19 A Little Mountain Vlg · Stonecrest, GA 30294

$165,900

2 bd · 1.5 ba · 1,512 sqft · Condo public records · 223 Days on market

Built 1983 $110/sqft · 167% above area $23/mo HOA · 1% of rent

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.7/10.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNBELIEVABLE VALUE: All brick town home, in Golf Course Community, Newly Updated, New Paint and Flooring. Easy VA Loan, 100% PATH Loan Financing, or Cash.

Key facts

• Brick town home
• New flooring
• New paint

Tags

• BRICK TOWN HOME
• GOLF COURSE COMMUNITY
• NEW PAINT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $166k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 C — 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.
• Market conditions: Rents rising fast (+4.6%/yr); 244 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

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 223 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $166k implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $145,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (median comp): $76,079
• List price: $165,900
• Delta: 118.06%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-14,075
• Equity at exit: $24,736

10-year hold

• IRR: 3.5%
• Equity multiple: 1.28×
• Total profit: $12,874
• Equity at exit: $14,344

Cash invested: $46,452 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$225 /mo · $2,700/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$23
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $155

Break-even live

Break-even rent $1,587

Max offer price $165,900

Occupancy floor 86%

Sensitivity live

Price	-10% $249	-5% $202	+0% $155	+5% $108	+10% $61
Rent	-10% $14	-5% $85	+0% $155	+5% $225	+10% $296
Rate	-1.0pp $239	-0.5pp $197	base $155	+0.5pp $112	+1.0pp $68

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5266 River Rd Ellenwood, GA	3.0	1.0	1537	$1,850	$1.20	44d	1	1.23mi

HOA detail condo

• Monthly dues: $23 · $276/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $165,900 Active 223 DOM
2. 2026-06-17
   days on market $165,900 Active 222 DOM
3. 2026-06-16
   days on market $165,900 Active 221 DOM
4. 2026-06-15
   days on market $165,900 Active 220 DOM
5. 2026-06-13
   days on market $165,900 Active 218 DOM
6. 2026-06-09
   days on market $165,900 Active 214 DOM
7. 2026-06-08
   days on market $165,900 Active 213 DOM
8. 2026-06-07
   days on market $165,900 Active 212 DOM
9. 2026-06-04
   days on market $165,900 Active 209 DOM
10. 2026-06-03
    days on market $165,900 Active 208 DOM
11. 2026-06-02
    days on market $165,900 Active 207 DOM
12. 2026-06-01
    days on market $165,900 Active 206 DOM
13. 2026-05-31
    days on market $165,900 Active 205 DOM
14. 2025-11-12
    price $165,900 155-char remark

    Show marketing remark (154 chars)

    UNBELIEVABLE VALUE: All brick town home, in Golf Course Community, Newly Updated, New Paint and Flooring. 100% PATH LOAN, Easy VA Loan Financing, or Cash.

15. 2025-11-12
    price $165,900 154-char remark

    Show marketing remark (154 chars)

    UNBELIEVABLE VALUE: All brick town home, in Golf Course Community, Newly Updated, New Paint and Flooring. 100% PATH LOAN, Easy VA Loan Financing, or Cash.

16. 2025-11-07
    listed $175,000 New 155-char remark

    Show marketing remark (154 chars)

    UNBELIEVABLE VALUE: All brick town home, in Golf Course Community, Newly Updated, New Paint and Flooring. 100% PATH LOAN, Easy VA Loan Financing, or Cash.

17. 2025-11-07
    listed $175,000 Active 154-char remark

    Show marketing remark (154 chars)

    UNBELIEVABLE VALUE: All brick town home, in Golf Course Community, Newly Updated, New Paint and Flooring. 100% PATH LOAN, Easy VA Loan Financing, or Cash.

18. 2001-02-08
    soldstatus $45,000
19. 1986-06-10
    soldstatus $50,500

ⓘ 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: $2,700 · $225/mo
• Projected year-2 tax: $2,700 · $225/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,396
• − Mortgage interest: −$9,293
• − Property taxes: −$2,700
• − Insurance: −$1,627
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − HOA: −$276
• − Depreciation: −$4,826
• Taxable loss: −$749
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $2,040/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): 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

+228.5% since first listed

6 events — show timeline

• 2025-11-12 Price Changed $165,900 GAMLS
• 2025-11-12 Price Changed $165,900 FMLS
• 2025-11-07 Listed $175,000 FMLS
• 2025-11-07 Listed $175,000 GAMLS
• 2001-02-08 Sold (Public Records) $45,000 Public Records
• 1986-06-10 Sold (Public Records) $50,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,700 · +21.0% YoY. Source: county tax records.