1059 Arbor Way · Stockbridge, GA 30253

$289,900

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 10 Days on market

Built 1999 0.59 ac lot $178/sqft · at area comps Est $298k · at est. $42/mo HOA · 2% of rent ↓ 15% since listing

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Why this score? — see what drove the D- 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 +13.1/30.0
• ARV discount +8.7/15.0
• DSCR +3.9/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• 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

PICTURE PERFECT AND MOVE IN READY!! This 3 bedroom/2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate Garden Tub/Shower in Master. Vaulted ceiling with ceiling fan in great room and screened porch to enjoy! New HVAC in 2014 and new water heater in 2016.

Key facts

• Redone privacy fence
• New water heater
• Gas-start fireplace

Tags

• GAS-START FIREPLACE
• DEDICATED DINING AREA
• EAT-IN KITCHEN
• FRESH INTERIOR PAINT
• NEW WATER HEATER
• REDONE PRIVACY FENCE

Property features AI

Finance

• Other: Listing terms include Cash, Conventional, FHA, VA; Special conditions: Sold As-Is, Estate Owned
• HOA & community: Community pool; Tennis courts; Sidewalks and street lights; Association fee includes facilities, management, reserves, swimming and tennis; Association fee: $500 (initiation fee: $752)

Exterior

• Parking: Attached garage; Garage with garage door opener; Kitchen-level parking
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single family residence; House; One story; Resale property; Subdivision: St Andrews @Rockport
• Construction: Built in 1999; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Patio (screened); Back yard fencing (wood, privacy, fenced); Partially wooded lot; Level lot

Interior

• Kitchen: Breakfast area; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Double vanity; Separate shower; Soaking tub; Walk-in closets; One-level living; Family room; Fireplace (1)
• Laundry & utility: Laundry in hall; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-13 ($-154/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (24.1% below list).
• Recommended offer: $220k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Hickory Flat Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 553 students, 54% FRL); Union Grove Middle (math 44% / reading 52%, grade C-, #80 of 470 statewide, top 17%, 1,069 students, 32% FRL); Union Grove High (math 22% / reading 37%, grade F, #140 of 424 statewide, top 35%, 1,648 students, 24% FRL).
• Market conditions: Rents soft (-0.3%/yr); 684 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $2k of loan paydown is wiped out by about $9k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $220,067 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (median comp): $297,804
• List price: $289,900
• Delta: -2.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1059 Arbor Way	0.00mi	3/2.0	1,632 (0%)	0mo	$289,900	$178	100
1150 Strath Clyde Way	0.23mi	2/2.0 (-1)	1,640 (+0%)	1mo	$236,000	$144	82
1120 Strath Clyde Way	0.18mi	3/2.0	1,600 (-2%)	11mo	$290,000	$181	79
152 Rockport Dr	0.30mi	3/2.0	1,584 (-3%)	3mo	$295,000	$186	79
813 Clifton Rdg	0.20mi	3/2.0	1,725 (+6%)	3mo	$315,000	$183	79
1152 Strath Clyde Way	0.22mi	2/2.0 (-1)	1,627 (-0%)	10mo	$255,000	$157	76
1008 Carlyle Pl	0.18mi	3/2.0	1,436 (-12%)	1mo	$269,900	$188	70
1160 Strath Clyde Way	0.18mi	3/2.0	1,802 (+10%)	10mo	$330,000	$183	66
1125 Strath Clyde Way	0.21mi	3/2.0	1,847 (+13%)	4mo	$295,000	$160	64
756 Stonehaven Chase	0.14mi	4/2.0 (+1)	1,795 (+10%)	11mo	$282,500	$157	63
479 Sawtooth Ln	0.63mi	3/2.5	1,694 (+4%)	3mo	$265,000	$156	60
901 Arbor Way	0.47mi	3/2.0	1,500 (-8%)	12mo	$280,000	$187	54

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-54,364
• Equity at exit: $43,225

10-year hold

• IRR: -19.4%
• Equity multiple: 0.09×
• Total profit: $-73,809
• Equity at exit: $25,065

