390 Charlotte Blvd · Stockbridge, GA 30281

$169,000

3 bd · 1.5 ba · 1,226 sqft · SingleFamily public records · 149 Days on market

Built 1971 0.90 ac lot $138/sqft · 24% below area Est $224k · 24% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick ranch located in Stockbridge on approximately 0.9 acres. One-level home with three bedrooms and one full bath, set on a quiet residential street with mature trees. This home is located in the Cotton Indian school district, and Stockbridge offers easy access to I-75 along with shopping, dining, and local parks close by. This property is available individually or as part of a larger investment portfolio. Seller will consider terms on individual properties. Ask about additional available locations. Shown by appointment only.

Key facts

• Easy access to i-75
• Brick ranch
• Mature trees

Tags

• BRICK RANCH
• QUIET RESIDENTIAL STREET
• MATURE TREES
• EASY ACCESS TO I-75
• SHOPPING DINING LOCAL PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 flat; 586 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $5k 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 149 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $169k implies a 112% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (median comp): $223,709
• List price: $169,000
• Delta: -24.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Brown Rd	0.09mi	4/2.0 (+1)	1,256 (+2%)	21mo	$243,000	$193	67
217 Briarpatch Ct	0.74mi	3/2.0	1,228 (+0%)	4mo	$135,000	$110	60
170 Scott Blvd	0.26mi	3/1.0	1,090 (-11%)	19mo	$135,000	$124	52
110 Pinehurst Dr	0.48mi	3/2.0	1,180 (-4%)	22mo	$235,000	$199	51
80 Guthrie Pl	0.27mi	4/2.0 (+1)	1,354 (+10%)	21mo	$225,000	$166	46
240 Briarcliff Pl	0.67mi	4/2.0 (+1)	1,394 (+14%)	5mo	$249,000	$179	35
150 Oakland Blvd	0.59mi	3/2.0	1,405 (+15%)	16mo	$239,000	$170	33

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-15,986
• Equity at exit: $25,198

10-year hold

• IRR: -3.2%
• Equity multiple: 0.80×
• Total profit: $-9,263
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$886
• Tax from tax record: −$252 /mo · $3,027/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $239

Break-even live

Break-even rent $1,530

Max offer price $169,000

Occupancy floor 82%

Sensitivity live

Price	-10% $334	-5% $286	+0% $239	+5% $191	+10% $143
Rent	-10% $94	-5% $166	+0% $239	+5% $311	+10% $383
Rate	-1.0pp $324	-0.5pp $281	base $239	+0.5pp $195	+1.0pp $150

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Pinehurst Dr Stockbridge, GA	3.0	2.0	1200	$1,595	$1.33	12d	1	0.37mi
245 Pinehurst Dr Stockbridge, GA	3.0	2.0	1340	$1,706	$1.27	44d	1	0.38mi
217 Briarpatch Ct Stockbridge, GA	3.0	2.0	1228	$1,995	$1.62	44d	1	0.75mi
10 Glenwood Way Stockbridge, GA	1.0–3.0	1.0–2.0	981	$1,821	$1.86	0d	23	0.84mi
119 Lambert Dr Stockbridge, GA	3.0	2.0	1392	$1,800	$1.29	5d	1	0.95mi
15 Dixie Dr Stockbridge, GA	3.0	1.0	864	$1,700	$1.97	44d	1	1.01mi
115 Rock Quarry Rd Stockbridge, GA	2.0	1.0–2.0	1020	$1,349	$1.32	2d	6	1.13mi
700 Rock Quarry Rd Unit 619 Stockbridge, GA	2.0	2.0	1186	$2,125	$1.79	44d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $169,000 Active 149 DOM
2. 2026-06-17
   days on market $169,000 Active 148 DOM
3. 2026-06-16
   days on market $169,000 Active 147 DOM
4. 2026-06-15
   days on market $169,000 Active 146 DOM
5. 2026-06-13
   days on market $169,000 Active 144 DOM
6. 2026-06-09
   days on market $169,000 Active 140 DOM
7. 2026-06-08
   days on market $169,000 Active 139 DOM
8. 2026-06-07
   days on market $169,000 Active 138 DOM
9. 2026-06-04
   days on market $169,000 Active 135 DOM
10. 2026-06-03
    days on market $169,000 Active 134 DOM
11. 2026-06-02
    days on market $169,000 Active 133 DOM
12. 2026-06-01
    days on market $169,000 Active 132 DOM
13. 2026-05-31
    days on market $169,000 Active 131 DOM
14. 2026-01-19
    listed $169,000 New 543-char remark

    Show marketing remark (543 chars)

    Brick ranch located in Stockbridge on approximately 0.9 acres. One-level home with three bedrooms and one full bath, set on a quiet residential street with mature trees. This home is located in the Cotton Indian school district, and Stockbridge offers easy access to I-75 along with shopping, dining, and local parks close by. This property is available individually or as part of a larger investment portfolio. Seller will consider terms on individual properties. Ask about additional available locations. Shown by appointment only.

15. 2003-07-23
    soldstatus $79,900

ⓘ 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: $3,027 · $252/mo
• Projected year-2 tax: $3,027 · $252/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 · 17 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: $21,986
• − Mortgage interest: −$9,467
• − Property taxes: −$3,027
• − Insurance: −$845
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$4,916
• Taxable income: $214
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,811/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): 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

+111.5% since first listed

2 events — show timeline

• 2026-01-19 Listed $169,000 GAMLS
• 2003-07-23 Sold (Public Records) $79,900 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,027 · +4.5% YoY. Source: county tax records.