2100 Stonebrook Dr · Austell, GA 30106

$309,900

4 bd · 2.5 ba · 2,450 sqft · SingleFamily public records · 37 Days on market

Built 2013 0.37 ac lot $126/sqft · 7% below area Est $333k · 7% under $40/mo HOA · 2% of rent

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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 +10.6/15.0
• Cash flow +9.7/30.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• DSCR +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this move-in ready gem located in a highly sought-after swim and tennis community, perfectly positioned just minutes from major highways, shopping, dining, and parks-giving you the convenience you want with the lifestyle you deserve. Step inside to an open-concept main level filled with natural light and upgraded with durable luxury vinyl plank flooring, creating a warm and inviting space ideal for both everyday living and entertaining. The spacious living area flows seamlessly into the dining space and a well-appointed kitchen featuring a large island with breakfast bar, white cabinetry, granite countertops, a generous pantry, and plenty of counter and storage space for the chef enthusiast. A dedicated laundry room with added storage adds to the home's functionality. Upstairs, a versatile bonus area offers the perfect flex space for a home office, media room, or cozy sitting area. The oversized primary suite is a true retreat, complete with dual vanities, a separate soaking tub and shower, and large walk-in closets. Three additional spacious bedrooms and a nicely appointed secondary bath complete the upper level. With ALL NEW PAINT AND CARPET THROUGHOUT, this home feels fresh, updated, and truly move-in ready. You will love the space, the amenities, the community, and everything this home has to offer-schedule your private showing today and make it yours.

Key facts

• Dual vanities
• Versatile bonus area
• Granite countertops

Tags

• OPEN-CONCEPT MAIN LEVEL
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• DEDICATED LAUNDRY ROOM
• VERSATILE BONUS AREA
• DUAL VANITIES

Property features AI

Finance

• Other: City street frontage; Located in Douglas County, GA; GPS-friendly directions
• HOA & community: Homeowners association with an annual fee; Annual association fee covers reserve fund, pool and tennis; Community amenities include clubhouse, pool, and tennis courts; Community is near schools and shopping

Exterior

• Parking: Attached garage; Two garage spaces; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Natural gas available; Phone available
• Home design: Two-level home; Resale property; Brick front and brick veneer with HardiPlank siding; Composition roof
• Construction: Brick front, brick veneer and HardiPlank type exterior; Composition roof
• Exterior features: Front porch; Patio

Interior

• Kitchen: Breakfast bar; White cabinetry; Eat-in kitchen; Pantry; Solid surface countertops; Dishwasher; Electric oven and range; Range hood; Refrigerator
• Bedrooms: Four upper-level bedrooms; Oversized master suite; Split bedroom plan
• Flooring: Carpet; Laminate; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: 9-foot ceilings on main and upper levels; Double-pane windows; No shared/common walls
• Laundry & utility: Laundry located in hall; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (19.7% below list).
• Recommended offer: $249k (19.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#175 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Annette Winn Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 329 students, 85% FRL); Lithia Springs Comprehensive High School (math 3% / reading 27%, grade F, #294 of 424 statewide, top 70%, 1,494 students, 71% FRL) — zoned schools average 78% FRL vs 53% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 187 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• This rent runs 43% of the median local income ($69k/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 $9k of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $142k; list at $310k implies a 118% gain — meaningful room to come down on a strong offer.

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 $248,731 (19.7% 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 37 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.80% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (median comp): $332,806
• List price: $309,900
• Delta: -6.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2150 Stonebrook Dr	0.08mi	5/2.5 (+1)	2,512 (+2%)	0mo	$325,000	$129	87
3015 Stonebrook Cv	0.11mi	5/3.0 (+1)	2,522 (+3%)	2mo	$320,000	$127	81
3055 Stonebrook Cv	0.13mi	5/3.0 (+1)	2,529 (+3%)	1mo	$320,000	$127	81
3135 Franklin St	0.31mi	5/2.5 (+1)	2,430 (-1%)	3mo	$335,000	$138	77
3105 Franklin St	0.33mi	5/2.5 (+1)	2,521 (+3%)	2mo	$401,000	$159	74
4035 Brightmore Dr	0.19mi	5/3.0 (+1)	2,585 (+6%)	3mo	$330,000	$128	72
6010 Stonebrook Ln	0.23mi	4/2.5	2,694 (+10%)	1mo	$303,500	$113	72
6065 Stonebrook Ln	0.26mi	4/2.5	2,710 (+11%)	4mo	$328,000	$121	68
5015 Brightmore Ct	0.30mi	4/2.5	2,234 (-9%)	6mo	$445,000	$199	66
3140 Franklin St	0.33mi	5/3.0 (+1)	2,536 (+4%)	7mo	$317,000	$125	66
4085 Brightmore Dr	0.25mi	4/2.5	2,179 (-11%)	7mo	$350,000	$161	64
2965 Jefferson St	0.64mi	4/3.0	2,350 (-4%)	4mo	$414,900	$177	58

