7600 Becker Ct · Stockbridge, GA 30236

$180,000

3 bd · 2.0 ba · 1,210 sqft · SingleFamily public records · 27 Days on market

Built 1975 0.26 ac lot $149/sqft · 25% below area Est $241k · 25% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and affordable hidden gem in Jonesboro, GA 30236, priced under $200,000 and offering exceptional value below market price. This well-maintained 3-bedroom, 1-bath home is perfect for first-time homebuyers or savvy investors seeking a great opportunity in a convenient Clayton County location. Inside, you’ll find a comfortable and functional layout featuring a bright living area, a well-designed kitchen with easy flow, and three nicely sized bedrooms. The centrally located full bathroom adds to the home’s practical appeal. A versatile bonus room provides additional space that can easily serve as a 4th bedroom, home office, or flex space to suit your needs.

Key facts

• Spacious backyard
• Screened-in patio
• Level lot

Tags

• SCREENED-IN PATIO
• LEVEL LOT
• SPACIOUS BACKYARD
• NO HOA
• EASY ACCESS TO ATLANTA

Property features AI

Exterior

• Parking: Carport (1 covered space); Total of 1 parking space
• Utilities: Central air conditioning; Public water; Public sewer; Electricity available; Natural gas available
• Home design: One-story home; Resale property
• Construction: Aluminum siding and brick veneer exterior; Asbestos shingle roof; Slab foundation
• Exterior features: Covered, deck and enclosed patio/porch; Other exterior features

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Cabinets
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on the main level
• Interior features: Open concept dining area; Family room; No common walls; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• 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.
• Zoned schools: James Jackson Elementary School (math 5% / reading 24%, grade F, #988 of 1,228 statewide, top 81%, 633 students, 90% FRL); M. D. Roberts Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 852 students, 90% FRL).
• Market conditions: Rents rising (+2.1%/yr); 265 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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 $5k 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 27 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (median comp): $241,437
• List price: $180,000
• Delta: -25.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7600 Becker Ct	0.00mi	3/1.0	1,210 (0%)	0mo	$169,000	$140	96
2730 Old South Dr	0.07mi	3/2.0	1,120 (-7%)	1mo	$184,000	$164	84
7595 Teton Ct	0.04mi	3/2.0	1,222 (+1%)	16mo	$218,000	$178	83
7641 Kevin Pl	0.22mi	3/2.0	1,290 (+7%)	8mo	$190,000	$147	72
2900 Kevin Ln	0.33mi	3/2.0	1,369 (+13%)	12mo	$120,000	$88	53
2916 Kevin Ln	0.36mi	3/2.0	1,378 (+14%)	17mo	$179,900	$131	46

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-16,349
• Equity at exit: $26,839

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,954
• Equity at exit: $15,563

Cash invested: $50,400 (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 30236

• Rents YoY: 2.1%
• Active inventory: 265
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$944
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $225

Break-even live

Break-even rent $1,542

Max offer price $180,000

Occupancy floor 83%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7538 Fielder Rd Jonesboro, GA	3.0	3.0	1456	$1,779	$1.22	3d	1	0.17mi
2615 Mount Zion Pkwy Jonesboro, GA	1.0–3.0	1.0–2.0	1049	$1,784	$1.70	3d	10	0.33mi
100 Carrington Park Jonesboro, GA	1.0–3.0	1.0–2.0	1008	$1,789	$1.77	1d	15	0.50mi
2447 Reeves Creek Rd Jonesboro, GA	3.0	2.0	1458	$1,725	$1.18	44d	1	0.66mi
1 Hatcher Dr Stockbridge, GA	1.0–3.0	1.0–2.0	1048	$2,905	$2.77	1d	42	0.79mi
2887 Botany Dr Jonesboro, GA	3.0	2.0	1372	$1,645	$1.20	5d	1	0.84mi
3110 Mount Zion Rd Stockbridge, GA	2.0–3.0	1.0–2.0	1350	$1,550	$1.15	5d	2	0.94mi
2822 Chelsey Trl Jonesboro, GA	4.0	2.0	1225	$1,725	$1.41	44d	1	1.01mi
3156 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1149	$1,795	$1.56	1d	15	1.02mi
7177 Hazelwood Dr Jonesboro, GA	3.0	2.0	1358	$1,750	$1.29	44d	1	1.15mi
3196 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1095	$1,885	$1.72	2d	27	1.21mi
2465 Richardson Pkwy Morrow, GA	1.0–3.0	1.0–2.0	1002	$2,209	$2.20	3d	22	1.22mi
3051 Brook Hollow Dr Rex, GA	3.0	1.5	1070	$1,630	$1.52	44d	1	1.30mi
3384 Mount Zion Rd Stockbridge, GA	4.0	3.0	1448	$1,950	$1.35	44d	1	1.31mi
3386 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	905	$1,675	$1.85	2d	65	1.42mi
3470 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	973	$2,021	$2.08	18d	10	1.43mi
3470 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	973	$1,584	$1.63	22d	23	1.43mi
6875 Fielder Ct Rex, GA	3.0	2.0	1148	$1,835	$1.60	2d	1	1.44mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	44d	1	1.47mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	24d	1	1.47mi

Listing history 2 events

1. 2026-04-27
   listed $180,000 Active 1584-char remark
2. 1998-07-07
   soldstatus $67,000

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $2,390 · $199/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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,927
• − Mortgage interest: −$10,083
• − Property taxes: −$2,390
• − Insurance: −$900
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$5,236
• Taxable loss: −$191
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $2,751/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): 50,089
• Household income: $66,973
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2024.0

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 64% White 14% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 10% Vietnamese 3% French/Haitian/Cajun 2%

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: ▼ -137.02%
• Current HPI: 204.1778
• Rent YoY: ▲ 2.15%
• 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

+152.2% since first listed

4 events — show timeline

• 2026-06-17 Sold (MLS) $169,000 FMLS
• 2026-05-28 Pending — FMLS
• 2026-04-27 Listed $180,000 FMLS
• 1998-07-07 Sold (Public Records) $67,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,390 · +1.7% YoY. Source: county tax records.