507 Anglewood Trce · Stockbridge, GA 30281

$219,900

3 bd · 2.0 ba · 1,765 sqft · SingleFamily public records · 38 Days on market

Built 2003 7,252 sqft lot Est $267k · 17% under $113/mo HOA · 5% of rent ↓ 47% since listing

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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 +15.0/15.0
• Cash flow +13.4/30.0
• 1% rule +4.8/10.0
• DSCR +4.1/10.0
• 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

Charming 3-bedroom, 2-bath home with incredible potential-perfect for investors or buyers looking to make it their own. All major systems, including HVAC, water heater, and roof, are in good working condition, making this an ideal light renovation opportunity. With simple cosmetic updates to the kitchen and baths, this home can easily be transformed into a like-new showpiece. Situated in a desirable community with resort-style amenities including a swimming pool, tennis and pickleball courts, walking trails, lakes, and a soccer field. Additional features include a two-car garage and a cozy double-sided gas fireplace. Conveniently located just minutes from shopping, dining, medical facilities, and the Stockbridge Amphitheater, with easy access to Downtown Atlanta and Hartsfield-Jackson International Airport. Priced to sell with a motivated seller-don't miss this opportunity. Interior pictures coming soon.

Key facts

• Soccer field
• Swimming pool
• Lakes

Tags

• RESORT-STYLE AMENITIES
• SWIMMING POOL
• TENNIS AND PICKLEBALL COURTS
• WALKING TRAILS
• LAKES
• SOCCER FIELD

Property features AI

Finance

• Other: Roads are paved/asphalt with city street frontage; Directions: From I-75 South take Exit 224 (Hudson Bridge Rd), turn left, continue ~2 miles, turn right into community and follow main road to home
• HOA & community: Homeowners association with semi-annual fee; Association fee covers reserve fund, swim and tennis; Community amenities: dock, lake, pool, playground, pickleball, tennis courts, sidewalks, swim team, near shopping and public transport

Exterior

• Parking: 2-car garage; Level driveway; Open parking available
• Utilities: Public water; Public sewer; 110 volt electric; Cable available; Natural gas available; Phone available; Underground utilities
• Home design: Single-story home; Accessible: ramped approach, accessible doors, entrance, hallways and kitchen
• Construction: HardiPlank siding; Composition/shingle roof; Slab foundation; Property listed in fixer condition
• Exterior features: Private yard; Rain gutters; Covered front porch; Back yard fenced with wood fencing

Interior

• Kitchen: Breakfast bar; Stained cabinets; Pantry; Solid surface counters; Kitchen open to family room; Electric range; Dishwasher; Garbage disposal; Gas water heater
• Bedrooms: Three main-level bedrooms; Master suite on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Vaulted ceilings; Walk-in closets; Double pane windows; No common walls; One double-sided fireplace
• Laundry & utility: Washer and dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $6 ($72/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 $215k (2.4% below list).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: Red Oak Elementary School (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 619 students, 54% FRL); Dutchtown Middle School (math 21% / reading 37%, grade F, #258 of 470 statewide, top 55%, 1,092 students, 50% FRL); Dutchtown High (math 32% / reading 38%, grade F, #84 of 424 statewide, top 20%, 1,861 students, 43% FRL).
• Market conditions: Rents flat; 611 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 36% 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 $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 38 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $266,515
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Anglewood Trce	0.00mi	3/2.0	1,765 (0%)	1mo	$210,000	$119	99
511 Anglewood Trce	0.02mi	3/2.0	1,819 (+3%)	2mo	$275,100	$151	93
607 Brookwater Dr	0.15mi	3/2.5	1,706 (-3%)	4mo	$269,000	$158	82
405 Chadwick Cmns	0.13mi	3/2.0	1,632 (-8%)	8mo	$260,000	$159	75
623 Brookwater Dr	0.12mi	3/2.0	1,598 (-10%)	6mo	$265,000	$166	74
615 Brookwater Dr	0.13mi	3/2.0	1,638 (-7%)	11mo	$280,000	$171	73
535 Anglewood Trce	0.16mi	3/2.5	1,952 (+11%)	0mo	$288,000	$148	72
568 Ransom Way	0.69mi	3/2.0	1,726 (-2%)	1mo	$265,000	$154	64
300 Monarch Village Way	0.61mi	3/2.0	1,905 (+8%)	2mo	$275,000	$144	56
117 Titan Rd	0.44mi	3/2.0	1,983 (+12%)	5mo	$263,500	$133	55
116 Ventura Trl	0.75mi	3/2.5	1,611 (-9%)	10mo	$225,000	$140	40
705 Brentwood Pkwy	0.67mi	3/2.5	2,028 (+15%)	2mo	$265,000	$131	40

