35 Ann Ct · Stockbridge, GA 30253

$234,900

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 37 Days on market

Built 1973 0.50 ac lot $140/sqft · 20% below area Est $297k · 21% 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

"THE CHANCE SELLS TEAM" presents this Super nice split-level home that has been exceptionally well maintained inside and out! This charming 3-bedroom, 1 full bath and 1 half bath home offers comfort, space, and tons of value. The nice-sized kitchen features an eat-in area with brand new LVP flooring, and all appliances remain - including the refrigerator, washer, and dryer! The living room offers beautiful hardwood floors and a warm, inviting feel. Upstairs you'll find 3 bedrooms and 1.5 bathrooms. * * * (((The primary suite half bath could easily be converted into a full bath, as there is plenty of room to add a stand-up shower or tub/shower combo, with plumbing access convenie

Key facts

• Large bonus rooms
• Laundry room
• New lvp flooring

Tags

• NEW LVP FLOORING
• HARDWOOD FLOORS
• LAUNDRY ROOM
• LARGE BONUS ROOMS
• OVERSIZED FENCED BACKYARD
• LARGE SHOP WITH POWER

Property features AI

Finance

• Other: Subdivision: Flippen Hills; Located in Mcdonough, GA 30253
• Financial info: Listing accepts Cash, Conventional, FHA, VA loan; Estate-owned special listing condition
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water available; Septic tank; Electricity available; Natural gas available; High speed internet available; Cable available; Phone available; Underground utilities
• Home design: Single family residence; House; One and one half levels; Resale property
• Construction: Built in 1973; Brick and pressboard construction; Composition roof; Double pane windows; Partial basement (foundation present)
• Exterior features: Deck; Porch; Back yard fencing (chain link, fenced); Level, private lot

Interior

• Kitchen: Breakfast area; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5)
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fan(s)
• Interior features: In-law floorplan; Roommate plan; Soaking tub; Tile bath; Partial basement; Family room; Breakfast area
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $219k (6.6% below list).
• Recommended offer: $219k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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, 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: Walnut Creek Elementary (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 716 students, 65% FRL); Eagle'S Landing Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 1,092 students, 59% FRL); Eagle'S Landing High School (math 18% / reading 22%, grade F, #232 of 424 statewide, top 56%, 1,642 students, 48% FRL).
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/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 37 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $235k implies a 489% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,387 (6.6% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $296,816
• List price: $234,900
• Delta: -20.86%
• 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
519 Gables Ct	0.31mi	3/2.0	1,604 (-4%)	6mo	$285,000	$178	70
612 Waterford Ln	0.31mi	3/2.0	1,531 (-9%)	7mo	$185,000	$121	63
1525 Woodberry Ct	0.65mi	3/2.0	1,684 (+0%)	7mo	$259,000	$154	61
130 Bradley Pl	0.32mi	3/2.0	1,568 (-7%)	13mo	$250,000	$159	61
441 Concord Cir	0.55mi	3/2.0	1,604 (-4%)	12mo	$279,500	$174	55
1335 Vine Cir	0.41mi	3/2.0	1,519 (-10%)	10mo	$286,000	$188	54
281 Deer Trace Dr	0.63mi	3/2.0	1,694 (+1%)	16mo	$319,000	$188	54
220 Daileys Plantation Dr	0.72mi	3/2.0	1,812 (+8%)	1mo	$249,000	$137	51
1439 Wilshire Way	0.71mi	3/2.0	1,492 (-11%)	1mo	$270,000	$181	45
1213 Winwood Dr	0.61mi	3/2.0	1,492 (-11%)	10mo	$236,000	$158	43
250 Daileys Plantation Dr	0.68mi	4/2.0 (+1)	1,522 (-9%)	6mo	$315,000	$207	41
789 Winbrook Dr	0.58mi	4/2.5 (+1)	1,920 (+14%)	9mo	$320,000	$167	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-37,466
• Equity at exit: $35,024

10-year hold

• IRR: -14.9%
• Equity multiple: 0.27×
• Total profit: $-48,331
• Equity at exit: $20,310

