3709 Charlotte Dr · Stockbridge, GA 30273

$189,900

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 106 Days on market

Built 1978 0.41 ac lot $118/sqft · 24% below area Est $250k · 24% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• 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

THIS PROPERTY IS SPACIOUS AND HAS TONS OF POTENTIAL. IT HAS A NICE AND LEVEL BACKYARD WITHOUT TOO MUCH FOLIAGE. THE KITCHEN IS SPACIOUS WITH HARD COUNTER TOPS AND HAS A ROOMY BREAKFAST AREA WITH LOTS OF SUNLIGHT. THE LAYOUT OF THE HOUSE IS VERY NATURAL AND ORGANIZED WITH PLENTY OF NOOKS FOR STORAGE. THE BEDROOMS HAVE AN IMPRESSIVE AMOUNT OF CLOSETS AND ARE EXCEPTIONALLY LARGE. THIS HOUSE IS PERFECT FOR ANY FAMILY WITH ITS EASY-GOING LAYOUT AND STURDY BUILD. THIS PROPERTY WILL BE SOLD AS IS CONDITION, SELLER WILL NOT CONSIDER BLIND OFFERS, PROPERTY NEEDS TLC.

Key facts

• Roomy breakfast area
• Level backyard
• Hard counter tops

Tags

• LEVEL BACKYARD
• HARD COUNTER TOPS
• ROOMY BREAKFAST AREA
• IMPRESSIVE AMOUNT OF CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $6k 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 106 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 14y ago 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 $31k; list at $190k implies a 513% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $250,184
• List price: $189,900
• Delta: -24.10%
• 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
3668 Paddington Trl	0.09mi	3/2.0	1,500 (-7%)	3mo	$225,000	$150	82
6061 Tina Ln	0.34mi	3/2.0	1,593 (-1%)	6mo	$249,000	$156	76
3732 Charlotte Dr	0.05mi	3/2.0	1,762 (+9%)	10mo	$256,000	$145	74
6109 Delamere Ln	0.18mi	3/2.0	1,462 (-9%)	9mo	$250,000	$171	68
3551 Cindy Way	0.38mi	4/2.0 (+1)	1,584 (-2%)	9mo	$237,127	$150	66
5916 Farmbrook Ln	0.50mi	3/2.5	1,596 (-1%)	9mo	$269,900	$169	65
6031 Heisler St	0.63mi	3/2.0	1,591 (-1%)	8mo	$290,000	$182	61
3592 Charlotte Dr	0.22mi	3/3.0	1,830 (+13%)	8mo	$200,000	$109	57
6683 Homestead Rd	0.74mi	3/2.0	1,536 (-5%)	1mo	$257,000	$167	56
3456 Heartland Dr	0.54mi	3/2.5	1,494 (-7%)	6mo	$275,000	$184	55
5847 Pinetree Ln	0.49mi	4/2.0 (+1)	1,829 (+13%)	0mo	$236,000	$129	49
5806 Waggoner Ct	0.70mi	3/2.5	1,817 (+13%)	1mo	$262,500	$144	44

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-15,205
• Equity at exit: $28,315

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-2,902
• Equity at exit: $16,419

Cash invested: $53,172 (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 30273

• Home prices YoY: -28.4%
• Rents YoY: 1.2%
• Active inventory: 86
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$996
• Tax from tax record: −$246 /mo · $2,953/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $302

Break-even live

Break-even rent $1,672

Max offer price $189,900

Occupancy floor 80%

Sensitivity live

Price	-10% $409	-5% $355	+0% $302	+5% $248	+10% $194
Rent	-10% $139	-5% $220	+0% $302	+5% $383	+10% $464
Rate	-1.0pp $397	-0.5pp $350	base $302	+0.5pp $252	+1.0pp $202