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-39,619
• Equity at exit: $32,788

10-year hold

• IRR: -16.7%
• Equity multiple: 0.17×
• Total profit: $-51,162
• Equity at exit: $19,013

Cash invested: $61,572 (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: 611
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$332 /mo · $3,981/yr
• Insurance: −$92
• HOA: −$113
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $6

Break-even live

Break-even rent $2,139

Max offer price $219,900

Occupancy floor 95%

Sensitivity live

Price	-10% $130	-5% $68	+0% $6	+5% $-56	+10% $-118
Rent	-10% $-164	-5% $-79	+0% $6	+5% $91	+10% $176
Rate	-1.0pp $117	-0.5pp $62	base $6	+0.5pp $-51	+1.0pp $-109

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 Fairgreen Trl Stockbridge, GA	3.0	2.0	1651	$1,859	$1.13	45d	1	0.41mi
479 Haven Ridge Dr Stockbridge, GA	4.0	2.5	1934	$2,470	$1.28	5d	1	0.55mi
170 Memory Ln Stockbridge, GA	4.0	2.5	2448	$2,295	$0.94	7d	1	0.59mi
1916 Chadberry Walk Stockbridge, GA	4.0	2.5	2148	$2,200	$1.02	45d	1	0.96mi
1420 Buckingham Pl Stockbridge, GA	4.0	3.0	2215	$2,249	$1.02	45d	1	1.09mi
3213 Stonemill Dr Jonesboro, GA	3.0	2.0	1810	$2,230	$1.23	0d	1	1.15mi
226 Due West Dr Stockbridge, GA	4.0	2.5	1862	$2,220	$1.19	45d	1	1.21mi
2530 Walter Way Stockbridge, GA	3.0	2.5	2213	$2,180	$0.99	7d	1	1.47mi

HOA detail

• Monthly dues: $113 · $1,356/yr
• Likely covers: watergaspool

Listing history 11 events

1. 2026-05-22
   soldstatus $210,000 Sold 920-char remark

   Show marketing remark (920 chars)

   Charming 3-bedroom, 2-bath home with incredible potential-perfect for investors or buyers looking to make it their own. All major systems, including HVAC, water heater, and roof, are in good working condition, making this an ideal light renovation opportunity. With simple cosmetic updates to the kitchen and baths, this home can easily be transformed into a like-new showpiece. Situated in a desirable community with resort-style amenities including a swimming pool, tennis and pickleball courts, walking trails, lakes, and a soccer field. Additional features include a two-car garage and a cozy double-sided gas fireplace. Conveniently located just minutes from shopping, dining, medical facilities, and the Stockbridge Amphitheater, with easy access to Downtown Atlanta and Hartsfield-Jackson International Airport. Priced to sell with a motivated seller-don't miss this opportunity. Interior pictures coming soon.

2. 2026-05-18
   status Pending
3. 2026-05-06
   status Under Contract 920-char remark

   Show marketing remark (920 chars)

   Charming 3-bedroom, 2-bath home with incredible potential-perfect for investors or buyers looking to make it their own. All major systems, including HVAC, water heater, and roof, are in good working condition, making this an ideal light renovation opportunity. With simple cosmetic updates to the kitchen and baths, this home can easily be transformed into a like-new showpiece. Situated in a desirable community with resort-style amenities including a swimming pool, tennis and pickleball courts, walking trails, lakes, and a soccer field. Additional features include a two-car garage and a cozy double-sided gas fireplace. Conveniently located just minutes from shopping, dining, medical facilities, and the Stockbridge Amphitheater, with easy access to Downtown Atlanta and Hartsfield-Jackson International Airport. Priced to sell with a motivated seller-don't miss this opportunity. Interior pictures coming soon.

