192 Cottonwood Ct · Stockbridge, GA 30281

$164,900

3 bd · 2.0 ba · 1,460 sqft · Manufactured public records · 218 Days on market

Built 1975 $113/sqft · 30% below area Est $234k · 30% under

---

Why this score? — see what drove the B 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Welcome to this cozy retreat in the heart of Stockbridge. This charming home offers 3 bedrooms and 2 baths on a peaceful, over one acre cul-de-sac lot. Inside features an open-concept layout with a spacious family room, formal living or dining area, and a kitchen with ample cabinet space. Comfortable bedrooms and single-level living provide everyday convenience, while the low-maintenance yard is ideal for relaxing or light gardening. This property offers great potential as an affordable primary residence or investment property in a quiet, established neighborhood close to shopping, schools, and major commuter routes. Seller is offering a lease purchase option for qualified buyers.

Key facts

• Low-maintenance yard
• Cul-de-sac lot
• Single-level living

Tags

• OPEN-CONCEPT LAYOUT
• SINGLE-LEVEL LIVING
• LOW-MAINTENANCE YARD
• CUL-DE-SAC LOT
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• 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.
• Market conditions: Rents flat; 586 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 218 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $165k implies a 166% gain — meaningful room to come down on a strong offer.

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 $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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. 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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.76%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $234,232
• List price: $164,900
• Delta: -29.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.87% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,599
• Equity at exit: $24,587

10-year hold

• IRR: 8.9%
• Equity multiple: 1.61×
• Total profit: $28,382
• Equity at exit: $14,258

Cash invested: $46,172 (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: 586
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $529

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 70%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Glenwood Way Stockbridge, GA	1.0–3.0	1.0–2.0	981	$1,821	$1.86	1d	21	0.51mi
1541 Salinger Ct Unit 1541 Stockbridge, GA	3.0	2.0	1519	$2,050	$1.35	16d	1	0.93mi
1577 Salinger Ct Unit 1577 Stockbridge, GA	3.0	2.0	1535	$2,425	$1.58	43d	1	0.94mi
1593 Salinger Ct Unit 1593 Stockbridge, GA	3.0	2.0	1519	$2,145	$1.41	24d	1	0.96mi
2046 Proust Ln Stockbridge, GA	2.0–3.0	2.0	1523	$2,425	$1.59	1d	3	0.96mi
1429 Proust Ln Unit 1429 Stockbridge, GA	2.0	2.0	1511	$2,099	$1.39	24d	1	0.96mi
1721 Tolstoy Ln Unit 1721 Stockbridge, GA	3.0	2.0	1519	$2,195	$1.45	24d	1	1.00mi
1646 Salinger Ct Unit 1646 Stockbridge, GA	2.0	2.0	1511	$2,150	$1.42	16d	1	1.01mi
1712 Tolstoy Ln Unit 1712 Stockbridge, GA	3.0	2.0	1519	$2,195	$1.45	43d	1	1.03mi
1716 Tolstoy Ln Unit 1716 Stockbridge, GA	3.0	2.0	1519	$2,050	$1.35	16d	1	1.03mi
1728 Tolstoy Ln Unit 1728 Stockbridge, GA	3.0	2.0	1535	$2,425	$1.58	24d	1	1.03mi
1900 Waterford Lndg McDonough, GA	1.0–3.0	1.5–2.0	1159	$1,774	$1.53	1d	26	1.11mi
360 Brannans Ct McDonough, GA	3.0	2.5	1460	$1,809	$1.24	21d	1	1.47mi

Listing history 20 events

1. 2026-06-15
   days on market $164,900 Active 218 DOM
2. 2026-06-13
   days on market $164,900 Active 216 DOM
3. 2026-06-09
   days on market $164,900 Active 212 DOM
4. 2026-06-08
   days on market $164,900 Active 211 DOM
5. 2026-06-07
   days on market $164,900 Active 210 DOM
6. 2026-06-04
   days on market $164,900 Active 207 DOM
7. 2026-06-03
   days on market $164,900 Active 206 DOM
8. 2026-06-02
   days on market $164,900 Active 205 DOM
9. 2026-06-01
   days on market $164,900 Active 204 DOM
10. 2026-05-31
    days on market $164,900 Active 203 DOM
11. 2026-05-16
    price $164,900 689-char remark

    Show marketing remark (689 chars)

    Welcome to this cozy retreat in the heart of Stockbridge. This charming home offers 3 bedrooms and 2 baths on a peaceful, over one acre cul-de-sac lot. Inside features an open-concept layout with a spacious family room, formal living or dining area, and a kitchen with ample cabinet space. Comfortable bedrooms and single-level living provide everyday convenience, while the low-maintenance yard is ideal for relaxing or light gardening. This property offers great potential as an affordable primary residence or investment property in a quiet, established neighborhood close to shopping, schools, and major commuter routes. Seller is offering a lease purchase option for qualified buyers.

