150 Belmont Farms Dr · Stockbridge, GA 30294

$215,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 48 Days on market

Built 1977 $167/sqft · at area comps Est $215k · at est.

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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 +22.9/30.0
• ARV discount +7.4/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Approved probate third-party sale! Great opportunity for an income-seeking investor! This 3-bedroom, 2-bath home is a true diamond in the rough, offering solid bones and endless potential to renovate, customize, or add value. Ideal for those looking to create a profitable investment or transform it into a standout property.

Key facts

• Garage
• Built 1977
• Listed 48 days

Property features AI

Finance

• Financial info: Listing available for cash or other terms; Sold As Is
• HOA & community: No HOA

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; House structure
• Construction: Built in 1977; Brick and wood siding construction; Other roof type
• Exterior features: Level lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level layout; Resale condition; No fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/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 $207k (3.5% below list).
• Recommended offer: $207k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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.
• 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.
• Zoned schools: Fairview Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 566 students, 69% FRL); Stockbridge Middle School (math 11% / reading 22%, grade F, #388 of 470 statewide, top 83%, 611 students, 70% FRL) — zoned schools average 70% FRL vs 43% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 244 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/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 48 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $215k implies a 161% 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 $207,373 (3.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $214,604
• List price: $215,000
• Delta: 0.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Belmont Farms Dr	0.07mi	3/2.0	1,338 (+4%)	2mo	$216,000	$161	88
40 Derby Country Dr	0.22mi	3/2.0	1,352 (+5%)	13mo	$180,000	$133	71
305 Belmont Farms Dr	0.39mi	3/2.0	1,231 (-4%)	5mo	$185,000	$150	70
110 Belmont Farms Dr	0.07mi	4/2.0 (+1)	1,460 (+13%)	16mo	$178,900	$123	56
265 Belmont Farms Dr	0.31mi	3/2.0	1,363 (+6%)	24mo	$245,000	$180	56
280 Belmont Farms Dr	0.35mi	3/2.0	1,154 (-10%)	15mo	$196,000	$170	54
241 Orchard Rd	0.50mi	4/2.0 (+1)	1,152 (-11%)	4mo	$204,900	$178	51
241 Lariat Ln	0.67mi	3/2.0	1,231 (-4%)	17mo	$239,220	$194	47
325 Winchester Ct	0.70mi	3/2.0	1,219 (-5%)	23mo	$224,000	$184	39
326 Barr Cir NW	0.68mi	3/2.0	1,400 (+9%)	18mo	$212,420	$152	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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-7,636
• Equity at exit: $32,057

10-year hold

• IRR: 7.8%
• Equity multiple: 1.63×
• Total profit: $37,830
• Equity at exit: $18,589

Cash invested: $60,200 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 244
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $377

Break-even live

Break-even rent $1,597

Max offer price $215,000

Occupancy floor 77%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Derby Country Dr Ellenwood, GA	3.0	2.0	1273	$1,895	$1.49	24d	1	0.37mi
40 Wagon Wheel Dr Rex, GA	3.0	2.0	1404	$1,350	$0.96	5d	1	0.58mi
3769 Stagecoach Pass Ellenwood, GA	3.0	2.0	1800	$2,200	$1.22	43d	1	1.28mi
4595 Westminster Dr Ellenwood, GA	3.0	2.5	1689	$2,055	$1.22	20d	1	1.30mi
4798 Moss Trce Ellenwood, GA	3.0	2.5	1730	$1,990	$1.15	24d	1	1.30mi
85 Wilhelmina Dr Ellenwood, GA	3.0	2.0	1600	$4,900	$3.06	43d	1	1.32mi
3637 Windmill Rd Ellenwood, GA	3.0	1.0	1200	$1,695	$1.41	24d	1	1.32mi
4910 Brookstone Pkwy Ellenwood, GA	4.0	3.0	1728	$1,995	$1.15	1d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $215,000 Active 48 DOM
2. 2026-06-17
   days on market $215,000 Active 47 DOM
3. 2026-06-16
   days on market $215,000 Active 46 DOM
4. 2026-06-15
   days on market $215,000 Active 45 DOM
5. 2026-06-13
   days on market $215,000 Active 43 DOM
6. 2026-06-09
   days on market $215,000 Active 39 DOM
7. 2026-06-08
   days on market $215,000 Active 38 DOM
8. 2026-06-07
   days on market $215,000 Active 37 DOM
9. 2026-06-04
   days on market $215,000 Active 34 DOM
10. 2026-06-03
    days on market $215,000 Active 33 DOM
11. 2026-06-02
    days on market $215,000 Active 32 DOM
12. 2026-06-01
    days on market $215,000 Active 31 DOM
13. 2026-05-31
    days on market $215,000 Active 30 DOM
14. 2026-04-10
    listed $215,000 New 325-char remark
15. 1999-12-08
    soldstatus $82,500
16. 1988-07-15
    soldstatus $66,000
17. 1978-02-01
    soldstatus $39,000

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$1,447/yr (+$121/mo · 272.2%)

ⓘ 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 ≥105°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,885
• − Mortgage interest: −$12,043
• − Property taxes: −$531
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$6,255
• Taxable income: $999
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $4,283/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): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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: Predominantly Black (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+451.3% since first listed

4 events — show timeline

• 2026-04-10 Listed $215,000 GAMLS
• 1999-12-08 Sold (Public Records) $82,500 Public Records
• 1988-07-15 Sold (Public Records) $66,000 Public Records
• 1978-02-01 Sold (Public Records) $39,000 Public Records

Property tax history

-5.3%/yr

Latest (2025): $531 · +71.4% YoY. Source: county tax records.