4. 2026-04-18
   historical Active Under Contract
5. 2026-04-14
   historical
6. 2026-04-14
   historical
7. 2026-04-09
   listed $219,900 New 920-char remark

   Show marketing remark (920 chars)

   Charming 3-bedroom, 2-bath home with incredible potential-perfect for investors or buyers looking to make it their own. All major systems, including HVAC, water heater, and roof, are in good working condition, making this an ideal light renovation opportunity. With simple cosmetic updates to the kitchen and baths, this home can easily be transformed into a like-new showpiece. Situated in a desirable community with resort-style amenities including a swimming pool, tennis and pickleball courts, walking trails, lakes, and a soccer field. Additional features include a two-car garage and a cozy double-sided gas fireplace. Conveniently located just minutes from shopping, dining, medical facilities, and the Stockbridge Amphitheater, with easy access to Downtown Atlanta and Hartsfield-Jackson International Airport. Priced to sell with a motivated seller-don't miss this opportunity. Interior pictures coming soon.

8. 2026-04-09
   listed $219,900 Active

   Show marketing remark (920 chars)

   Charming 3-bedroom, 2-bath home with incredible potential-perfect for investors or buyers looking to make it their own. All major systems, including HVAC, water heater, and roof, are in good working condition, making this an ideal light renovation opportunity. With simple cosmetic updates to the kitchen and baths, this home can easily be transformed into a like-new showpiece. Situated in a desirable community with resort-style amenities including a swimming pool, tennis and pickleball courts, walking trails, lakes, and a soccer field. Additional features include a two-car garage and a cozy double-sided gas fireplace. Conveniently located just minutes from shopping, dining, medical facilities, and the Stockbridge Amphitheater, with easy access to Downtown Atlanta and Hartsfield-Jackson International Airport. Priced to sell with a motivated seller-don't miss this opportunity. Interior pictures coming soon.

9. 2026-04-09
   listed $219,900 New

   Show marketing remark (920 chars)

   Charming 3-bedroom, 2-bath home with incredible potential-perfect for investors or buyers looking to make it their own. All major systems, including HVAC, water heater, and roof, are in good working condition, making this an ideal light renovation opportunity. With simple cosmetic updates to the kitchen and baths, this home can easily be transformed into a like-new showpiece. Situated in a desirable community with resort-style amenities including a swimming pool, tennis and pickleball courts, walking trails, lakes, and a soccer field. Additional features include a two-car garage and a cozy double-sided gas fireplace. Conveniently located just minutes from shopping, dining, medical facilities, and the Stockbridge Amphitheater, with easy access to Downtown Atlanta and Hartsfield-Jackson International Airport. Priced to sell with a motivated seller-don't miss this opportunity. Interior pictures coming soon.

10. 2026-04-09
    listed $219,900 New

    Show marketing remark (920 chars)

    Charming 3-bedroom, 2-bath home with incredible potential-perfect for investors or buyers looking to make it their own. All major systems, including HVAC, water heater, and roof, are in good working condition, making this an ideal light renovation opportunity. With simple cosmetic updates to the kitchen and baths, this home can easily be transformed into a like-new showpiece. Situated in a desirable community with resort-style amenities including a swimming pool, tennis and pickleball courts, walking trails, lakes, and a soccer field. Additional features include a two-car garage and a cozy double-sided gas fireplace. Conveniently located just minutes from shopping, dining, medical facilities, and the Stockbridge Amphitheater, with easy access to Downtown Atlanta and Hartsfield-Jackson International Airport. Priced to sell with a motivated seller-don't miss this opportunity. Interior pictures coming soon.

11. 2003-04-23
    soldstatus $396,500

ⓘ 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: $3,981 · $332/mo
• Projected year-2 tax: $3,981 · $332/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 ≥105°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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,755
• − Mortgage interest: −$12,318
• − Property taxes: −$3,981
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$1,356
• − Depreciation: −$6,397
• Taxable loss: −$3,517
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $916/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

• Census place: Stockbridge, GA
• 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

-47.0% since first listed

11 events — show timeline

• 2026-05-22 Sold (MLS) $210,000 GAMLS
• 2026-05-18 Pending — FMLS
• 2026-05-06 Pending — GAMLS
• 2026-04-18 Contingent — FMLS
• 2026-04-14 Listing Removed — GAMLS
• 2026-04-14 Listing Removed — GAMLS
• 2026-04-09 Listed $219,900 GAMLS
• 2026-04-09 Listed $219,900 GAMLS
• 2026-04-09 Listed $219,900 FMLS
• 2026-04-09 Listed $219,900 GAMLS
• 2003-04-23 Sold (Public Records) $396,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,981 · +2.4% YoY. Source: county tax records.