
3772 Brookwood Blvd	0.16mi	3/2.5	1,360 (+4%)	18mo	$218,000	$160	69
6677 Sunset Hills Blvd	0.13mi	3/2.5	1,414 (+8%)	14mo	$178,700	$126	67
6702 Sunset Hills Blvd	0.10mi	3/2.5	1,378 (+5%)	23mo	$215,200	$156	65

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,532
• Equity at exit: $22,351

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,373
• Equity at exit: $12,961

Cash invested: $41,972 (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 30273

• Home prices YoY: -28.4%
• Rents YoY: 1.2%
• Active inventory: 86
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$786
• Tax from tax record: −$263 /mo · $3,157/yr
• Insurance: −$62
• HOA: −$27
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $281

Break-even live

Break-even rent $1,441

Max offer price $149,900

Occupancy floor 79%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6710 Sunset Hills Blvd Rex, GA	3.0	3.0	1414	$1,625	$1.15	2d	1	0.10mi
6699 Sunset Hills Blvd Rex, GA	3.0	1.5	1414	$1,573	$1.11	16d	1	0.10mi
885 Fountain Cir Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	12d	1	0.46mi
885 Fountain Cir Unit 885 Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	11d	1	0.46mi
42 Daniel Dr Stockbridge, GA	3.0	2.0	1056	$1,300	$1.23	16d	1	0.48mi
42 Daniel Dr Unit 42 Stockbridge, GA	3.0	2.0	1056	$1,300	$1.23	15d	1	0.48mi
6683 Homestead Rd Rex, GA	3.0	2.0	1536	$2,000	$1.30	5d	1	0.66mi
6379 Skyline Dr Rex, GA	3.0	2.0	1722	$2,000	$1.16	5d	1	0.75mi
119 Richard Way Stockbridge, GA	3.0	2.0	1244	$1,700	$1.37	1d	1	0.86mi
7010 New Dale Rd Rex, GA	3.0	2.0	1313	$1,820	$1.39	19d	1	0.87mi
7018 New Dale Rd Rex, GA	3.0	2.0	1078	$1,875	$1.74	20d	1	0.88mi
7018 New Dale Rd Rex, GA	3.0	2.0	1078	$1,825	$1.69	5d	1	0.88mi
3410 Poplar Ridge Dr Rex, GA	3.0	2.0	1725	$2,040	$1.18	5d	1	0.91mi
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	10d	1	0.96mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	43d	1	0.97mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	12d	1	0.97mi
3327 Creekwood Dr Rex, GA	3.0	2.0	1728	$1,466	$0.85	5d	1	1.00mi
7305 Hannover Pkwy N Stockbridge, GA	1.0–3.0	1.0–2.0	1090	$1,860	$1.71	1d	14	1.04mi
3275 Creekwood Dr Rex, GA	3.0	2.0	1105	$1,630	$1.48	5d	1	1.09mi
6169 Fay Ct Rex, GA	3.0	2.0	1416	$2,100	$1.48	43d	1	1.15mi
7166 Thunder Rdg Jonesboro, GA	3.0	1.0	1500	$675	$0.45	43d	1	1.16mi
3160 Creekwood Dr Rex, GA	4.0	2.5	1612	$1,945	$1.21	43d	1	1.23mi
6698 Bent Creek Dr Rex, GA	3.0	2.0	1572	$1,840	$1.17	43d	1	1.24mi
6722 Bent Creek Dr Rex, GA	3.0	2.0	1788	$2,030	$1.14	12d	1	1.24mi
19 Sentry Oak Ct Unit B Stockbridge, GA	3.0	2.0	1816	$1,600	$0.88	43d	1	1.24mi
3386 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	905	$1,675	$1.85	1d	65	1.32mi
3384 Mount Zion Rd Stockbridge, GA	4.0	3.0	1448	$1,950	$1.35	43d	1	1.39mi
3470 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	973	$1,584	$1.63	22d	23	1.45mi
3470 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	973	$2,021	$2.08	17d	10	1.45mi
3196 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1095	$1,885	$1.72	1d	27	1.47mi
3461 Narrow Creek Ct Stockbridge, GA	2.0	2.0	1672	$1,900	$1.14	43d	1	1.49mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 4 events