Cash invested: $65,772 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $110

Break-even live

Break-even rent $2,055

Max offer price $234,900

Occupancy floor 90%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Waterford Ln McDonough, GA	3.0	2.0	1403	$1,939	$1.38	11d	1	0.33mi
915 Castlerock Way McDonough, GA	4.0	3.0	1944	$2,245	$1.15	5d	1	0.43mi
1331 Vine Cir McDonough, GA	3.0	2.0	1474	$1,820	$1.23	44d	1	0.43mi
155 Greenland Dr McDonough, GA	3.0	2.0	1608	$1,800	$1.12	24d	1	0.52mi
190 Greenland Dr McDonough, GA	4.0	2.0	2186	$2,413	$1.10	5d	1	0.60mi
360 White Tail Rd McDonough, GA	3.0	2.5	1579	$2,014	$1.28	44d	1	0.65mi
1285 Winwood Dr McDonough, GA	3.0	2.0	1510	$1,850	$1.23	44d	1	0.70mi
1447 Wilshire Way McDonough, GA	3.0	2.0	1492	$1,935	$1.30	11d	1	0.72mi
1427 Wilshire Way McDonough, GA	3.0	2.0	1485	$1,719	$1.16	44d	1	0.77mi
269 Grayson Trl McDonough, GA	3.0	2.5	1696	$2,300	$1.36	10d	1	0.90mi
237 Grayson Trl McDonough, GA	3.0	2.5	1579	$2,155	$1.36	5d	1	0.91mi
418 Kenley Ct McDonough, GA	2.0	2.0	1737	$2,000	$1.15	44d	1	1.08mi
685 Chaseridge Dr McDonough, GA	3.0	2.0	2155	$2,155	$1.00	11d	1	1.12mi
160 Windy Cir McDonough, GA	4.0	2.5	2225	$1,650	$0.74	44d	1	1.18mi
55 Sunnybrook Dr McDonough, GA	4.0	2.0	1152	$1,605	$1.39	15d	1	1.19mi
270 Wynbrook Dr McDonough, GA	4.0	2.5	1896	$2,211	$1.17	44d	1	1.22mi
713 Holiday Birch Pass McDonough, GA	4.0	2.5	1931	$2,845	$1.47	21d	1	1.25mi
654 Highpoint Way McDonough, GA	4.0	2.5	2000	$2,265	$1.13	24d	1	1.27mi
601 Verdant Crane Ct McDonough, GA	3.0	2.5	1830	$3,020	$1.65	24d	1	1.28mi
431 Avocet Sea Ln McDonough, GA	4.0	2.5	1854	$2,645	$1.43	44d	1	1.31mi
609 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,920	$1.51	24d	1	1.31mi
608 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,945	$1.53	44d	1	1.31mi
416 Heathcliff Ct McDonough, GA	3.0	2.5	2232	$2,020	$0.91	5d	1	1.34mi
460 Avocet Sea Ln McDonough, GA	4.0	2.5	1833	$2,655	$1.45	44d	1	1.34mi
525 Fiery Warbler St McDonough, GA	4.0	2.5	2228	$3,200	$1.44	44d	1	1.35mi
629 Aspen Brook Dr McDonough, GA	3.0	2.5	1770	$2,109	$1.19	24d	1	1.36mi
151 Hamilton Pointe Dr McDonough, GA	4.0	2.5	2097	$2,470	$1.18	5d	1	1.37mi
632 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,945	$1.53	24d	1	1.38mi
50 Wake Rd McDonough, GA	3.0	2.0	1247	$1,745	$1.40	11d	1	1.40mi
101 Hamilton Pointe Dr McDonough, GA	4.0	2.5	2097	$2,320	$1.11	44d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $234,900 Active 37 DOM
2. 2026-06-17
   days on market $234,900 Active 36 DOM
3. 2026-06-16
   days on market $234,900 Active 35 DOM
4. 2026-06-15
   days on market $234,900 Active 34 DOM
5. 2026-06-13
   days on market $234,900 Active 32 DOM
6. 2026-06-09
   days on market $234,900 Active 28 DOM
7. 2026-06-08
   days on market $234,900 Active 27 DOM
8. 2026-06-07
   days on market $234,900 Active 26 DOM
9. 2026-06-04
   days on market $234,900 Active 23 DOM
10. 2026-06-03
    days on market $234,900 Active 22 DOM
11. 2026-06-02
    days on market $234,900 Active 21 DOM
12. 2026-06-01
    days on market $234,900 Active 20 DOM
13. 2026-05-31
    days on market $234,900 Active 19 DOM
14. 2026-05-12
    listed $234,900 New 1699-char remark
15. 1980-08-01
    soldstatus $39,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 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: $26,326
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$6,833
• Taxable loss: −$2,575
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $1,936/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): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

+488.7% since first listed

2 events — show timeline

• 2026-05-12 Listed $234,900 GAMLS
• 1980-08-01 Sold (Public Records) $39,900 Public Records

Property tax history

-6.2%/yr

Latest (2025): $387 · -17.5% YoY. Source: county tax records.