Cash invested: $81,172 (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: 684
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$121
• HOA: −$42
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-13

Break-even live

Break-even rent $2,217

Max offer price $287,636

Occupancy floor 96%

Sensitivity live

Price	-10% $151	-5% $69	+0% $-13	+5% $-95	+10% $-177
Rent	-10% $-187	-5% $-100	+0% $-13	+5% $74	+10% $161
Rate	-1.0pp $133	-0.5pp $61	base $-13	+0.5pp $-88	+1.0pp $-164

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Stonehaven Chase McDonough, GA	4.0	2.5	1996	$2,400	$1.20	25d	1	0.17mi
629 Aspen Brook Dr McDonough, GA	3.0	2.5	1770	$2,109	$1.19	25d	1	0.67mi
360 Brannans Ct McDonough, GA	3.0	2.5	1460	$1,809	$1.24	23d	1	0.68mi
796 Rock Ln McDonough, GA	4.0	2.5	1933	$2,649	$1.37	25d	1	0.74mi
1900 Waterford Lndg McDonough, GA	1.0–3.0	1.5–2.0	1159	$1,757	$1.52	0d	26	0.95mi
148 Parkside Dr Stockbridge, GA	4.0	2.0	1668	$2,275	$1.36	45d	1	1.15mi
140 Huntridge Dr Stockbridge, GA	3.0	2.0	1848	$1,895	$1.03	45d	1	1.29mi
654 Highpoint Way McDonough, GA	4.0	2.5	2000	$2,265	$1.13	25d	1	1.35mi
360 White Tail Rd McDonough, GA	3.0	2.5	1579	$2,014	$1.28	45d	1	1.40mi
135 Summertown Dr Stockbridge, GA	3.0	2.0	1736	$1,835	$1.06	0d	1	1.42mi
55 Huntridge Dr Stockbridge, GA	3.0	2.0	1746	$1,825	$1.05	6d	1	1.43mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 17 events

1. 2026-05-10
   listed $289,900 New 1029-char remark
2. 2017-05-23
   soldstatus $168,000
3. 2017-05-19
   soldstatus $168,000 Sold 430-char remark

   Show marketing remark (403 chars)

   PICTURE PERFECT MOVE IN READY!!! This 3 bedroom/ 2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate GARDEN TUB and shower in Master. Vaulted ceiling with ceiling fan in great room. New HVAC in 2014 and new water heater in 2016.

4. 2017-05-19
   soldstatus $168,000 Sold

   Show marketing remark (403 chars)

   PICTURE PERFECT MOVE IN READY!!! This 3 bedroom/ 2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate GARDEN TUB and shower in Master. Vaulted ceiling with ceiling fan in great room. New HVAC in 2014 and new water heater in 2016.

5. 2017-04-24
   status Under Contract

   Show marketing remark (430 chars)

   PICTURE PERFECT AND MOVE IN READY!! This 3 bedroom/2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate Garden Tub/Shower in Master. Vaulted ceiling with ceiling fan in great room and screened porch to enjoy! New HVAC in 2014 and new water heater in 2016.

6. 2017-04-24
   historical Contingent - Due Diligence 430-char remark

   Show marketing remark (430 chars)

   PICTURE PERFECT AND MOVE IN READY!! This 3 bedroom/2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate Garden Tub/Shower in Master. Vaulted ceiling with ceiling fan in great room and screened porch to enjoy! New HVAC in 2014 and new water heater in 2016.

7. 2017-04-19
   price $167,900

   Show marketing remark (403 chars)

   PICTURE PERFECT MOVE IN READY!!! This 3 bedroom/ 2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate GARDEN TUB and shower in Master. Vaulted ceiling with ceiling fan in great room. New HVAC in 2014 and new water heater in 2016.

8. 2017-04-18
   price $167,900 430-char remark

   Show marketing remark (430 chars)

   PICTURE PERFECT AND MOVE IN READY!! This 3 bedroom/2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate Garden Tub/Shower in Master. Vaulted ceiling with ceiling fan in great room and screened porch to enjoy! New HVAC in 2014 and new water heater in 2016.