1. 2026-05-05
   status Under Contract 1194-char remark

   Show marketing remark (1194 chars)

   **PRICE IMPROVEMENT** Welcome to 6746 Sunset Hills Boulevard, a charming home nestled in an established residential neighborhood in Rex, Georgia. This inviting property offers comfortable living spaces, a functional layout, and plenty of potential for homeowners or investors alike. Step inside to discover a bright and welcoming interior featuring spacious living areas perfect for relaxing or entertaining guests. The home provides a well-designed kitchen with ample cabinet and counter space, making meal preparation both easy and enjoyable. The generously-sized bedrooms offer comfort and privacy, while the bathrooms are thoughtfully designed for everyday convenience. Outside, you'll find a nice back patio ideal for outdoor gatherings or simply enjoying the fresh air. Conveniently located near shopping, dining, schools, and major highways/interstates, this property offers easy access to everything you need while still maintaining a neighborhood feel. Whether you're a first-time homebuyer, growing family, or investor looking for a great opportunity, this home is one you won't want to miss. Schedule your showing today and come see the potential this property has to offer!

2. 2026-04-28
   price $149,900 1194-char remark

   Show marketing remark (1194 chars)

   **PRICE IMPROVEMENT** Welcome to 6746 Sunset Hills Boulevard, a charming home nestled in an established residential neighborhood in Rex, Georgia. This inviting property offers comfortable living spaces, a functional layout, and plenty of potential for homeowners or investors alike. Step inside to discover a bright and welcoming interior featuring spacious living areas perfect for relaxing or entertaining guests. The home provides a well-designed kitchen with ample cabinet and counter space, making meal preparation both easy and enjoyable. The generously-sized bedrooms offer comfort and privacy, while the bathrooms are thoughtfully designed for everyday convenience. Outside, you'll find a nice back patio ideal for outdoor gatherings or simply enjoying the fresh air. Conveniently located near shopping, dining, schools, and major highways/interstates, this property offers easy access to everything you need while still maintaining a neighborhood feel. Whether you're a first-time homebuyer, growing family, or investor looking for a great opportunity, this home is one you won't want to miss. Schedule your showing today and come see the potential this property has to offer!

3. 2026-03-06
   listed $174,900 New 1194-char remark

   Show marketing remark (1194 chars)

   **PRICE IMPROVEMENT** Welcome to 6746 Sunset Hills Boulevard, a charming home nestled in an established residential neighborhood in Rex, Georgia. This inviting property offers comfortable living spaces, a functional layout, and plenty of potential for homeowners or investors alike. Step inside to discover a bright and welcoming interior featuring spacious living areas perfect for relaxing or entertaining guests. The home provides a well-designed kitchen with ample cabinet and counter space, making meal preparation both easy and enjoyable. The generously-sized bedrooms offer comfort and privacy, while the bathrooms are thoughtfully designed for everyday convenience. Outside, you'll find a nice back patio ideal for outdoor gatherings or simply enjoying the fresh air. Conveniently located near shopping, dining, schools, and major highways/interstates, this property offers easy access to everything you need while still maintaining a neighborhood feel. Whether you're a first-time homebuyer, growing family, or investor looking for a great opportunity, this home is one you won't want to miss. Schedule your showing today and come see the potential this property has to offer!

4. 2011-04-02
   price $24,500 Reduced

ⓘ 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: $3,157 · $263/mo
• Projected year-2 tax: $3,157 · $263/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,560
• − Mortgage interest: −$8,397
• − Property taxes: −$3,157
• − Insurance: −$750
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − HOA: −$324
• − Depreciation: −$4,361
• Taxable income: $1,123
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $3,100/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

+511.8% since first listed

4 events — show timeline

• 2026-05-05 Pending — GAMLS
• 2026-04-28 Price Changed $149,900 GAMLS
• 2026-03-06 Listed $174,900 GAMLS
• 2011-04-02 Price Changed $24,500 GAMLS

Property tax history

+5.2%/yr

Latest (2025): $3,157 · -1.8% YoY. Source: county tax records.