7153 New Dale Rd · Rex, GA 30273

$235,000

3 bd · 2.0 ba · 1,543 sqft · SingleFamily public records · 26 Days on market

Built 1998 8,999 sqft lot $152/sqft · 11% above area Est $295k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 4-bedroom, 2.5-bath property in Rex! Features include an HVAC system replaced in 2024 and a roof less than 10 years old. The main level offers an ideal layout with 3 bedrooms and 2 full baths, along with vaulted ceilings that create an open, inviting feel throughout the living spaces. A double-sided fireplace connects the living and dining areas, adding warmth and character while providing a great setting for everyday living or entertaining. The primary suite is generously sized and features an en-suite bathroom with separate his-and-her vanities, a whirlpool tub, and a separate shower. Additional bedrooms on the main level offer flexibility for family, guests, or a home office, along with a conveniently located guest bathroom. The lower level expands your living space with an additional bedroom, a half bath with room to convert to a full, a laundry closet, and a large rec room-ideal for a media room, game room, or flex space. A double garage provides ample parking and storage, while the large, flat backyard offers plenty of space for outdoor enjoyment. Priced attractively for the area and size, this home reflects the need for cosmetic updates and offers a great opportunity for a buyer to build meaningful equity. With great space, solid systems, and room to make it your own, it's a great opportunity for the next owner.

Key facts

• Hvac system replaced
• Whirlpool tub
• En-suite bathroom

Tags

• HVAC SYSTEM REPLACED
• ROOF LESS THAN 10 YEARS OLD
• DOUBLE-SIDED FIREPLACE
• EN-SUITE BATHROOM
• SEPARATE HIS-AND-HER VANITIES
• WHIRLPOOL TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (19.1% below list).
• Recommended offer: $190k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Roberta T. Smith Elementary School (math 15% / reading 34%, grade F, #751 of 1,228 statewide, top 61%, 781 students, 90% FRL); Rex Mill Middle School (math 17% / reading 29%, grade F, #321 of 470 statewide, top 69%, 974 students, 91% FRL); Morrow High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,980 students, 91% FRL).
• Market conditions: Rents rising (+1.2%/yr); 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 31% 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 $2k of loan paydown is wiped out by about $7k 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 26 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $145k; list at $235k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wind risk, 24% 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 $190,073 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $294,785
• List price: $235,000
• Delta: -20.28%
• 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
7183 New Dale Rd	0.05mi	3/2.0	1,334 (-14%)	3mo	$240,000	$180	72
3532 Oak Leaf Ct	0.10mi	3/2.0	1,317 (-15%)	1mo	$215,000	$163	70
3290 Rock Creek Dr	0.56mi	3/2.0	1,496 (-3%)	2mo	$250,000	$167	67
3739 Hudson Ct	0.65mi	3/2.0	1,504 (-2%)	1mo	$229,000	$152	64
7021 New Dale Rd	0.21mi	3/2.0	1,368 (-11%)	9mo	$234,000	$171	64
6773 Biscayne Blvd	0.70mi	3/2.0	1,509 (-2%)	1mo	$231,000	$153	62
3384 Brookside Ln	0.34mi	3/2.0	1,392 (-10%)	8mo	$235,000	$169	61
3407 Deerwood Ct	0.38mi	3/2.0	1,659 (+8%)	11mo	$315,000	$190	61
3673 Jervis Ct	0.44mi	3/2.0	1,360 (-12%)	9mo	$228,000	$168	52
3348 Glen Hollow Dr	0.65mi	4/2.0 (+1)	1,408 (-9%)	1mo	$33,000	$23	49
6782 Bells Landing Way	0.75mi	3/2.5	1,426 (-8%)	3mo	$200,000	$140	48
7186 Raintree Loop	0.64mi	3/2.5	1,355 (-12%)	11mo	$276,000	$204	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 · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.25×
• Total profit: $-49,265
• Equity at exit: $35,039

10-year hold

• IRR: -21.1%
• Equity multiple: -0.01×
• Total profit: $-66,298
• Equity at exit: $20,319

Cash invested: $65,800 (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 30273

• Home prices YoY: -28.4%
• Rents YoY: 1.2%
• Active inventory: 84
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$294 /mo · $3,528/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-123

Break-even live

Break-even rent $2,056

Max offer price $213,328

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-56	+0% $-123	+5% $-189	+10% $-256
Rent	-10% $-273	-5% $-198	+0% $-123	+5% $-48	+10% $27
Rate	-1.0pp $-4	-0.5pp $-63	base $-123	+0.5pp $-184	+1.0pp $-246

