108 Fairview Pl · Stonecrest, GA 30281

$149,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 21 Days on market

Built 1978 $101/sqft · 38% below area Est $242k · 38% under

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Why this score? — see what drove the B- 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.0/10.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This was a rental property. Seller is negotiable but is not accepting extremely low offers. No blind offers! MUST SEE PROPERTY BEFORE MAKING AN OFFER!!

Key facts

• Parking
• Built 1978
• Listed 21 days

Property features AI

Finance

• Other: Subdivision: Fairview Manor; Directions provided to property; Photos available
• Financial info: Seller will consider cash, conventional financing, or owner financing; Listed As-Is; investor owned
• HOA & community: No HOA; Community has street lights

Exterior

• Parking: Attached carport (1 parking space); Side/rear entrance
• Utilities: Public water available; Septic tank; Electricity available; Natural gas available; High speed internet available; Phone service available
• Home design: Single family residence (house); Two levels; Built in 1978; Property listed as fixer
• Construction: Press board construction; Composition roof; No basement
• Exterior features: Patio; Other exterior features; Back yard fencing (chain link, fenced); Partially wooded; Level, private lot; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Gas water heater
• Bedrooms: 4 bedrooms (2 on the main level)
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Roommate plan layout; Walk-in closet(s); Great room
• Laundry & utility: Laundry located in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.1% in Stonecrest — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Austin Road Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 386 students, 65% FRL); Austin Road Middle School (math 15% / reading 35%, grade F, #291 of 470 statewide, top 64%, 542 students, 68% FRL); Woodland High School (math 15% / reading 24%, grade F, #238 of 424 statewide, top 57%, 1,334 students, 42% FRL) — zoned schools average 58% FRL vs 43% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 586 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 33% 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 $4k 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 21 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 6.4

CMA / ARV

• ARV (median comp): $242,020
• List price: $149,000
• Delta: -38.43%
• 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
108 Fairview Pl	0.00mi	4/2.0 (+1)	1,472 (0%)	1mo	$105,000	$71	94
1411 Fairview Dr	0.12mi	3/2.0	1,447 (-2%)	1mo	$230,000	$159	90
357 Falling Timber Ct	0.36mi	3/2.0	1,536 (+4%)	2mo	$245,000	$160	74
122 Farmbrook Trl	0.48mi	3/2.0	1,542 (+5%)	2mo	$248,000	$161	68
109 Park Cir	0.20mi	3/2.0	1,632 (+11%)	14mo	$244,000	$150	61
130 Fairview Dr	0.26mi	3/2.0	1,254 (-15%)	3mo	$198,000	$158	60
225 Farmbrook Pkwy	0.57mi	3/2.0	1,597 (+8%)	1mo	$225,000	$141	58
239 Farmbrook Pkwy	0.69mi	3/2.0	1,363 (-7%)	3mo	$250,000	$183	53
103 Forest Pl	0.38mi	3/2.0	1,252 (-15%)	7mo	$198,000	$158	51
222 Farmbrook Pkwy	0.53mi	3/2.0	1,683 (+14%)	4mo	$250,000	$149	48
416 Winterwood Dr	0.71mi	3/2.0	1,610 (+9%)	10mo	$230,000	$143	43
121 Forest Pl	0.58mi	3/2.0	1,636 (+11%)	15mo	$250,000	$153	42

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,648
• Equity at exit: $22,216

10-year hold

• IRR: 6.1%
• Equity multiple: 1.41×
• Total profit: $17,018
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$270 /mo · $3,234/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $416

Break-even live

Break-even rent $1,409

Max offer price $149,000

Occupancy floor 74%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1069 Estates Ct Stockbridge, GA	3.0	2.0	1476	$1,746	$1.18	44d	1	1.06mi
285 Lakeshore Dr Stockbridge, GA	3.0	2.0	1411	$1,895	$1.34	22d	1	1.32mi

Listing history 3 events

1. 2026-05-08
   listed $149,000 New 151-char remark
2. 1995-09-07
   soldstatus $72,900
3. 1978-11-01
   soldstatus $34,600

ⓘ 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: $3,234 · $270/mo
• Projected year-2 tax: $3,234 · $270/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 · 18 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: $23,220
• − Mortgage interest: −$8,346
• − Property taxes: −$3,234
• − Insurance: −$745
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$4,335
• Taxable income: $2,845
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $4,306/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 — Stonecrest

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

Census & demographics

• County: Henry County · 316,359 people
• City population: 106,165
• 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

+203.5% since first listed

5 events — show timeline

• 2026-06-01 Sold (MLS) $105,000 GAMLS
• 2026-05-29 Pending — GAMLS
• 2026-05-08 Listed $149,000 GAMLS
• 1995-09-07 Sold (Public Records) $72,900 Public Records
• 1978-11-01 Sold (Public Records) $34,600 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,234 · -2.4% YoY. Source: county tax records.