100 Homestead Pl · Stockbridge, GA 30273

$239,900

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 65 Days on market

Built 1972 0.62 ac lot $182/sqft · 7% below area Est $258k · 7% under

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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).

• Cash flow +12.3/30.0
• ARV discount +10.7/15.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this timeless four-side brick gem, where classic charm meets everyday comfort. Perfectly positioned on a spacious corner lot, this 3-bedroom, 1.5-bath beauty offers the kind of character and quality that simply isn't built anymore. Step inside and feel instantly at ease in the inviting living room, anchored by a wood-burning fireplace that sets the tone for cozy evenings and cherished memories. The eat-in kitchen is both functional and welcoming, featuring a generous walk-in pantry loaded with shelving - plenty of room for all your ingredients, gadgets, and everything in between. Downstairs, the partially finished full basement opens the door to endless possibilities - envision a stylish den, the ultimate game room, a productive home office, or all three. Whether you need extra space to grow, entertain, or simply unwind, this bonus area delivers. When the weather calls, head outside to the beautifully refurbished back deck overlooking a serene backyard framed by mature trees and lush hydrangeas - your own private retreat for morning coffee or weekend gatherings. Additional features include an attached carport, striking four-side brick curb appeal, and a corner lot that gives you space to breathe. And when you're ready to venture out, you'll love the unbeatable convenience - just minutes from I-675 and a short drive to the shopping, dining, and entertainment options Stockbridge has to offer. Homes with this much heart don't come along often. Don't miss your chance to make it yours!

Key facts

• Attached carport
• Four-side brick
• Serene backyard

Tags

• FOUR-SIDE BRICK
• WALK-IN PANTRY
• PARTIALLY FINISHED BASEMENT
• REFURBISHED BACK DECK
• SERENE BACKYARD
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-43 ($-517/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (20.4% below list).
• Recommended offer: $191k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 rising (+1.2%/yr); 86 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 31% 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 $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 65 days — a 6% lower offer ($226k) 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 $54k; list at $240k implies a 348% 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 $190,993 (20.4% 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 65 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $258,155
• List price: $239,900
• Delta: -7.07%
• 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
100 Homestead Pl	0.00mi	3/1.5	1,318 (0%)	1mo	$239,900	$182	98
6273 Amberly Rd	0.23mi	3/2.0	1,279 (-3%)	15mo	$160,000	$125	72
40 Cumberland Dr	0.13mi	3/2.0	1,225 (-7%)	14mo	$235,000	$192	71
6282 Amberly Rd	0.27mi	3/2.0	1,143 (-13%)	8mo	$250,000	$219	58
6138 Lauren Ln	0.37mi	3/2.0	1,184 (-10%)	10mo	$240,000	$203	58
6604 Chesepeake Trl	0.72mi	3/2.0	1,370 (+4%)	3mo	$259,000	$189	58
6154 Lauren Ln	0.35mi	3/2.0	1,143 (-13%)	7mo	$235,000	$206	56
6614 Biscayne Blvd	0.70mi	3/2.0	1,394 (+6%)	7mo	$228,000	$164	52
6109 Delamere Ln	0.49mi	3/2.0	1,462 (+11%)	9mo	$250,000	$171	52
6057 Dorchester Dr	0.71mi	4/2.0 (+1)	1,365 (+4%)	6mo	$215,000	$158	51
3668 Paddington Trl	0.69mi	3/2.0	1,500 (+14%)	3mo	$225,000	$150	42
3684 Paddington Trl	0.67mi	3/2.0	1,460 (+11%)	14mo	$225,000	$154	39

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: -19.5%
• Equity multiple: 0.33×
• Total profit: $-45,070
• Equity at exit: $35,770

10-year hold

• IRR: -16.3%
• Equity multiple: 0.16×
• Total profit: $-56,444
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$194 /mo · $2,327/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-43