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7018 New Dale Rd Rex, GA	3.0	2.0	1078	$1,825	$1.69	7d	1	0.21mi
7018 New Dale Rd Rex, GA	3.0	2.0	1078	$1,875	$1.74	22d	1	0.21mi
7010 New Dale Rd Rex, GA	3.0	2.0	1313	$1,820	$1.39	21d	1	0.23mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	14d	1	0.28mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	45d	1	0.28mi
7166 Thunder Rdg Jonesboro, GA	3.0	1.0	1500	$675	$0.45	45d	1	0.29mi
7305 Hannover Pkwy N Stockbridge, GA	1.0–3.0	1.0–2.0	1090	$1,860	$1.71	0d	15	0.32mi
3386 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	905	$1,675	$1.85	3d	65	0.42mi
3384 Mount Zion Rd Stockbridge, GA	4.0	3.0	1448	$1,950	$1.35	45d	1	0.50mi
3410 Poplar Ridge Dr Rex, GA	3.0	2.0	1725	$2,040	$1.18	7d	1	0.50mi
6876 Lockley Ct Rex, GA	3.0	2.0	1884	$1,925	$1.02	26d	1	0.53mi
6876 Lockley Ct Rex, GA	3.0	2.5	1884	$1,925	$1.02	45d	1	0.53mi
42 Daniel Dr Unit 42 Stockbridge, GA	3.0	2.0	1056	$1,300	$1.23	17d	1	0.58mi
42 Daniel Dr Stockbridge, GA	3.0	2.0	1056	$1,300	$1.23	18d	1	0.58mi
3470 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	973	$1,584	$1.63	24d	23	0.58mi
3470 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	973	$2,021	$2.08	19d	10	0.58mi
3196 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1095	$1,865	$1.70	0d	24	0.59mi
3461 Narrow Creek Ct Stockbridge, GA	2.0	2.0	1672	$1,900	$1.14	45d	1	0.61mi
7134 Hazelwood Dr Jonesboro, GA	3.0	2.0	1900	$1,895	$1.00	24d	1	0.67mi
7134 Hazelwood Dr Jonesboro, GA	3.0	2.0	1900	$1,895	$1.00	18d	1	0.67mi
885 Fountain Cir Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	14d	1	0.68mi
885 Fountain Cir Unit 885 Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	13d	1	0.68mi
7177 Hazelwood Dr Jonesboro, GA	3.0	2.0	1358	$1,750	$1.29	45d	1	0.75mi
3156 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1149	$1,795	$1.56	3d	15	0.79mi
3133 Glen Hollow Dr Rex, GA	3.0	2.5	2088	$1,960	$0.94	3d	1	0.80mi
3110 Mount Zion Rd Stockbridge, GA	2.0–3.0	1.0–2.0	1206	$1,575	$1.31	0d	3	0.87mi
3160 Creekwood Dr Rex, GA	4.0	2.5	1612	$1,945	$1.21	45d	1	0.93mi
3151 Mount Zion Rd Stockbridge, GA	1.0–2.0	1.0–2.0	966	$1,682	$1.74	0d	8	0.94mi
1000 Peridot Pkwy Stockbridge, GA	1.0–3.0	1.0–2.0	1065	$1,879	$1.76	0d	12	0.94mi
3327 Creekwood Dr Rex, GA	3.0	2.0	1728	$1,466	$0.85	7d	1	0.96mi
3051 Brook Hollow Dr Rex, GA	3.0	1.5	1070	$1,630	$1.52	45d	1	0.97mi
3017 Medina Dr Jonesboro, GA	3.0	2.0	1788	$1,820	$1.02	26d	1	0.98mi
6699 Sunset Hills Blvd Rex, GA	3.0	1.5	1414	$1,573	$1.11	18d	1	0.99mi
6697 Sunset Hills Blvd Rex, GA	3.0	2.5	1310	$1,580	$1.21	0d	1	1.00mi
6710 Sunset Hills Blvd Rex, GA	3.0	3.0	1414	$1,625	$1.15	4d	1	1.00mi
3275 Creekwood Dr Rex, GA	3.0	2.0	1105	$1,630	$1.48	7d	1	1.00mi
6722 Bent Creek Dr Rex, GA	3.0	2.0	1788	$2,030	$1.14	14d	1	1.01mi
6698 Bent Creek Dr Rex, GA	3.0	2.0	1572	$1,840	$1.17	45d	1	1.03mi
6898 Babbling Brook Dr Rex, GA	3.0	2.5	1564	$2,000	$1.28	45d	1	1.07mi
119 Richard Way Stockbridge, GA	3.0	2.0	1244	$1,700	$1.37	3d	1	1.08mi

Listing history 7 events

1. 2026-05-11
   status Under Contract 1370-char remark

   Show marketing remark (1382 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath property in Rex! Features include an HVAC system replaced in 2024 and a roof less than 10 years old. The main level offers an ideal layout with 3 bedrooms and 2 full baths, along with vaulted ceilings that create an open, inviting feel throughout the living spaces. A double-sided fireplace connects the living and dining areas, adding warmth and character while providing a great setting for everyday living or entertaining. The primary suite is generously sized and features an en-suite bathroom with separate his-and-her vanities, a whirlpool tub, and a separate shower. Additional bedrooms on the main level offer flexibility for family, guests, or a home office, along with a conveniently located guest bathroom. The lower level expands your living space with an additional bedroom, a half bath with room to convert to a full, a laundry closet, and a large rec room—ideal for a media room, game room, or flex space. A double garage provides ample parking and storage, while the large, flat backyard offers plenty of space for outdoor enjoyment. Priced attractively for the area and size, this home reflects the need for cosmetic updates and offers a great opportunity for a buyer to build meaningful equity. With great space, solid systems, and room to make it your own, it’s a great opportunity for the next owner.