9. 2017-04-18
   status Back on Market

   Show marketing remark (430 chars)

   PICTURE PERFECT AND MOVE IN READY!! This 3 bedroom/2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate Garden Tub/Shower in Master. Vaulted ceiling with ceiling fan in great room and screened porch to enjoy! New HVAC in 2014 and new water heater in 2016.

10. 2017-04-18
    status Active 430-char remark

    Show marketing remark (430 chars)

    PICTURE PERFECT AND MOVE IN READY!! This 3 bedroom/2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate Garden Tub/Shower in Master. Vaulted ceiling with ceiling fan in great room and screened porch to enjoy! New HVAC in 2014 and new water heater in 2016.

11. 2017-04-04
    status Under Contract

    Show marketing remark (430 chars)

    PICTURE PERFECT AND MOVE IN READY!! This 3 bedroom/2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate Garden Tub/Shower in Master. Vaulted ceiling with ceiling fan in great room and screened porch to enjoy! New HVAC in 2014 and new water heater in 2016.

12. 2017-04-04
    historical Contingent - Due Diligence 430-char remark

    Show marketing remark (430 chars)

    PICTURE PERFECT AND MOVE IN READY!! This 3 bedroom/2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate Garden Tub/Shower in Master. Vaulted ceiling with ceiling fan in great room and screened porch to enjoy! New HVAC in 2014 and new water heater in 2016.

13. 2017-03-31
    listed $165,000 New

    Show marketing remark (430 chars)

    PICTURE PERFECT AND MOVE IN READY!! This 3 bedroom/2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate Garden Tub/Shower in Master. Vaulted ceiling with ceiling fan in great room and screened porch to enjoy! New HVAC in 2014 and new water heater in 2016.

14. 2017-03-31
    listed $165,000 Active 430-char remark

    Show marketing remark (430 chars)

    PICTURE PERFECT AND MOVE IN READY!! This 3 bedroom/2 bathroom RANCH home with split bedroom plan is on a corner lot in great swim/tennis neighborhood in UNION GROVE HIGH SCHOOL district! New flooring, paint, updated kitchen with breakfast area, HUGE master closet and separate Garden Tub/Shower in Master. Vaulted ceiling with ceiling fan in great room and screened porch to enjoy! New HVAC in 2014 and new water heater in 2016.

15. 2006-05-10
    soldstatus $156,900
16. 2006-05-10
    soldstatus $156,900
17. 1999-09-27
    soldstatus $343,000

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: +$1,848/yr (+$154/mo · 225.4%)

ⓘ 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 5/10 Major 26% 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: $26,408
• − Mortgage interest: −$16,239
• − Property taxes: −$820
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − HOA: −$504
• − Depreciation: −$8,433
• Taxable loss: −$5,263
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $1,109/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

-15.5% since first listed

19 events — show timeline

• 2026-06-12 Sold (MLS) $289,900 GAMLS
• 2026-05-21 Pending — GAMLS
• 2026-05-10 Listed $289,900 GAMLS
• 2017-05-23 Sold (Public Records) $168,000 Public Records
• 2017-05-19 Sold (MLS) $168,000 GAMLS
• 2017-05-19 Sold (MLS) $168,000 FMLS
• 2017-04-24 Pending — GAMLS
• 2017-04-24 Contingent — FMLS
• 2017-04-19 Price Changed $167,900 GAMLS
• 2017-04-18 Price Changed $167,900 FMLS
• 2017-04-18 Relisted — GAMLS
• 2017-04-18 Relisted — FMLS
• 2017-04-04 Pending — GAMLS
• 2017-04-04 Contingent — FMLS
• 2017-03-31 Listed $165,000 GAMLS
• 2017-03-31 Listed $165,000 FMLS
• 2006-05-10 Sold (Public Records) $156,900 Public Records
• 2006-05-10 Sold (Public Records) $156,900 Public Records
• 1999-09-27 Sold (Public Records) $343,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $820 · -19.3% YoY. Source: county tax records.