4289 Rex Rd · Stockbridge, GA 30273

$181,000

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 84 Days on market

Built 1976 0.41 ac lot $127/sqft · 21% below area Est $228k · 21% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.9/10.0
• 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 into a comfortable and inviting home that offers a layout designed for both everyday living and easy entertaining. The main living space provides a great setting to relax or gather, flowing naturally into the dining area and kitchen for a connected feel. The bedrooms offer a retreat with flexibility to fit your needs, while the overall layout creates a sense of space and functionality. Step outside to a backyard with room to unwind, host, or create your own outdoor escape. Conveniently located near major roadways, shopping, and dining, this home offers a balance of comfort and accessibility.

Key facts

• Dining area
• Backyard
• Main living space

Tags

• MAIN LIVING SPACE
• DINING AREA
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $181k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $181k).
• Recommended offer: $170k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 32% 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 $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 84 days — a 6% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,140 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.09% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 7.6

CMA / ARV

• ARV (median comp): $227,788
• List price: $181,000
• Delta: -20.54%
• 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
350 Wilkerson Rd	0.12mi	3/2.0	1,488 (+4%)	7mo	$254,900	$171	81
326 Barr Cir NW	0.24mi	3/2.0	1,400 (-2%)	18mo	$212,420	$152	71
260 Remington Trl	0.51mi	4/3.0 (+1)	1,512 (+6%)	4mo	$275,000	$182	54
4055 Rex Rd	0.46mi	3/2.0	1,512 (+6%)	18mo	$235,000	$155	54
40 Derby Country Dr	0.65mi	3/2.0	1,352 (-5%)	13mo	$180,000	$133	50
305 Belmont Farms Dr	0.51mi	3/2.0	1,231 (-14%)	5mo	$185,000	$150	50
5659 Rex Mill Crk	0.74mi	3/2.0	1,471 (+3%)	16mo	$259,200	$176	47
265 Belmont Farms Dr	0.61mi	3/2.0	1,363 (-4%)	24mo	$245,000	$180	44
241 Lariat Ln	0.41mi	3/2.0	1,231 (-14%)	17mo	$239,220	$194	44
5711 Rally Ct	0.39mi	3/2.0	1,632 (+15%)	17mo	$230,000	$141	44
20 Roundup Pl	0.73mi	3/2.0	1,585 (+11%)	6mo	$210,000	$132	42
325 Winchester Ct	0.48mi	3/2.0	1,219 (-14%)	23mo	$224,000	$184	34

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-19,200
• Equity at exit: $26,988

10-year hold

• IRR: -4.2%
• Equity multiple: 0.75×
• Total profit: $-12,852
• Equity at exit: $15,650

Cash invested: $50,680 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$949
• Tax from tax record: −$321 /mo · $3,854/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $213

Break-even live

Break-even rent $1,703

Max offer price $181,000

Occupancy floor 84%

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: $45,250
• Closing costs: $5,430
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Wagon Wheel Dr Rex, GA	3.0	2.0	1404	$1,350	$0.96	5d	1	0.40mi
85 Derby Country Dr Ellenwood, GA	3.0	2.0	1273	$1,895	$1.49	24d	1	0.64mi
5832 Mays Ridge Ct Rex, GA	4.0	3.0	1408	$2,020	$1.43	43d	1	0.66mi
5894 Homestead Cir Rex, GA	3.0	2.0	1462	$1,890	$1.29	5d	1	0.81mi
5900 Homestead Cir Rex, GA	3.0	2.0	1544	$1,937	$1.25	43d	1	0.82mi
3769 Stagecoach Pass Ellenwood, GA	3.0	2.0	1800	$2,200	$1.22	43d	1	0.93mi
335 Edna Dr Stockbridge, GA	3.0	2.0	1320	$1,645	$1.25	12d	1	1.08mi
5544 Frontier Ct Ellenwood, GA	4.0	2.5	1800	$2,109	$1.17	24d	1	1.15mi
145 Glenloch Pkwy Stockbridge, GA	3.0	2.0	1598	$1,881	$1.18	15d	1	1.49mi

Listing history 41 events

1. 2026-06-18
   days on market $181,000 Active 84 DOM
2. 2026-06-17
   days on market $181,000 Active 83 DOM
3. 2026-06-16
   days on market $181,000 Active 82 DOM
4. 2026-06-15
   days on market $181,000 Active 81 DOM
5. 2026-06-13
   pricedays on market $181,000 Active 79 DOM
6. 2026-06-09
   days on market $187,000 Active 75 DOM
7. 2026-06-08
   days on market $187,000 Active 74 DOM
8. 2026-06-07
   days on market $187,000 Active 73 DOM
9. 2026-06-04
   days on market $187,000 Active 70 DOM
10. 2026-06-03
    days on market $187,000 Active 69 DOM
11. 2026-06-02
    days on market $187,000 Active 68 DOM
12. 2026-06-01
    days on market $187,000 Active 67 DOM
13. 2026-05-31
    days on market $187,000 Active 66 DOM
14. 2026-04-17
    price $187,000 606-char remark

    Show marketing remark (606 chars)

    Welcome into a comfortable and inviting home that offers a layout designed for both everyday living and easy entertaining. The main living space provides a great setting to relax or gather, flowing naturally into the dining area and kitchen for a connected feel. The bedrooms offer a retreat with flexibility to fit your needs, while the overall layout creates a sense of space and functionality. Step outside to a backyard with room to unwind, host, or create your own outdoor escape. Conveniently located near major roadways, shopping, and dining, this home offers a balance of comfort and accessibility.

