203 Farmbrook Pkwy · Stonecrest, GA 30281

$185,000

3 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 95 Days on market

Built 1987 0.64 ac lot $123/sqft · 7% below area Est $256k · 28% 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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Henry County location convenient to everything yet tucked away on large .64 acre lot with NO BACKYARD NEIGHBORS - only wooded view beyond fence. SPACE ABOUNDS in this value priced functional layout in two large living areas - one with stone masonry fireplace while the other with exterior access offers the potential to be a bonus room, home office or home school room - the flexibility of this floor plan offers endless options including separating out into multiple functional spaces as your needs evolve. Kitchen has newer tile, granite counters and loads of cabinet and counter space with dining area featuring bay window overlooking the tree shaded backyard. Bathrooms updated with newer tile, counters and fixtures including whirlpool tub. Screened porch and full length front porch not only offer charm, but extend your living space outdoors. Two nice sized sheds in fenced backyard extend storage space. Your lifestyle improvement awaits in this convenient location to so many life enhancing opportunities - within walking distance you'll find Fairview Recreation Center offering 2 full gyms available for indoor basketball and other sports, indoor walking track 1/15th of a mile as well as a community center in addition to the other spaces available for rental and full workout facility with professional gym equipment. Mere minutes to Wolf Mountain, Panola Mountain Golf Course, Panola Shoals Trailhead, Miners Creek Park, Panola Mountain State Park as well as shopping, restaurants and schools. Don't let this special offer pass you by... Fall into your new life in this spacious ranch on large, tree shaded lot!

Key facts

• Large lot
• Screened porch
• Wooded view

Tags

• LARGE LOT
• WOODED VIEW
• STONE MASONRY FIREPLACE
• SCREENED PORCH
• FULL LENGTH FRONT PORCH
• TWO SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $65 ($780/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 $182k (1.5% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.1% in Stonecrest — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 31% 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 $6k 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 95 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $185k implies a 151% 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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 8.5

CMA / ARV

• ARV (median comp): $255,527
• List price: $185,000
• Delta: -27.60%
• 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
1411 Fairview Dr	0.19mi	3/2.0	1,447 (-3%)	1mo	$230,000	$159	84
122 Farmbrook Trl	0.30mi	3/2.0	1,542 (+3%)	2mo	$248,000	$161	79
108 Fairview Pl	0.31mi	4/2.0 (+1)	1,472 (-2%)	1mo	$105,000	$71	77
225 Farmbrook Pkwy	0.33mi	3/2.0	1,597 (+7%)	1mo	$225,000	$141	73
357 Falling Timber Ct	0.66mi	3/2.0	1,536 (+2%)	2mo	$245,000	$160	63
222 Farmbrook Pkwy	0.31mi	3/2.0	1,683 (+12%)	4mo	$250,000	$149	61
233 Farmbrook Pkwy	0.44mi	3/2.0	1,511 (+1%)	21mo	$240,000	$159	60
239 Farmbrook Pkwy	0.50mi	3/2.0	1,363 (-9%)	3mo	$250,000	$183	59
109 Farmbrook Trl	0.11mi	3/2.0	1,706 (+14%)	22mo	$260,000	$152	54
109 Park Cir	0.45mi	3/2.0	1,632 (+9%)	14mo	$244,000	$150	52
104 Park Cir	0.45mi	3/2.0	1,710 (+14%)	8mo	$239,000	$140	49
303 Farmbrook Pt	0.49mi	3/2.0	1,696 (+13%)	19mo	$238,000	$140	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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-29,573
• Equity at exit: $27,584

10-year hold

• IRR: -12.8%
• Equity multiple: 0.32×
• Total profit: $-35,101
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$327 /mo · $3,924/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $65

Break-even live

Break-even rent $1,740

Max offer price $185,000

Occupancy floor 91%

Sensitivity live

Price	-10% $170	-5% $117	+0% $65	+5% $13	+10% $-40
Rent	-10% $-79	-5% $-7	+0% $65	+5% $137	+10% $209
Rate	-1.0pp $158	-0.5pp $112	base $65	+0.5pp $17	+1.0pp $-32

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1069 Estates Ct Stockbridge, GA	3.0	2.0	1476	$1,746	$1.18	44d	1	0.80mi
285 Lakeshore Dr Stockbridge, GA	3.0	2.0	1411	$1,895	$1.34	22d	1	1.20mi
25 Berryman Ln Stockbridge, GA	3.0	2.0	1200	$1,640	$1.37	13d	1	1.34mi
135 Wildwood Dr Stockbridge, GA	3.0	1.0	1012	$1,460	$1.44	44d	1	1.45mi

Listing history 23 events

1. 2026-03-10
   price $185,000 1624-char remark

   Show marketing remark (1624 chars)