Break-even live

Break-even rent $1,964

Max offer price $232,294

Occupancy floor 97%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6379 Skyline Dr Rex, GA	3.0	2.0	1722	$2,000	$1.16	5d	1	0.32mi
6683 Homestead Rd Rex, GA	3.0	2.0	1536	$2,000	$1.30	5d	1	0.38mi
6169 Fay Ct Rex, GA	3.0	2.0	1416	$2,100	$1.48	43d	1	0.55mi
6699 Sunset Hills Blvd Rex, GA	3.0	1.5	1414	$1,573	$1.11	16d	1	0.67mi
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	10d	1	0.68mi
6710 Sunset Hills Blvd Rex, GA	3.0	3.0	1414	$1,625	$1.15	2d	1	0.68mi
5900 Homestead Cir Rex, GA	3.0	2.0	1544	$1,937	$1.25	43d	1	0.85mi
5894 Homestead Cir Rex, GA	3.0	2.0	1462	$1,890	$1.29	5d	1	0.87mi
5832 Mays Ridge Ct Rex, GA	4.0	3.0	1408	$2,020	$1.43	43d	1	1.00mi
885 Fountain Cir Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	12d	1	1.22mi
885 Fountain Cir Unit 885 Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	11d	1	1.22mi
42 Daniel Dr Stockbridge, GA	3.0	2.0	1056	$1,300	$1.23	16d	1	1.24mi
42 Daniel Dr Unit 42 Stockbridge, GA	3.0	2.0	1056	$1,300	$1.23	15d	1	1.24mi
3327 Creekwood Dr Rex, GA	3.0	2.0	1728	$1,466	$0.85	5d	1	1.24mi
5862 Waggoner Ct Rex, GA	4.0	2.0	1558	$2,226	$1.43	21d	1	1.25mi
3275 Creekwood Dr Rex, GA	3.0	2.0	1105	$1,630	$1.48	5d	1	1.32mi
3410 Poplar Ridge Dr Rex, GA	3.0	2.0	1725	$2,040	$1.18	5d	1	1.43mi
6698 Bent Creek Dr Rex, GA	3.0	2.0	1572	$1,840	$1.17	43d	1	1.49mi

Listing history 10 events

1. 2026-05-04
   status Under Contract 1523-char remark

   Show marketing remark (1523 chars)

   Welcome home to this timeless four-side brick gem, where classic charm meets everyday comfort. Perfectly positioned on a spacious corner lot, this 3-bedroom, 1.5-bath beauty offers the kind of character and quality that simply isn't built anymore. Step inside and feel instantly at ease in the inviting living room, anchored by a wood-burning fireplace that sets the tone for cozy evenings and cherished memories. The eat-in kitchen is both functional and welcoming, featuring a generous walk-in pantry loaded with shelving - plenty of room for all your ingredients, gadgets, and everything in between. Downstairs, the partially finished full basement opens the door to endless possibilities - envision a stylish den, the ultimate game room, a productive home office, or all three. Whether you need extra space to grow, entertain, or simply unwind, this bonus area delivers. When the weather calls, head outside to the beautifully refurbished back deck overlooking a serene backyard framed by mature trees and lush hydrangeas - your own private retreat for morning coffee or weekend gatherings. Additional features include an attached carport, striking four-side brick curb appeal, and a corner lot that gives you space to breathe. And when you're ready to venture out, you'll love the unbeatable convenience - just minutes from I-675 and a short drive to the shopping, dining, and entertainment options Stockbridge has to offer. Homes with this much heart don't come along often. Don't miss your chance to make it yours!

2. 2026-04-08
   price $239,900 1523-char remark

   Show marketing remark (1523 chars)

   Welcome home to this timeless four-side brick gem, where classic charm meets everyday comfort. Perfectly positioned on a spacious corner lot, this 3-bedroom, 1.5-bath beauty offers the kind of character and quality that simply isn't built anymore. Step inside and feel instantly at ease in the inviting living room, anchored by a wood-burning fireplace that sets the tone for cozy evenings and cherished memories. The eat-in kitchen is both functional and welcoming, featuring a generous walk-in pantry loaded with shelving - plenty of room for all your ingredients, gadgets, and everything in between. Downstairs, the partially finished full basement opens the door to endless possibilities - envision a stylish den, the ultimate game room, a productive home office, or all three. Whether you need extra space to grow, entertain, or simply unwind, this bonus area delivers. When the weather calls, head outside to the beautifully refurbished back deck overlooking a serene backyard framed by mature trees and lush hydrangeas - your own private retreat for morning coffee or weekend gatherings. Additional features include an attached carport, striking four-side brick curb appeal, and a corner lot that gives you space to breathe. And when you're ready to venture out, you'll love the unbeatable convenience - just minutes from I-675 and a short drive to the shopping, dining, and entertainment options Stockbridge has to offer. Homes with this much heart don't come along often. Don't miss your chance to make it yours!