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6169 Fay Ct Rex, GA	3.0	2.0	1416	$2,100	$1.48	44d	1	0.29mi
5900 Homestead Cir Rex, GA	3.0	2.0	1544	$1,937	$1.25	44d	1	0.48mi
5894 Homestead Cir Rex, GA	3.0	2.0	1462	$1,890	$1.29	6d	1	0.48mi
6007 Heisler St Rex, GA	4.0	3.0	1910	$2,200	$1.15	44d	1	0.61mi
5832 Mays Ridge Ct Rex, GA	4.0	3.0	1408	$2,020	$1.43	44d	1	0.63mi
5862 Waggoner Ct Rex, GA	4.0	2.0	1558	$2,226	$1.43	22d	1	0.64mi
6379 Skyline Dr Rex, GA	3.0	2.0	1722	$2,000	$1.16	6d	1	0.66mi
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	11d	1	0.69mi
3360 Waggoner Ln Rex, GA	4.0	3.0	1948	$2,135	$1.10	11d	1	0.70mi
6683 Homestead Rd Rex, GA	3.0	2.0	1536	$2,000	$1.30	6d	1	0.76mi
6320 Headwaters Way Rex, GA	3.0	3.0	2072	$1,545	$0.75	5d	1	0.78mi
5567 Katherine Village Dr Ellenwood, GA	3.0	2.0	2031	$2,505	$1.23	2d	1	0.88mi
5544 Frontier Ct Ellenwood, GA	4.0	2.5	1800	$2,109	$1.17	25d	1	0.95mi
3769 Stagecoach Pass Ellenwood, GA	3.0	2.0	1800	$2,200	$1.22	44d	1	1.11mi
6699 Sunset Hills Blvd Rex, GA	3.0	1.5	1414	$1,573	$1.11	17d	1	1.31mi
6710 Sunset Hills Blvd Rex, GA	3.0	3.0	1414	$1,625	$1.15	3d	1	1.33mi
3327 Creekwood Dr Rex, GA	3.0	2.0	1728	$1,466	$0.85	6d	1	1.42mi
2958 Stone Creek Dr Rex, GA	3.0	2.0	1506	$1,800	$1.20	13d	1	1.43mi
5248 Katherine Village Dr Ellenwood, GA	3.0	2.5	1364	$1,995	$1.46	21d	1	1.45mi
3275 Creekwood Dr Rex, GA	3.0	2.0	1105	$1,630	$1.48	6d	1	1.47mi
2986 Bunchberry Ct Ellenwood, GA	4.0	2.5	2120	$2,331	$1.10	25d	1	1.49mi
6451 Carolyn Ct Rex, GA	3.0	2.0	1523	$1,665	$1.09	44d	1	1.50mi

Listing history 44 events

1. 2026-06-18
   days on market $189,900 Active 106 DOM
2. 2026-06-17
   days on market $189,900 Active 105 DOM
3. 2026-06-16
   days on market $189,900 Active 104 DOM
4. 2026-06-15
   days on market $189,900 Active 103 DOM
5. 2026-06-13
   days on market $189,900 Active 101 DOM
6. 2026-06-09
   days on market $189,900 Active 97 DOM
7. 2026-06-08
   days on market $189,900 Active 96 DOM
8. 2026-06-07
   days on market $189,900 Active 95 DOM
9. 2026-06-04
   days on market $189,900 Active 92 DOM
10. 2026-06-03
    days on market $189,900 Active 91 DOM
11. 2026-06-02
    days on market $189,900 Active 90 DOM
12. 2026-06-01
    days on market $189,900 Active 89 DOM
13. 2026-05-31
    days on market $189,900 Active 88 DOM
14. 2026-03-04
    listed $189,900 New 564-char remark

    Show marketing remark (564 chars)

    THIS PROPERTY IS SPACIOUS AND HAS TONS OF POTENTIAL. IT HAS A NICE AND LEVEL BACKYARD WITHOUT TOO MUCH FOLIAGE. THE KITCHEN IS SPACIOUS WITH HARD COUNTER TOPS AND HAS A ROOMY BREAKFAST AREA WITH LOTS OF SUNLIGHT. THE LAYOUT OF THE HOUSE IS VERY NATURAL AND ORGANIZED WITH PLENTY OF NOOKS FOR STORAGE. THE BEDROOMS HAVE AN IMPRESSIVE AMOUNT OF CLOSETS AND ARE EXCEPTIONALLY LARGE. THIS HOUSE IS PERFECT FOR ANY FAMILY WITH ITS EASY-GOING LAYOUT AND STURDY BUILD. THIS PROPERTY WILL BE SOLD AS IS CONDITION, SELLER WILL NOT CONSIDER BLIND OFFERS, PROPERTY NEEDS TLC.