   Henry County location convenient to everything yet tucked away on large .64 acre lot with NO BACKYARD NEIGHBORS - only wooded view beyond fence. SPACE ABOUNDS in this value priced functional layout in two large living areas - one with stone masonry fireplace while the other with exterior access offers the potential to be a bonus room, home office or home school room - the flexibility of this floor plan offers endless options including separating out into multiple functional spaces as your needs evolve. Kitchen has newer tile, granite counters and loads of cabinet and counter space with dining area featuring bay window overlooking the tree shaded backyard. Bathrooms updated with newer tile, counters and fixtures including whirlpool tub. Screened porch and full length front porch not only offer charm, but extend your living space outdoors. Two nice sized sheds in fenced backyard extend storage space. Your lifestyle improvement awaits in this convenient location to so many life enhancing opportunities - within walking distance you'll find Fairview Recreation Center offering 2 full gyms available for indoor basketball and other sports, indoor walking track 1/15th of a mile as well as a community center in addition to the other spaces available for rental and full workout facility with professional gym equipment. Mere minutes to Wolf Mountain, Panola Mountain Golf Course, Panola Shoals Trailhead, Miners Creek Park, Panola Mountain State Park as well as shopping, restaurants and schools. Don't let this special offer pass you by... Fall into your new life in this spacious ranch on large, tree shaded lot!

2. 2026-02-13
   historical
3. 2026-01-30
   historical
4. 2026-01-16
   historical
5. 2025-11-06
   price $195,000
6. 2025-10-01
   price $205,000
7. 2025-09-29
   listed $195,000 New 1624-char remark

   Show marketing remark (1624 chars)

   Henry County location convenient to everything yet tucked away on large .64 acre lot with NO BACKYARD NEIGHBORS - only wooded view beyond fence. SPACE ABOUNDS in this value priced functional layout in two large living areas - one with stone masonry fireplace while the other with exterior access offers the potential to be a bonus room, home office or home school room - the flexibility of this floor plan offers endless options including separating out into multiple functional spaces as your needs evolve. Kitchen has newer tile, granite counters and loads of cabinet and counter space with dining area featuring bay window overlooking the tree shaded backyard. Bathrooms updated with newer tile, counters and fixtures including whirlpool tub. Screened porch and full length front porch not only offer charm, but extend your living space outdoors. Two nice sized sheds in fenced backyard extend storage space. Your lifestyle improvement awaits in this convenient location to so many life enhancing opportunities - within walking distance you'll find Fairview Recreation Center offering 2 full gyms available for indoor basketball and other sports, indoor walking track 1/15th of a mile as well as a community center in addition to the other spaces available for rental and full workout facility with professional gym equipment. Mere minutes to Wolf Mountain, Panola Mountain Golf Course, Panola Shoals Trailhead, Miners Creek Park, Panola Mountain State Park as well as shopping, restaurants and schools. Don't let this special offer pass you by... Fall into your new life in this spacious ranch on large, tree shaded lot!

8. 2025-09-29
   listed $195,000 New

   Show marketing remark (1624 chars)

   Henry County location convenient to everything yet tucked away on large .64 acre lot with NO BACKYARD NEIGHBORS - only wooded view beyond fence. SPACE ABOUNDS in this value priced functional layout in two large living areas - one with stone masonry fireplace while the other with exterior access offers the potential to be a bonus room, home office or home school room - the flexibility of this floor plan offers endless options including separating out into multiple functional spaces as your needs evolve. Kitchen has newer tile, granite counters and loads of cabinet and counter space with dining area featuring bay window overlooking the tree shaded backyard. Bathrooms updated with newer tile, counters and fixtures including whirlpool tub. Screened porch and full length front porch not only offer charm, but extend your living space outdoors. Two nice sized sheds in fenced backyard extend storage space. Your lifestyle improvement awaits in this convenient location to so many life enhancing opportunities - within walking distance you'll find Fairview Recreation Center offering 2 full gyms available for indoor basketball and other sports, indoor walking track 1/15th of a mile as well as a community center in addition to the other spaces available for rental and full workout facility with professional gym equipment. Mere minutes to Wolf Mountain, Panola Mountain Golf Course, Panola Shoals Trailhead, Miners Creek Park, Panola Mountain State Park as well as shopping, restaurants and schools. Don't let this special offer pass you by... Fall into your new life in this spacious ranch on large, tree shaded lot!