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.22×
• Total profit: $-67,322
• Equity at exit: $46,207

10-year hold

• IRR: -22.5%
• Equity multiple: -0.06×
• Total profit: $-91,701
• Equity at exit: $26,794

Cash invested: $86,772 (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 30106

• Home prices YoY: -33.4%
• Rents YoY: 1.3%
• Active inventory: 187
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$374 /mo · $4,493/yr
• Insurance: −$129
• HOA: −$40
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-204

Break-even live

Break-even rent $2,745

Max offer price $273,912

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-116	+0% $-204	+5% $-291	+10% $-379
Rent	-10% $-400	-5% $-302	+0% $-204	+5% $-105	+10% $-7
Rate	-1.0pp $-48	-0.5pp $-125	base $-204	+0.5pp $-284	+1.0pp $-366

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4035 Brightmore Dr Austell, GA	5.0	3.0	2585	$2,580	$1.00	45d	1	0.21mi
7201 Pine St Unit A Austell, GA	4.0	3.0	1900	$2,250	$1.18	25d	1	0.59mi
3350 Slate Dr Austell, GA	3.0	3.0	2322	$2,299	$0.99	45d	1	0.66mi
5995 Spring St Austell, GA	3.0	2.0	1905	$4,500	$2.36	3d	1	0.89mi
5734 Newnan Cir Austell, GA	4.0	3.0	2001	$2,251	$1.12	45d	1	0.97mi
3946 Creel Dr Lithia Springs, GA	3.0	1.5	1800	$1,595	$0.89	6d	1	1.30mi
4020 Brookfield Way Austell, GA	4.0	3.0	1934	$2,136	$1.10	25d	1	1.43mi
4040 Brookfield Way Austell, GA	4.0	2.5	2083	$2,430	$1.17	19d	1	1.46mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 7 events

1. 2026-05-19
   price $309,900 1394-char remark

   Show marketing remark (1394 chars)

   Welcome home to this move-in ready gem located in a highly sought-after swim and tennis community, perfectly positioned just minutes from major highways, shopping, dining, and parks-giving you the convenience you want with the lifestyle you deserve. Step inside to an open-concept main level filled with natural light and upgraded with durable luxury vinyl plank flooring, creating a warm and inviting space ideal for both everyday living and entertaining. The spacious living area flows seamlessly into the dining space and a well-appointed kitchen featuring a large island with breakfast bar, white cabinetry, granite countertops, a generous pantry, and plenty of counter and storage space for the chef enthusiast. A dedicated laundry room with added storage adds to the home's functionality. Upstairs, a versatile bonus area offers the perfect flex space for a home office, media room, or cozy sitting area. The oversized primary suite is a true retreat, complete with dual vanities, a separate soaking tub and shower, and large walk-in closets. Three additional spacious bedrooms and a nicely appointed secondary bath complete the upper level. With ALL NEW PAINT AND CARPET THROUGHOUT, this home feels fresh, updated, and truly move-in ready. You will love the space, the amenities, the community, and everything this home has to offer-schedule your private showing today and make it yours.

2. 2026-05-19
   price $309,900 1412-char remark

   Show marketing remark (1394 chars)

   Welcome home to this move-in ready gem located in a highly sought-after swim and tennis community, perfectly positioned just minutes from major highways, shopping, dining, and parks-giving you the convenience you want with the lifestyle you deserve. Step inside to an open-concept main level filled with natural light and upgraded with durable luxury vinyl plank flooring, creating a warm and inviting space ideal for both everyday living and entertaining. The spacious living area flows seamlessly into the dining space and a well-appointed kitchen featuring a large island with breakfast bar, white cabinetry, granite countertops, a generous pantry, and plenty of counter and storage space for the chef enthusiast. A dedicated laundry room with added storage adds to the home's functionality. Upstairs, a versatile bonus area offers the perfect flex space for a home office, media room, or cozy sitting area. The oversized primary suite is a true retreat, complete with dual vanities, a separate soaking tub and shower, and large walk-in closets. Three additional spacious bedrooms and a nicely appointed secondary bath complete the upper level. With ALL NEW PAINT AND CARPET THROUGHOUT, this home feels fresh, updated, and truly move-in ready. You will love the space, the amenities, the community, and everything this home has to offer-schedule your private showing today and make it yours.

