365 Cook Dr · Stockbridge, GA 30294

$300,000

4 bd · 2.0 ba · 1,850 sqft · SingleFamily public records · 33 Days on market

Built 1995 2.70 ac lot $162/sqft · 10% above area Est $274k · 10% over

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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 +17.2/30.0
• DSCR +5.4/10.0
• Rent growth +3.6/5.0
• 1% rule +3.3/10.0
• ARV discount +3.2/15.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your perfect home in this beautifully maintained ranch-style residence, designed to meet the needs of modern families. Featuring four spacious bedrooms and two full bathrooms, the property boasts ample closet space for all your storage needs. Enjoy an inviting open-concept living area, a generous kitchen and dining space ideal for gatherings, and a large backyard with a patio that's perfect for entertaining guests or relaxing outdoors. This move-in ready home offers both comfort and functionality-don't miss your chance to make it yours!

Key facts

• Large backyard
• Patio
• 2.7 acre lot

Tags

• RANCH-STYLE RESIDENCE
• OPEN-CONCEPT LIVING AREA
• LARGE BACKYARD
• PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $249k (17.0% below list).
• Recommended offer: $249k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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 fast (+4.6%/yr); 244 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 37% of the median local income ($80k/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.
• 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 33 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $300k implies a 100% 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 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,111 (17.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $273,756
• List price: $300,000
• Delta: 20.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Oakridge Dr	0.62mi	3/2.0 (-1)	1,752 (-5%)	8mo	$253,300	$145	51
4865 Brookstone Pkwy	0.71mi	4/2.0	1,957 (+6%)	19mo	$229,900	$117	41
120 Lakeside Dr	0.57mi	3/2.0 (-1)	1,580 (-15%)	10mo	$240,000	$152	35

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-31,011
• Equity at exit: $44,731

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $6,925
• Equity at exit: $25,939

Cash invested: $84,000 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 244
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $217

Break-even live

Break-even rent $2,217

Max offer price $300,000

Occupancy floor 86%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Gabion Loop Ellenwood, GA	4.0	2.5	2564	$2,500	$0.98	24d	1	0.58mi
3971 Brookstone Ct Ellenwood, GA	4.0	2.5	1891	$2,256	$1.19	5d	1	0.68mi
4910 Brookstone Pkwy Ellenwood, GA	4.0	3.0	1728	$1,995	$1.15	1d	1	0.73mi
65 Juliana Dr Ellenwood, GA	4.0	2.5	2000	$5,200	$2.60	43d	1	0.83mi
85 Wilhelmina Dr Ellenwood, GA	3.0	2.0	1600	$4,900	$3.06	43d	1	0.97mi
101 Bond Lake Dr Ellenwood, GA	3.0	2.5	2514	$2,604	$1.04	19d	1	1.00mi
4676 Tara Creek Trl Ellenwood, GA	4.0	3.0	2188	$2,036	$0.93	4d	1	1.01mi
4595 Westminster Dr Ellenwood, GA	3.0	2.5	1689	$2,055	$1.22	20d	1	1.03mi
85 Derby Country Dr Ellenwood, GA	3.0	2.0	1273	$1,895	$1.49	24d	1	1.28mi
4798 Moss Trce Ellenwood, GA	3.0	2.5	1730	$1,990	$1.15	24d	1	1.34mi
228 Solomon Dr Ellenwood, GA	3.0	2.5	2005	$2,150	$1.07	43d	1	1.46mi

Listing history 46 events

1. 2026-06-18
   days on market $300,000 Active 33 DOM
2. 2026-06-17
   days on market $300,000 Active 32 DOM
3. 2026-06-16
   days on market $300,000 Active 31 DOM
4. 2026-06-15
   price $300,000 Active 30 DOM
5. 2026-06-15
   days on market $325,000 Active 30 DOM
6. 2026-06-13
   days on market $325,000 Active 28 DOM
7. 2026-06-09
   days on market $325,000 Active 24 DOM
8. 2026-06-08
   days on market $325,000 Active 23 DOM
9. 2026-06-07
   days on market $325,000 Active 22 DOM
10. 2026-06-04
    days on market $325,000 Active 19 DOM
11. 2026-06-03
    days on market $325,000 Active 18 DOM
12. 2026-06-02
    days on market $325,000 Active 17 DOM
13. 2026-06-01
    days on market $325,000 Active 16 DOM
14. 2026-05-31
    days on market $325,000 Active 15 DOM
15. 2026-05-15
    historical

    Show marketing remark (551 chars)

    Discover your perfect home in this beautifully maintained ranch-style residence, designed to meet the needs of modern families. Featuring four spacious bedrooms and two full bathrooms, the property boasts ample closet space for all your storage needs. Enjoy an inviting open-concept living area, a generous kitchen and dining space ideal for gatherings, and a large backyard with a patio that's perfect for entertaining guests or relaxing outdoors. This move-in ready home offers both comfort and functionality-don't miss your chance to make it yours!