15. 2026-04-17
    price $187,000 606-char remark

    Show marketing remark (606 chars)

    Welcome into a comfortable and inviting home that offers a layout designed for both everyday living and easy entertaining. The main living space provides a great setting to relax or gather, flowing naturally into the dining area and kitchen for a connected feel. The bedrooms offer a retreat with flexibility to fit your needs, while the overall layout creates a sense of space and functionality. Step outside to a backyard with room to unwind, host, or create your own outdoor escape. Conveniently located near major roadways, shopping, and dining, this home offers a balance of comfort and accessibility.

16. 2026-03-26
    listed $193,000 New 606-char remark

    Show marketing remark (606 chars)

    Welcome into a comfortable and inviting home that offers a layout designed for both everyday living and easy entertaining. The main living space provides a great setting to relax or gather, flowing naturally into the dining area and kitchen for a connected feel. The bedrooms offer a retreat with flexibility to fit your needs, while the overall layout creates a sense of space and functionality. Step outside to a backyard with room to unwind, host, or create your own outdoor escape. Conveniently located near major roadways, shopping, and dining, this home offers a balance of comfort and accessibility.

17. 2026-03-26
    listed $193,000 Active 606-char remark

    Show marketing remark (606 chars)

    Welcome into a comfortable and inviting home that offers a layout designed for both everyday living and easy entertaining. The main living space provides a great setting to relax or gather, flowing naturally into the dining area and kitchen for a connected feel. The bedrooms offer a retreat with flexibility to fit your needs, while the overall layout creates a sense of space and functionality. Step outside to a backyard with room to unwind, host, or create your own outdoor escape. Conveniently located near major roadways, shopping, and dining, this home offers a balance of comfort and accessibility.

18. 2026-02-26
    historical $1,906
19. 2026-02-22
    listed $1,906
20. 2025-03-08
    historical $1,745
21. 2024-12-05
    price $1,745
22. 2024-12-03
    listed $1,715
23. 2021-06-16
    soldstatus $1,053,139
24. 2016-07-05
    price $78,000
25. 2016-07-01
    soldstatus $78,000
26. 2016-06-30
    price $78,000
27. 2016-06-29
    soldstatus $78,000 Sold
28. 2016-06-29
    price $89,000
29. 2016-06-29
    soldstatus $78,000 Sold
30. 2016-05-20
    status Under Contract
31. 2016-05-09
    status Under Contract
32. 2016-05-09
    historical Pending
33. 2016-05-09
    price $89,000
34. 2016-04-12
    listed $89,000 New
35. 2016-04-12
    listed $89,000 Active
36. 2008-08-29
    soldstatus $90,000
37. 2008-06-20
    soldstatus $42,900
38. 2008-02-25
    listed $42,900
39. 1992-02-03
    soldstatus $65,537
40. 1987-01-23
    soldstatus $66,500
41. 1976-06-01
    soldstatus $26,500

ⓘ 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: $3,854 · $321/mo
• Projected year-2 tax: $3,854 · $321/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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: $23,679
• − Mortgage interest: −$10,139
• − Property taxes: −$3,854
• − Insurance: −$905
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$5,265
• Taxable loss: −$273
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,623/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

+605.7% since first listed

28 events — show timeline

• 2026-04-17 Price Changed $187,000 GAMLS
• 2026-04-17 Price Changed $187,000 FMLS
• 2026-03-26 Listed $193,000 FMLS
• 2026-03-26 Listed $193,000 GAMLS
• 2026-02-26 Rental Removed $1,906 RENTLY
• 2026-02-22 Listed for Rent $1,906 RENTLY
• 2025-03-08 Rental Removed $1,745 RENTLY
• 2024-12-05 Price Changed $1,745 RENTLY
• 2024-12-03 Listed for Rent $1,715 RENTLY
• 2021-06-16 Sold (Public Records) $1,053,139 Public Records
• 2016-07-05 Price Changed $78,000 FMLS
• 2016-07-01 Sold (Public Records) $78,000 Public Records
• 2016-06-30 Price Changed $78,000 GAMLS
• 2016-06-29 Sold (MLS) $78,000 GAMLS
• 2016-06-29 Price Changed $89,000 FMLS
• 2016-06-29 Sold (MLS) $78,000 FMLS
• 2016-05-20 Pending — GAMLS
• 2016-05-09 Pending — GAMLS
• 2016-05-09 Contingent — FMLS
• 2016-05-09 Price Changed $89,000 GAMLS
• 2016-04-12 Listed $89,000 GAMLS
• 2016-04-12 Listed $89,000 FMLS
• 2008-08-29 Sold (Public Records) $90,000 Public Records
• 2008-06-20 Sold (MLS) $42,900 FMLS
• 2008-02-25 Listed $42,900 FMLS
• 1992-02-03 Sold (Public Records) $65,537 Public Records
• 1987-01-23 Sold (Public Records) $66,500 Public Records
• 1976-06-01 Sold (Public Records) $26,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,854 · +3.1% YoY. Source: county tax records.