81 Tunis Rd · Stockbridge, GA 30253

$199,900

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 69 Days on market

Built 1960 2,178 sqft lot $127/sqft · 26% below area Est $271k · 26% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.6/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 1.5-bathroom single-story home! This perfect location is just minutes from 75 interstate and easy access to schools, shopping and restaurants. Whether you're looking to invest or purchase your first home, this property is ready and waiting for you. There are NO HOA and NO rental restriction. Home is sold "As-Is" subject to Due Diligence. Schedule your showing today and see for yourself.

Key facts

• Sold as-is
• No hoa
• 2,178 sq ft lot

Tags

• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS
• NO HOA
• NO RENTAL RESTRICTION
• SOLD AS-IS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 soft (-0.3%/yr); 663 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($82k/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 69 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 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 $112k; list at $200k implies a 78% 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1960 — 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: 1.16% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.2

CMA / ARV

• ARV (median comp): $271,157
• List price: $199,900
• Delta: -26.28%
• 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
81 Tunis Rd	0.00mi	3/1.5	1,570 (0%)	0mo	$178,500	$114	98
222 Eagles Crest Ct	0.18mi	3/2.0	1,484 (-6%)	1mo	$256,000	$173	82
304 Tunis Rd	0.09mi	4/3.0 (+1)	1,627 (+4%)	6mo	$260,000	$160	76
325 Highland Dr	0.30mi	4/2.0 (+1)	1,624 (+3%)	0mo	$199,900	$123	75
800 Meadowbrook Dr	0.05mi	3/2.0	1,351 (-14%)	14mo	$181,500	$134	62
90 Sunset Rd	0.58mi	3/2.0	1,512 (-4%)	8mo	$232,000	$153	60
155 Meadowbrook Dr	0.65mi	3/2.0	1,488 (-5%)	12mo	$235,000	$158	51
994 Chase Trl	0.55mi	3/2.0	1,385 (-12%)	10mo	$249,900	$180	46
245 Pleasant Valley Rd	0.59mi	3/2.0	1,788 (+14%)	5mo	$255,000	$143	46
205 Summerfield Ln	0.73mi	3/2.0	1,407 (-10%)	5mo	$259,999	$185	44
464 Meadowbrook Dr	0.52mi	3/2.0	1,784 (+14%)	11mo	$250,000	$140	44
260 Pleasant Valley Rd	0.64mi	3/2.0	1,372 (-13%)	13mo	$260,000	$190	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-14,438
• Equity at exit: $29,806

10-year hold

• IRR: -2.1%
• Equity multiple: 0.88×
• Total profit: $-6,790
• Equity at exit: $17,284

Cash invested: $55,972 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$317 /mo · $3,799/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $388

Break-even live

Break-even rent $1,833

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $501	-5% $444	+0% $388	+5% $331	+10% $274
Rent	-10% $204	-5% $296	+0% $388	+5% $479	+10% $571
Rate	-1.0pp $488	-0.5pp $438	base $388	+0.5pp $336	+1.0pp $283