3. 2026-03-19
   price $243,500 1523-char remark

   Show marketing remark (1523 chars)

   Welcome home to this timeless four-side brick gem, where classic charm meets everyday comfort. Perfectly positioned on a spacious corner lot, this 3-bedroom, 1.5-bath beauty offers the kind of character and quality that simply isn't built anymore. Step inside and feel instantly at ease in the inviting living room, anchored by a wood-burning fireplace that sets the tone for cozy evenings and cherished memories. The eat-in kitchen is both functional and welcoming, featuring a generous walk-in pantry loaded with shelving - plenty of room for all your ingredients, gadgets, and everything in between. Downstairs, the partially finished full basement opens the door to endless possibilities - envision a stylish den, the ultimate game room, a productive home office, or all three. Whether you need extra space to grow, entertain, or simply unwind, this bonus area delivers. When the weather calls, head outside to the beautifully refurbished back deck overlooking a serene backyard framed by mature trees and lush hydrangeas - your own private retreat for morning coffee or weekend gatherings. Additional features include an attached carport, striking four-side brick curb appeal, and a corner lot that gives you space to breathe. And when you're ready to venture out, you'll love the unbeatable convenience - just minutes from I-675 and a short drive to the shopping, dining, and entertainment options Stockbridge has to offer. Homes with this much heart don't come along often. Don't miss your chance to make it yours!

4. 2026-02-23
   listed $244,900 New 1523-char remark

   Show marketing remark (1523 chars)

   Welcome home to this timeless four-side brick gem, where classic charm meets everyday comfort. Perfectly positioned on a spacious corner lot, this 3-bedroom, 1.5-bath beauty offers the kind of character and quality that simply isn't built anymore. Step inside and feel instantly at ease in the inviting living room, anchored by a wood-burning fireplace that sets the tone for cozy evenings and cherished memories. The eat-in kitchen is both functional and welcoming, featuring a generous walk-in pantry loaded with shelving - plenty of room for all your ingredients, gadgets, and everything in between. Downstairs, the partially finished full basement opens the door to endless possibilities - envision a stylish den, the ultimate game room, a productive home office, or all three. Whether you need extra space to grow, entertain, or simply unwind, this bonus area delivers. When the weather calls, head outside to the beautifully refurbished back deck overlooking a serene backyard framed by mature trees and lush hydrangeas - your own private retreat for morning coffee or weekend gatherings. Additional features include an attached carport, striking four-side brick curb appeal, and a corner lot that gives you space to breathe. And when you're ready to venture out, you'll love the unbeatable convenience - just minutes from I-675 and a short drive to the shopping, dining, and entertainment options Stockbridge has to offer. Homes with this much heart don't come along often. Don't miss your chance to make it yours!

5. 2025-08-11
   historical
6. 2025-07-24
   price $244,900
7. 2025-06-23
   listed $249,900 New
8. 2019-09-18
   soldstatus $53,500
9. 1991-01-08
   soldstatus $63,000
10. 1990-03-01
    soldstatus $73,000

ⓘ 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: $2,327 · $194/mo
• Projected year-2 tax: $2,327 · $194/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 ≥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: $22,919
• − Mortgage interest: −$13,438
• − Property taxes: −$2,327
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$6,979
• Taxable loss: −$4,691
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $609/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: 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 (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 0.56)
• 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 · 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: ▼ -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

+228.6% since first listed

10 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-04-08 Price Changed $239,900 GAMLS
• 2026-03-19 Price Changed $243,500 GAMLS
• 2026-02-23 Listed $244,900 GAMLS
• 2025-08-11 Listing Removed — GAMLS
• 2025-07-24 Price Changed $244,900 GAMLS
• 2025-06-23 Listed $249,900 GAMLS
• 2019-09-18 Sold (Public Records) $53,500 Public Records
• 1991-01-08 Sold (Public Records) $63,000 Public Records
• 1990-03-01 Sold (Public Records) $73,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,327 · +1.4% YoY. Source: county tax records.