12. 2026-03-04
    price $174,900 689-char remark

    Show marketing remark (689 chars)

    Welcome to this cozy retreat in the heart of Stockbridge. This charming home offers 3 bedrooms and 2 baths on a peaceful, over one acre cul-de-sac lot. Inside features an open-concept layout with a spacious family room, formal living or dining area, and a kitchen with ample cabinet space. Comfortable bedrooms and single-level living provide everyday convenience, while the low-maintenance yard is ideal for relaxing or light gardening. This property offers great potential as an affordable primary residence or investment property in a quiet, established neighborhood close to shopping, schools, and major commuter routes. Seller is offering a lease purchase option for qualified buyers.

13. 2026-02-23
    status Back On Market 689-char remark

    Show marketing remark (689 chars)

    Welcome to this cozy retreat in the heart of Stockbridge. This charming home offers 3 bedrooms and 2 baths on a peaceful, over one acre cul-de-sac lot. Inside features an open-concept layout with a spacious family room, formal living or dining area, and a kitchen with ample cabinet space. Comfortable bedrooms and single-level living provide everyday convenience, while the low-maintenance yard is ideal for relaxing or light gardening. This property offers great potential as an affordable primary residence or investment property in a quiet, established neighborhood close to shopping, schools, and major commuter routes. Seller is offering a lease purchase option for qualified buyers.

14. 2026-02-22
    historical 689-char remark

    Show marketing remark (689 chars)

    Welcome to this cozy retreat in the heart of Stockbridge. This charming home offers 3 bedrooms and 2 baths on a peaceful, over one acre cul-de-sac lot. Inside features an open-concept layout with a spacious family room, formal living or dining area, and a kitchen with ample cabinet space. Comfortable bedrooms and single-level living provide everyday convenience, while the low-maintenance yard is ideal for relaxing or light gardening. This property offers great potential as an affordable primary residence or investment property in a quiet, established neighborhood close to shopping, schools, and major commuter routes. Seller is offering a lease purchase option for qualified buyers.

15. 2026-02-09
    status Back On Market 689-char remark

    Show marketing remark (689 chars)

    Welcome to this cozy retreat in the heart of Stockbridge. This charming home offers 3 bedrooms and 2 baths on a peaceful, over one acre cul-de-sac lot. Inside features an open-concept layout with a spacious family room, formal living or dining area, and a kitchen with ample cabinet space. Comfortable bedrooms and single-level living provide everyday convenience, while the low-maintenance yard is ideal for relaxing or light gardening. This property offers great potential as an affordable primary residence or investment property in a quiet, established neighborhood close to shopping, schools, and major commuter routes. Seller is offering a lease purchase option for qualified buyers.

16. 2026-02-08
    historical 689-char remark

    Show marketing remark (689 chars)

    Welcome to this cozy retreat in the heart of Stockbridge. This charming home offers 3 bedrooms and 2 baths on a peaceful, over one acre cul-de-sac lot. Inside features an open-concept layout with a spacious family room, formal living or dining area, and a kitchen with ample cabinet space. Comfortable bedrooms and single-level living provide everyday convenience, while the low-maintenance yard is ideal for relaxing or light gardening. This property offers great potential as an affordable primary residence or investment property in a quiet, established neighborhood close to shopping, schools, and major commuter routes. Seller is offering a lease purchase option for qualified buyers.

17. 2026-01-08
    price $179,900 689-char remark

    Show marketing remark (689 chars)

    Welcome to this cozy retreat in the heart of Stockbridge. This charming home offers 3 bedrooms and 2 baths on a peaceful, over one acre cul-de-sac lot. Inside features an open-concept layout with a spacious family room, formal living or dining area, and a kitchen with ample cabinet space. Comfortable bedrooms and single-level living provide everyday convenience, while the low-maintenance yard is ideal for relaxing or light gardening. This property offers great potential as an affordable primary residence or investment property in a quiet, established neighborhood close to shopping, schools, and major commuter routes. Seller is offering a lease purchase option for qualified buyers.

18. 2025-11-07
    listed $189,000 New 689-char remark

    Show marketing remark (689 chars)

    Welcome to this cozy retreat in the heart of Stockbridge. This charming home offers 3 bedrooms and 2 baths on a peaceful, over one acre cul-de-sac lot. Inside features an open-concept layout with a spacious family room, formal living or dining area, and a kitchen with ample cabinet space. Comfortable bedrooms and single-level living provide everyday convenience, while the low-maintenance yard is ideal for relaxing or light gardening. This property offers great potential as an affordable primary residence or investment property in a quiet, established neighborhood close to shopping, schools, and major commuter routes. Seller is offering a lease purchase option for qualified buyers.

19. 2004-05-27
    soldstatus $62,000
20. 1994-05-19
    soldstatus $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $25,353
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$4,797
• Taxable income: $3,964
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $5,402/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: 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

+312.2% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $164,900 GAMLS
• 2026-03-04 Price Changed $174,900 GAMLS
• 2026-02-23 Relisted — GAMLS
• 2026-02-22 Listing Removed — GAMLS
• 2026-02-09 Relisted — GAMLS
• 2026-02-08 Listing Removed — GAMLS
• 2026-01-08 Price Changed $179,900 GAMLS
• 2025-11-07 Listed $189,000 GAMLS
• 2004-05-27 Sold (Public Records) $62,000 Public Records
• 1994-05-19 Sold (Public Records) $40,000 Public Records

Property tax history

-13.2%/yr

Latest (2025): $40 · +0.0% YoY. Source: county tax records.