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Eagles Crest Ln McDonough, GA	3.0	2.0	1427	$1,760	$1.23	44d	1	0.19mi
632 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,945	$1.53	25d	1	0.21mi
206 Eagles Crest Ct McDonough, GA	3.0	2.0	1558	$2,080	$1.34	5d	1	0.22mi
525 Fiery Warbler St McDonough, GA	4.0	2.5	2228	$3,200	$1.44	44d	1	0.22mi
460 Avocet Sea Ln McDonough, GA	4.0	2.5	1833	$2,655	$1.45	44d	1	0.23mi
431 Avocet Sea Ln McDonough, GA	4.0	2.5	1854	$2,645	$1.43	44d	1	0.26mi
145 Highland Dr McDonough, GA	3.0	1.5	1450	$1,605	$1.11	44d	1	0.28mi
609 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,920	$1.51	25d	1	0.29mi
608 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,945	$1.53	44d	1	0.31mi
601 Verdant Crane Ct McDonough, GA	3.0	2.5	1830	$3,020	$1.65	25d	1	0.32mi
713 Holiday Birch Pass McDonough, GA	4.0	2.5	1931	$2,845	$1.47	21d	1	0.33mi
50 Wake Rd McDonough, GA	3.0	2.0	1247	$1,745	$1.40	12d	1	0.42mi
55 Sunnybrook Dr McDonough, GA	4.0	2.0	1152	$1,605	$1.39	16d	1	0.48mi
418 Kenley Ct McDonough, GA	2.0	2.0	1737	$2,000	$1.15	44d	1	0.49mi
271 Meadowbrook Dr McDonough, GA	3.0	2.0	1465	$1,811	$1.24	25d	1	0.59mi
483 Chase Marion Way McDonough, GA	4.0	2.5	1800	$1,855	$1.03	44d	1	0.64mi
1427 Wilshire Way McDonough, GA	3.0	2.0	1485	$1,719	$1.16	44d	1	0.81mi
1447 Wilshire Way McDonough, GA	3.0	2.0	1492	$1,935	$1.30	11d	1	0.86mi
1285 Winwood Dr McDonough, GA	3.0	2.0	1510	$1,850	$1.23	44d	1	0.86mi
300 Argento Dr McDonough, GA	1.0–3.0	1.0–2.0	1115	$2,499	$2.24	0d	39	0.98mi
237 Grayson Trl McDonough, GA	3.0	2.5	1579	$2,155	$1.36	5d	1	1.12mi
2153 Jodeco Rd McDonough, GA	3.0–4.0	2.5–3.5	2075	$2,750	$1.32	2d	34	1.12mi
160 Windy Cir McDonough, GA	4.0	2.5	2225	$1,650	$0.74	44d	1	1.13mi
416 Heathcliff Ct McDonough, GA	3.0	2.5	2232	$2,020	$0.91	5d	1	1.14mi
155 Greenland Dr McDonough, GA	3.0	2.0	1608	$1,800	$1.12	25d	1	1.15mi
269 Grayson Trl McDonough, GA	3.0	2.5	1696	$2,300	$1.36	11d	1	1.17mi
190 Greenland Dr McDonough, GA	4.0	2.0	2186	$2,368	$1.08	0d	1	1.20mi
1331 Vine Cir McDonough, GA	3.0	2.0	1474	$1,820	$1.23	44d	1	1.24mi
449 Plantation Ct Stockbridge, GA	4.0	2.5	1819	$2,000	$1.10	44d	1	1.26mi
654 Highpoint Way McDonough, GA	4.0	2.5	2000	$2,265	$1.13	25d	1	1.28mi
250 Foster Dr McDonough, GA	2.0–3.0	2.5	1510	$3,306	$2.19	0d	34	1.29mi
104 Nanci Ct Stockbridge, GA	3.0	2.0	1467	$2,005	$1.37	2d	1	1.43mi
547 Horseshoe Cir Stockbridge, GA	4.0	2.0	1441	$2,159	$1.50	5d	1	1.49mi

Listing history 17 events

1. 2026-06-10
   status $199,900 Pending 69 DOM
2. 2026-06-09
   days on market $199,900 Active 69 DOM
3. 2026-06-08
   days on market $199,900 Active 68 DOM
4. 2026-06-07
   days on market $199,900 Active 67 DOM
5. 2026-06-04
   days on market $199,900 Active 64 DOM
6. 2026-06-03
   days on market $199,900 Active 63 DOM
7. 2026-06-02
   days on market $199,900 Active 62 DOM
8. 2026-06-01
   days on market $199,900 Active 61 DOM
9. 2026-05-31
   days on market $199,900 Active 60 DOM
10. 2026-04-01
    listed $199,900 New 438-char remark

    Show marketing remark (437 chars)

    Welcome to this inviting 3-bedroom, 1.5-bathroom single-story home! This perfect location is just minutes from 75 interstate and easy access to schools, shopping and restaurants. Whether you're looking to invest or purchase your first home, this property is ready and waiting for you. There are NO HOA and NO rental restriction. Home is sold “As-Is” subject to Due Diligence. Schedule your showing today and see for yourself.

11. 2026-04-01
    listed $199,900 Active 437-char remark

    Show marketing remark (437 chars)

    Welcome to this inviting 3-bedroom, 1.5-bathroom single-story home! This perfect location is just minutes from 75 interstate and easy access to schools, shopping and restaurants. Whether you're looking to invest or purchase your first home, this property is ready and waiting for you. There are NO HOA and NO rental restriction. Home is sold “As-Is” subject to Due Diligence. Schedule your showing today and see for yourself.

12. 2026-01-31
    historical
13. 2026-01-31
    historical
14. 2025-10-16
    listed $199,900 New
15. 2025-10-16
    listed $199,900 Active
16. 2007-01-26
    soldstatus $112,000
17. 1991-01-25
    soldstatus $68,900

ⓘ 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: $3,799 · $317/mo
• Projected year-2 tax: $3,799 · $317/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 ≥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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,885
• − Mortgage interest: −$11,198
• − Property taxes: −$3,799
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$5,815
• Taxable income: $1,613
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $4,265/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): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

+190.1% since first listed

8 events — show timeline

• 2026-04-01 Listed $199,900 FMLS
• 2026-04-01 Listed $199,900 GAMLS
• 2026-01-31 Listing Removed — FMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-10-16 Listed $199,900 FMLS
• 2025-10-16 Listed $199,900 GAMLS
• 2007-01-26 Sold (Public Records) $112,000 Public Records
• 1991-01-25 Sold (Public Records) $68,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,799 · +5.9% YoY. Source: county tax records.