2. 2026-05-11
   status Pending 1382-char remark

   Show marketing remark (1382 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath property in Rex! Features include an HVAC system replaced in 2024 and a roof less than 10 years old. The main level offers an ideal layout with 3 bedrooms and 2 full baths, along with vaulted ceilings that create an open, inviting feel throughout the living spaces. A double-sided fireplace connects the living and dining areas, adding warmth and character while providing a great setting for everyday living or entertaining. The primary suite is generously sized and features an en-suite bathroom with separate his-and-her vanities, a whirlpool tub, and a separate shower. Additional bedrooms on the main level offer flexibility for family, guests, or a home office, along with a conveniently located guest bathroom. The lower level expands your living space with an additional bedroom, a half bath with room to convert to a full, a laundry closet, and a large rec room—ideal for a media room, game room, or flex space. A double garage provides ample parking and storage, while the large, flat backyard offers plenty of space for outdoor enjoyment. Priced attractively for the area and size, this home reflects the need for cosmetic updates and offers a great opportunity for a buyer to build meaningful equity. With great space, solid systems, and room to make it your own, it’s a great opportunity for the next owner.

3. 2026-04-15
   listed $235,000 New 1370-char remark

   Show marketing remark (1382 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath property in Rex! Features include an HVAC system replaced in 2024 and a roof less than 10 years old. The main level offers an ideal layout with 3 bedrooms and 2 full baths, along with vaulted ceilings that create an open, inviting feel throughout the living spaces. A double-sided fireplace connects the living and dining areas, adding warmth and character while providing a great setting for everyday living or entertaining. The primary suite is generously sized and features an en-suite bathroom with separate his-and-her vanities, a whirlpool tub, and a separate shower. Additional bedrooms on the main level offer flexibility for family, guests, or a home office, along with a conveniently located guest bathroom. The lower level expands your living space with an additional bedroom, a half bath with room to convert to a full, a laundry closet, and a large rec room—ideal for a media room, game room, or flex space. A double garage provides ample parking and storage, while the large, flat backyard offers plenty of space for outdoor enjoyment. Priced attractively for the area and size, this home reflects the need for cosmetic updates and offers a great opportunity for a buyer to build meaningful equity. With great space, solid systems, and room to make it your own, it’s a great opportunity for the next owner.

4. 2026-04-15
   listed $235,000 Active 1382-char remark

   Show marketing remark (1382 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath property in Rex! Features include an HVAC system replaced in 2024 and a roof less than 10 years old. The main level offers an ideal layout with 3 bedrooms and 2 full baths, along with vaulted ceilings that create an open, inviting feel throughout the living spaces. A double-sided fireplace connects the living and dining areas, adding warmth and character while providing a great setting for everyday living or entertaining. The primary suite is generously sized and features an en-suite bathroom with separate his-and-her vanities, a whirlpool tub, and a separate shower. Additional bedrooms on the main level offer flexibility for family, guests, or a home office, along with a conveniently located guest bathroom. The lower level expands your living space with an additional bedroom, a half bath with room to convert to a full, a laundry closet, and a large rec room—ideal for a media room, game room, or flex space. A double garage provides ample parking and storage, while the large, flat backyard offers plenty of space for outdoor enjoyment. Priced attractively for the area and size, this home reflects the need for cosmetic updates and offers a great opportunity for a buyer to build meaningful equity. With great space, solid systems, and room to make it your own, it’s a great opportunity for the next owner.

5. 2026-03-27
   soldstatus $145,000
6. 2000-06-12
   soldstatus $120,000
7. 1998-04-02
   soldstatus $119,300

ⓘ 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: $3,528 · $294/mo
• Projected year-2 tax: $3,528 · $294/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 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $22,809
• − Mortgage interest: −$13,164
• − Property taxes: −$3,528
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$6,836
• Taxable loss: −$5,543
• Est. tax savings @ 24.0%: +$1,330
• After-tax cash flow: $-142/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 — Rex

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

Census & demographics

• County: Clayton County · 230,153 people
• City population: 17,844
• 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 (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 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 · 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: ▼ -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

+97.0% since first listed

7 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-05-11 Pending — FMLS
• 2026-04-15 Listed $235,000 FMLS
• 2026-04-15 Listed $235,000 GAMLS
• 2026-03-27 Sold (Public Records) $145,000 Public Records
• 2000-06-12 Sold (Public Records) $120,000 Public Records
• 1998-04-02 Sold (Public Records) $119,300 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,528 · +0.2% YoY. Source: county tax records.