16. 2026-05-15
    listed $325,000 Active 551-char remark

    Show marketing remark (551 chars)

    Discover your perfect home in this beautifully maintained ranch-style residence, designed to meet the needs of modern families. Featuring four spacious bedrooms and two full bathrooms, the property boasts ample closet space for all your storage needs. Enjoy an inviting open-concept living area, a generous kitchen and dining space ideal for gatherings, and a large backyard with a patio that's perfect for entertaining guests or relaxing outdoors. This move-in ready home offers both comfort and functionality-don't miss your chance to make it yours!

17. 2026-05-15
    historical

    Show marketing remark (551 chars)

    Discover your perfect home in this beautifully maintained ranch-style residence, designed to meet the needs of modern families. Featuring four spacious bedrooms and two full bathrooms, the property boasts ample closet space for all your storage needs. Enjoy an inviting open-concept living area, a generous kitchen and dining space ideal for gatherings, and a large backyard with a patio that's perfect for entertaining guests or relaxing outdoors. This move-in ready home offers both comfort and functionality-don't miss your chance to make it yours!

18. 2026-05-12
    price $325,000
19. 2026-05-12
    price $325,000
20. 2026-04-21
    price $330,000
21. 2026-04-21
    price $330,000
22. 2026-04-06
    listed $335,000 New
23. 2026-04-06
    listed $335,000 Active
24. 2026-04-06
    listed $325,000 New
25. 2025-10-16
    historical
26. 2025-10-16
    historical
27. 2025-08-06
    listed $325,000 Active
28. 2025-08-06
    listed $325,000 New
29. 2018-10-03
    historical
30. 2018-10-02
    status Back on Market
31. 2018-05-25
    status Under Contract
32. 2018-05-08
    listed $149,900 New
33. 2016-12-01
    historical
34. 2016-08-24
    price $134,900
35. 2016-07-19
    listed $139,900 New
36. 2016-07-01
    historical
37. 2016-05-24
    status Back on Market
38. 2016-05-20
    status Under Contract
39. 2016-03-11
    status Under Contract
40. 2015-07-24
    price $155,000
41. 2015-07-15
    status Active
42. 2015-07-11
    historical
43. 2015-06-30
    listed $160,000 New
44. 2008-03-24
    soldstatus $150,000
45. 2008-03-10
    soldstatus $150,000
46. 2007-11-30
    listed $150,000

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$2,122/yr (+$177/mo · 332.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,893
• − Mortgage interest: −$16,805
• − Property taxes: −$638
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$8,727
• Taxable loss: −$2,560
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $3,213/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): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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: Predominantly Black (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+116.7% since first listed

32 events — show timeline

• 2026-05-15 Listing Removed — FMLS
• 2026-05-15 Listed $325,000 FMLS
• 2026-05-15 Listing Removed — GAMLS
• 2026-05-12 Price Changed $325,000 FMLS
• 2026-05-12 Price Changed $325,000 GAMLS
• 2026-04-21 Price Changed $330,000 FMLS
• 2026-04-21 Price Changed $330,000 GAMLS
• 2026-04-06 Listed $325,000 GAMLS
• 2026-04-06 Listed $335,000 FMLS
• 2026-04-06 Listed $335,000 GAMLS
• 2025-10-16 Listing Removed — GAMLS
• 2025-10-16 Listing Removed — FMLS
• 2025-08-06 Listed $325,000 GAMLS
• 2025-08-06 Listed $325,000 FMLS
• 2018-10-03 Listing Removed — GAMLS
• 2018-10-02 Relisted — GAMLS
• 2018-05-25 Pending — GAMLS
• 2018-05-08 Listed $149,900 GAMLS
• 2016-12-01 Listing Removed — GAMLS
• 2016-08-24 Price Changed $134,900 GAMLS
• 2016-07-19 Listed $139,900 GAMLS
• 2016-07-01 Listing Removed — GAMLS
• 2016-05-24 Relisted — GAMLS
• 2016-05-20 Pending — GAMLS
• 2016-03-11 Pending — GAMLS
• 2015-07-24 Price Changed $155,000 GAMLS
• 2015-07-15 Relisted — GAMLS
• 2015-07-11 Listing Removed — GAMLS
• 2015-06-30 Listed $160,000 GAMLS
• 2008-03-24 Sold (Public Records) $150,000 Public Records
• 2008-03-10 Sold (MLS) $150,000 FMLS
• 2007-11-30 Listed $150,000 FMLS

Property tax history

-6.3%/yr

Latest (2025): $638 · -2.5% YoY. Source: county tax records.