140 Millers Mill Rd · Stockbridge, GA 30281

$79,000

2 bd · 1.0 ba · 770 sqft · Manufactured public records · 153 Days on market

Built 1979 0.42 ac lot $103/sqft · 11% below area Est $89k · 11% 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 +30.0/30.0
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity on approximately 0.42 acres. This property includes a 2 bedroom, 1 bath mobile home situated on its own land. No park. No monthly lot rent. Level lot with room for parking and outdoor use. Suitable for an owner-occupant or investor. Mobile home title is not retired. Property is being sold as-is. Property may be purchased individually or as part of a multi-property package. Additional locations available. Purchase options may be available for individual properties. All information is believed to be accurate but not guaranteed and should be independently verified.

Key facts

• Outdoor use
• Level lot
• Room for parking

Tags

• 0.42 ACRES
• LEVEL LOT
• ROOM FOR PARKING
• OUTDOOR USE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 4.2% 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: Pleasant Grove Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 479 students, 62% FRL); Woodland Middle School (math 20% / reading 30%, grade F, #291 of 470 statewide, top 64%, 705 students, 53% FRL); Woodland High School (math 15% / reading 24%, grade F, #238 of 424 statewide, top 57%, 1,334 students, 42% FRL).
• Market conditions: Rents flat; 611 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 $47k; list at $79k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 2.02% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.77%
• DSCR: 2.68
• GRM: 4.1

CMA / ARV

• ARV (median comp): $89,000
• List price: $79,000
• Delta: -11.24%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.87% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 2.28×
• Total profit: $28,227
• Equity at exit: $11,779

10-year hold

• IRR: 37.3%
• Equity multiple: 4.10×
• Total profit: $68,657
• Equity at exit: $6,830

Cash invested: $22,120 (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: 611
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $696

Break-even live

Break-even rent $714

Max offer price $79,000

Occupancy floor 51%

Sensitivity live

Price	-10% $741	-5% $719	+0% $696	+5% $674	+10% $651
Rent	-10% $570	-5% $633	+0% $696	+5% $759	+10% $822
Rate	-1.0pp $736	-0.5pp $716	base $696	+0.5pp $676	+1.0pp $655

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Glenwood Way Stockbridge, GA	1.0–3.0	1.0–2.0	981	$1,496	$1.52	0d	21	0.34mi
15 Dixie Dr Stockbridge, GA	3.0	1.0	864	$1,700	$1.97	46d	1	0.43mi
1900 Waterford Lndg McDonough, GA	1.0–3.0	1.5–2.0	1159	$1,563	$1.35	0d	26	1.31mi

Listing history 22 events

1. 2026-06-21
   days on market $79,000 Active 153 DOM
2. 2026-06-18
   days on market $79,000 Active 150 DOM
3. 2026-06-17
   days on market $79,000 Active 149 DOM
4. 2026-06-16
   days on market $79,000 Active 148 DOM
5. 2026-06-15
   days on market $79,000 Active 147 DOM
6. 2026-06-13
   days on market $79,000 Active 145 DOM
7. 2026-06-09
   days on market $79,000 Active 141 DOM
8. 2026-06-08
   days on market $79,000 Active 140 DOM
9. 2026-06-07
   days on market $79,000 Active 139 DOM
10. 2026-06-04
    days on market $79,000 Active 136 DOM
11. 2026-06-03
    days on market $79,000 Active 135 DOM
12. 2026-06-02
    days on market $79,000 Active 134 DOM
13. 2026-06-01
    days on market $79,000 Active 133 DOM
14. 2026-05-31
    days on market $79,000 Active 132 DOM
15. 2026-01-19
    listed $79,000 New 603-char remark

    Show marketing remark (603 chars)

    Affordable opportunity on approximately 0.42 acres. This property includes a 2 bedroom, 1 bath mobile home situated on its own land. No park. No monthly lot rent. Level lot with room for parking and outdoor use. Suitable for an owner-occupant or investor. Mobile home title is not retired. Property is being sold as-is. Property may be purchased individually or as part of a multi-property package. Additional locations available. Purchase options may be available for individual properties. All information is believed to be accurate but not guaranteed and should be independently verified.

16. 2022-09-27
    soldstatus $47,333
17. 2022-09-22
    soldstatus $47,333 Sold 202-char remark

    Show marketing remark (202 chars)

    This will be a great investment property. Needs some repairs , Rental income for last 10 years $600 monthly. Bring all offers , very motivated seller. This property is SOLD AS IS, NO SELLER DISCLOSURE

18. 2022-09-01
    status Under Contract 202-char remark

    Show marketing remark (202 chars)

    This will be a great investment property. Needs some repairs , Rental income for last 10 years $600 monthly. Bring all offers , very motivated seller. This property is SOLD AS IS, NO SELLER DISCLOSURE

19. 2022-08-26
    listed $60,000 New 202-char remark

    Show marketing remark (202 chars)

    This will be a great investment property. Needs some repairs , Rental income for last 10 years $600 monthly. Bring all offers , very motivated seller. This property is SOLD AS IS, NO SELLER DISCLOSURE

20. 1997-11-07
    soldstatus $23,000
21. 1994-07-25
    soldstatus $25,000
22. 1981-10-01
    soldstatus $6,500

ⓘ 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: $1,401 · $117/mo
• Projected year-2 tax: $1,401 · $117/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) · 72% 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,142
• − Mortgage interest: −$4,425
• − Property taxes: −$1,401
• − Insurance: −$395
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$2,298
• Taxable income: $7,559
• Est. tax owed @ 24.0%: −$1,814
• After-tax cash flow: $6,540/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): 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

+1115.4% since first listed

8 events — show timeline

• 2026-01-19 Listed $79,000 GAMLS
• 2022-09-27 Sold (Public Records) $47,333 Public Records
• 2022-09-22 Sold (MLS) $47,333 GAMLS
• 2022-09-01 Pending — GAMLS
• 2022-08-26 Listed $60,000 GAMLS
• 1997-11-07 Sold (Public Records) $23,000 Public Records
• 1994-07-25 Sold (Public Records) $25,000 Public Records
• 1981-10-01 Sold (Public Records) $6,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,401 · +50.4% YoY. Source: county tax records.