9. 2025-09-29
   listed $195,000 New

   Show marketing remark (1624 chars)

   Henry County location convenient to everything yet tucked away on large .64 acre lot with NO BACKYARD NEIGHBORS - only wooded view beyond fence. SPACE ABOUNDS in this value priced functional layout in two large living areas - one with stone masonry fireplace while the other with exterior access offers the potential to be a bonus room, home office or home school room - the flexibility of this floor plan offers endless options including separating out into multiple functional spaces as your needs evolve. Kitchen has newer tile, granite counters and loads of cabinet and counter space with dining area featuring bay window overlooking the tree shaded backyard. Bathrooms updated with newer tile, counters and fixtures including whirlpool tub. Screened porch and full length front porch not only offer charm, but extend your living space outdoors. Two nice sized sheds in fenced backyard extend storage space. Your lifestyle improvement awaits in this convenient location to so many life enhancing opportunities - within walking distance you'll find Fairview Recreation Center offering 2 full gyms available for indoor basketball and other sports, indoor walking track 1/15th of a mile as well as a community center in addition to the other spaces available for rental and full workout facility with professional gym equipment. Mere minutes to Wolf Mountain, Panola Mountain Golf Course, Panola Shoals Trailhead, Miners Creek Park, Panola Mountain State Park as well as shopping, restaurants and schools. Don't let this special offer pass you by... Fall into your new life in this spacious ranch on large, tree shaded lot!

10. 2025-09-29
    listed $215,000 New

    Show marketing remark (1624 chars)

    Henry County location convenient to everything yet tucked away on large .64 acre lot with NO BACKYARD NEIGHBORS - only wooded view beyond fence. SPACE ABOUNDS in this value priced functional layout in two large living areas - one with stone masonry fireplace while the other with exterior access offers the potential to be a bonus room, home office or home school room - the flexibility of this floor plan offers endless options including separating out into multiple functional spaces as your needs evolve. Kitchen has newer tile, granite counters and loads of cabinet and counter space with dining area featuring bay window overlooking the tree shaded backyard. Bathrooms updated with newer tile, counters and fixtures including whirlpool tub. Screened porch and full length front porch not only offer charm, but extend your living space outdoors. Two nice sized sheds in fenced backyard extend storage space. Your lifestyle improvement awaits in this convenient location to so many life enhancing opportunities - within walking distance you'll find Fairview Recreation Center offering 2 full gyms available for indoor basketball and other sports, indoor walking track 1/15th of a mile as well as a community center in addition to the other spaces available for rental and full workout facility with professional gym equipment. Mere minutes to Wolf Mountain, Panola Mountain Golf Course, Panola Shoals Trailhead, Miners Creek Park, Panola Mountain State Park as well as shopping, restaurants and schools. Don't let this special offer pass you by... Fall into your new life in this spacious ranch on large, tree shaded lot!

11. 2025-09-26
    historical
12. 2024-12-31
    historical
13. 2024-12-31
    historical
14. 2024-10-24
    price $209,000
15. 2024-09-05
    price $220,000
16. 2024-09-05
    price $220,000
17. 2024-08-16
    price $235,000
18. 2024-08-16
    price $235,000
19. 2024-08-12
    listed $215,000 New
20. 2024-08-12
    listed $245,000 Active
21. 2024-08-12
    listed $245,000 New
22. 1987-05-26
    soldstatus $73,700
23. 1987-01-26
    soldstatus $57,000

ⓘ 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: $3,924 · $327/mo
• Projected year-2 tax: $3,924 · $327/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 5/10 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,862
• − Mortgage interest: −$10,363
• − Property taxes: −$3,924
• − Insurance: −$925
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$5,382
• Taxable loss: −$2,229
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $1,315/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 — Stonecrest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Henry County · 316,359 people
• City population: 106,165
• 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

+224.6% since first listed

23 events — show timeline

• 2026-03-10 Price Changed $185,000 GAMLS
• 2026-02-13 Listing Removed — GAMLS
• 2026-01-30 Listing Removed — GAMLS
• 2026-01-16 Listing Removed — GAMLS
• 2025-11-06 Price Changed $195,000 GAMLS
• 2025-10-01 Price Changed $205,000 GAMLS
• 2025-09-29 Listed $215,000 GAMLS
• 2025-09-29 Listed $195,000 GAMLS
• 2025-09-29 Listed $195,000 GAMLS
• 2025-09-29 Listed $195,000 GAMLS
• 2025-09-26 Listing Removed — GAMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-10-24 Price Changed $209,000 GAMLS
• 2024-09-05 Price Changed $220,000 GAMLS
• 2024-09-05 Price Changed $220,000 FMLS
• 2024-08-16 Price Changed $235,000 GAMLS
• 2024-08-16 Price Changed $235,000 FMLS
• 2024-08-12 Listed $245,000 GAMLS
• 2024-08-12 Listed $245,000 FMLS
• 2024-08-12 Listed $215,000 GAMLS
• 1987-05-26 Sold (Public Records) $73,700 Public Records
• 1987-01-26 Sold (Public Records) $57,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $3,924 · -5.3% YoY. Source: county tax records.