15. 2026-03-04
    listed $189,900 Active 564-char remark

    Show marketing remark (564 chars)

    THIS PROPERTY IS SPACIOUS AND HAS TONS OF POTENTIAL. IT HAS A NICE AND LEVEL BACKYARD WITHOUT TOO MUCH FOLIAGE. THE KITCHEN IS SPACIOUS WITH HARD COUNTER TOPS AND HAS A ROOMY BREAKFAST AREA WITH LOTS OF SUNLIGHT. THE LAYOUT OF THE HOUSE IS VERY NATURAL AND ORGANIZED WITH PLENTY OF NOOKS FOR STORAGE. THE BEDROOMS HAVE AN IMPRESSIVE AMOUNT OF CLOSETS AND ARE EXCEPTIONALLY LARGE. THIS HOUSE IS PERFECT FOR ANY FAMILY WITH ITS EASY-GOING LAYOUT AND STURDY BUILD. THIS PROPERTY WILL BE SOLD AS IS CONDITION, SELLER WILL NOT CONSIDER BLIND OFFERS, PROPERTY NEEDS TLC.

16. 2026-02-28
    historical
17. 2026-01-18
    status Back On Market
18. 2026-01-15
    historical Active Under Contract
19. 2025-09-16
    listed $199,900 New
20. 2025-09-15
    historical
21. 2025-09-15
    historical
22. 2025-05-14
    price $210,000
23. 2025-05-14
    listed $235,000 New
24. 2025-05-14
    listed $210,000 Active
25. 2025-05-09
    historical
26. 2025-05-09
    historical
27. 2025-01-17
    price $235,000
28. 2025-01-17
    price $235,000
29. 2025-01-13
    listed $220,000 New
30. 2025-01-13
    listed $220,000 Active
31. 2024-11-29
    historical
32. 2024-08-30
    price $250,800
33. 2024-06-04
    listed $264,000 New
34. 2024-01-31
    historical
35. 2023-10-30
    price $278,000
36. 2023-10-29
    price $277,000
37. 2023-07-18
    listed $287,000 New
38. 2014-10-29
    price $27,000
39. 2012-05-14
    soldstatus $31,000 Sold
40. 2012-04-21
    historical
41. 2012-04-19
    price $31,000
42. 2012-04-07
    listed $27,000 New
43. 2006-08-22
    soldstatus $125,400
44. 1987-09-02
    soldstatus $59,000

ⓘ 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: $2,953 · $246/mo
• Projected year-2 tax: $2,953 · $246/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 6/10 Major 7 d/yr ≥107°F today · 19 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: $24,648
• − Mortgage interest: −$10,637
• − Property taxes: −$2,953
• − Insurance: −$950
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$5,524
• Taxable income: $639
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $3,465/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

+221.9% since first listed

31 events — show timeline

• 2026-03-04 Listed $189,900 FMLS
• 2026-03-04 Listed $189,900 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-01-18 Relisted — GAMLS
• 2026-01-15 Contingent — GAMLS
• 2025-09-16 Listed $199,900 GAMLS
• 2025-09-15 Listing Removed — FMLS
• 2025-09-15 Listing Removed — GAMLS
• 2025-05-14 Price Changed $210,000 GAMLS
• 2025-05-14 Listed $210,000 FMLS
• 2025-05-14 Listed $235,000 GAMLS
• 2025-05-09 Listing Removed — FMLS
• 2025-05-09 Listing Removed — GAMLS
• 2025-01-17 Price Changed $235,000 GAMLS
• 2025-01-17 Price Changed $235,000 FMLS
• 2025-01-13 Listed $220,000 FMLS
• 2025-01-13 Listed $220,000 GAMLS
• 2024-11-29 Listing Removed — GAMLS
• 2024-08-30 Price Changed $250,800 GAMLS
• 2024-06-04 Listed $264,000 GAMLS
• 2024-01-31 Listing Removed — GAMLS
• 2023-10-30 Price Changed $278,000 GAMLS
• 2023-10-29 Price Changed $277,000 GAMLS
• 2023-07-18 Listed $287,000 GAMLS
• 2014-10-29 Price Changed $27,000 GAMLS
• 2012-05-14 Sold (MLS) $31,000 GAMLS
• 2012-04-21 Listing Removed — GAMLS
• 2012-04-19 Price Changed $31,000 GAMLS
• 2012-04-07 Listed $27,000 GAMLS
• 2006-08-22 Sold (Public Records) $125,400 Public Records
• 1987-09-02 Sold (Public Records) $59,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,953 · +32.0% YoY. Source: county tax records.