3. 2026-04-21
   listed $314,900 New 1394-char remark

   Show marketing remark (1394 chars)

   Welcome home to this move-in ready gem located in a highly sought-after swim and tennis community, perfectly positioned just minutes from major highways, shopping, dining, and parks-giving you the convenience you want with the lifestyle you deserve. Step inside to an open-concept main level filled with natural light and upgraded with durable luxury vinyl plank flooring, creating a warm and inviting space ideal for both everyday living and entertaining. The spacious living area flows seamlessly into the dining space and a well-appointed kitchen featuring a large island with breakfast bar, white cabinetry, granite countertops, a generous pantry, and plenty of counter and storage space for the chef enthusiast. A dedicated laundry room with added storage adds to the home's functionality. Upstairs, a versatile bonus area offers the perfect flex space for a home office, media room, or cozy sitting area. The oversized primary suite is a true retreat, complete with dual vanities, a separate soaking tub and shower, and large walk-in closets. Three additional spacious bedrooms and a nicely appointed secondary bath complete the upper level. With ALL NEW PAINT AND CARPET THROUGHOUT, this home feels fresh, updated, and truly move-in ready. You will love the space, the amenities, the community, and everything this home has to offer-schedule your private showing today and make it yours.

4. 2026-04-21
   listed $314,900 Active 1412-char remark

   Show marketing remark (1394 chars)

   Welcome home to this move-in ready gem located in a highly sought-after swim and tennis community, perfectly positioned just minutes from major highways, shopping, dining, and parks-giving you the convenience you want with the lifestyle you deserve. Step inside to an open-concept main level filled with natural light and upgraded with durable luxury vinyl plank flooring, creating a warm and inviting space ideal for both everyday living and entertaining. The spacious living area flows seamlessly into the dining space and a well-appointed kitchen featuring a large island with breakfast bar, white cabinetry, granite countertops, a generous pantry, and plenty of counter and storage space for the chef enthusiast. A dedicated laundry room with added storage adds to the home's functionality. Upstairs, a versatile bonus area offers the perfect flex space for a home office, media room, or cozy sitting area. The oversized primary suite is a true retreat, complete with dual vanities, a separate soaking tub and shower, and large walk-in closets. Three additional spacious bedrooms and a nicely appointed secondary bath complete the upper level. With ALL NEW PAINT AND CARPET THROUGHOUT, this home feels fresh, updated, and truly move-in ready. You will love the space, the amenities, the community, and everything this home has to offer-schedule your private showing today and make it yours.

5. 2014-04-29
   soldstatus $141,900
6. 2013-09-11
   soldstatus $216,000
7. 2008-09-29
   soldstatus $268,449

ⓘ 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: $4,493 · $374/mo
• Projected year-2 tax: $4,493 · $374/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 5/10 Major 7 d/yr ≥103°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,848
• − Mortgage interest: −$17,359
• − Property taxes: −$4,493
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − HOA: −$480
• − Depreciation: −$9,015
• Taxable loss: −$7,825
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $-567/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: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Austell

• Score: 67/100
• State rank: #175
• US rank: #11059

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austell, GA
• County: Cobb County · 777,758 people
• City population: 49,719
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 23,107
• Household income: $68,881
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 907.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 54% White 22% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 6%
• Common ancestry: Italian 2% Hispanic 1% Romanian 1%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.55%
• Current HPI: 256.6988
• Rent YoY: ▲ 1.30%
• 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

+15.4% since first listed

9 events — show timeline

• 2026-05-29 Pending — GAMLS
• 2026-05-29 Pending — FMLS
• 2026-05-19 Price Changed $309,900 GAMLS
• 2026-05-19 Price Changed $309,900 FMLS
• 2026-04-21 Listed $314,900 FMLS
• 2026-04-21 Listed $314,900 GAMLS
• 2014-04-29 Sold (Public Records) $141,900 Public Records
• 2013-09-11 Sold (Public Records) $216,000 Public Records
• 2008-09-29 Sold (Public Records) $268,449 Public Records

Property tax history

+17.0%/yr

Latest (2025): $4,493 · +21.3% YoY. Source: county tax records.