90 Club Cir · Stockbridge, GA 30281

$209,500

4 bd · 2.0 ba · 2,124 sqft · SingleFamily public records · 6 Days on market

Built 1975 0.47 ac lot Est $314k · 33% 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 +17.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.5/10.0
• 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

Handyman special. Solid brick house in established community. Huge wooded lot. Side entry garage. Rocking chair front porch.

Key facts

• Private lot
• Solid brick ranch
• Side-entry garage

Tags

• SOLID BRICK RANCH
• ROCKING CHAIR FRONT PORCH
• SIDE-ENTRY GARAGE
• PRIVATE LOT
• ESTABLISHED COMMUNITY

Property features AI

Finance

• HOA & community: Community features: other

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Electric service: 110V and 220V; Cable available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available; Electricity available
• Home design: Single-level home (one story); Resale property
• Construction: Brick, stone, and vinyl siding construction; Composition roof; Foundation details: see remarks; Other on-site structures
• Exterior features: Deck; Other exterior features

Interior

• Kitchen: Stained cabinets; Other kitchen features
• Bedrooms: Three bedrooms on the main level; Primary suite on the main level
• Flooring: Tile flooring; Vinyl flooring; Other flooring
• Bathrooms: Two full bathrooms on the main level; Primary bathroom with tub/shower combination
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace with a stone surround; Great room; Crawl space foundation; Other interior features
• Laundry & utility: Separate laundry room; Other laundry features

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 7.3% 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: Stockbridge Elementary School (math 15% / reading 15%, grade F, #981 of 1,228 statewide, top 80%, 543 students, 78% FRL); Stockbridge Middle School (math 11% / reading 22%, grade F, #388 of 470 statewide, top 83%, 611 students, 70% FRL); Stockbridge High School (math 5% / reading 28%, grade F, #284 of 424 statewide, top 67%, 1,543 students, 54% FRL) — zoned schools average 67% FRL vs 43% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 28% district-wide (-12 pts) — the specific schools serving this property underperform the Henry County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 611 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 38% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $74k; list at $210k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $209,500

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $314,352
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Club Cir	0.00mi	3/2.0 (-1)	2,124 (0%)	1mo	$200,000	$94	94
123 Creek Cir	0.28mi	3/2.0 (-1)	2,000 (-6%)	2mo	$235,000	$118	71
129 Creek Cir	0.30mi	3/2.0 (-1)	2,037 (-4%)	8mo	$250,000	$123	68
104 Stockview Ter	0.23mi	4/2.0	2,000 (-6%)	21mo	$275,000	$138	62
139 Club Cir	0.24mi	3/2.0 (-1)	1,980 (-7%)	16mo	$313,000	$158	59
668 Sprayberry Dr	0.74mi	4/2.5	2,047 (-4%)	14mo	$340,000	$166	46
140 Tye St	0.74mi	4/3.0	2,306 (+9%)	13mo	$341,400	$148	36
301 Escalade Dr	0.67mi	3/2.5 (-1)	1,831 (-14%)	21mo	$325,950	$178	21

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: -15.7%
• Equity multiple: 0.45×
• Total profit: $-31,986
• Equity at exit: $31,237

10-year hold

• IRR: -11.9%
• Equity multiple: 0.37×
• Total profit: $-37,231
• Equity at exit: $18,114

Cash invested: $58,660 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,099
• Tax from tax record: −$405 /mo · $4,860/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $102

Break-even live

Break-even rent $2,098

Max offer price $209,500

Occupancy floor 90%

Sensitivity live

Price	-10% $220	-5% $161	+0% $102	+5% $42	+10% $-17
Rent	-10% $-74	-5% $14	+0% $102	+5% $190	+10% $278
Rate	-1.0pp $207	-0.5pp $155	base $102	+0.5pp $47	+1.0pp $-8

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: $52,375
• Closing costs: $6,285
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Turning Pt Stockbridge, GA	3.0	2.5	1454	$2,100	$1.44	45d	1	0.17mi
609 Seaboard Dr Stockbridge, GA	3.0	2.0	1720	$2,130	$1.24	7d	1	0.69mi
553 Sprayberry Dr Stockbridge, GA	3.0	2.5	1905	$2,500	$1.31	0d	1	0.77mi
600 Sprayberry Dr Stockbridge, GA	4.0	2.5	2052	$2,485	$1.21	18d	1	0.82mi
19 Sentry Oak Ct Unit B Stockbridge, GA	3.0	2.0	1816	$1,600	$0.88	45d	1	0.85mi
60 Sentry Oak Ct Stockbridge, GA	3.0	2.0	2225	$2,300	$1.03	0d	1	1.04mi
4059 Angels Dr Stockbridge, GA	3.0	2.0	1430	$1,879	$1.31	45d	1	1.04mi
164 Addy Ln Stockbridge, GA	4.0	2.5	2400	$2,400	$1.00	45d	1	1.12mi
184 Addy Ln Stockbridge, GA	5.0	3.0	2400	$2,570	$1.07	45d	1	1.13mi
200 Misty Ridge Trl Stockbridge, GA	3.0	2.0	1683	$1,776	$1.06	26d	1	1.16mi
604 Armitage Way Stockbridge, GA	4.0	3.0	2280	$2,320	$1.02	22d	1	1.17mi
808 Winsap Dr Stockbridge, GA	3.0	2.0	2066	$2,145	$1.04	45d	1	1.27mi
226 Due West Dr Stockbridge, GA	4.0	2.5	1862	$2,220	$1.19	45d	1	1.34mi
2530 Walter Way Stockbridge, GA	3.0	2.5	2213	$2,180	$0.99	7d	1	1.35mi
604 Mohawk Cir Stockbridge, GA	5.0	3.0	2877	$2,760	$0.96	1d	1	1.38mi
125 Bay Court Dr Stockbridge, GA	3.0	2.5	1620	$1,700	$1.05	45d	1	1.39mi
125 Bay Court Dr Stockbridge, GA	3.0	2.5	1620	$1,700	$1.05	7d	1	1.39mi
125 Bay Court Dr Stockbridge, GA	3.0	2.5	1620	$1,700	$1.05	26d	1	1.39mi
312 Eagle Way Stockbridge, GA	4.0	2.5	2054	$2,200	$1.07	26d	1	1.46mi
254 Hillandale Dr Stockbridge, GA	5.0	2.5	2243	$2,695	$1.20	45d	1	1.49mi

Listing history 16 events

1. 2026-05-13
   status Pending
2. 2026-05-07
   listed $209,500 Active
3. 2014-07-08
   price $70,000 128-char remark

   Show marketing remark (128 chars)

   Handyman special. Solid brick house in established community. Huge wooded lot. Side entry garage. Rocking chair front porch.

4. 2014-07-02
   soldstatus $74,100
5. 2014-06-20
   soldstatus $70,000 Sold 128-char remark

   Show marketing remark (128 chars)

   Handyman special. Solid brick house in established community. Huge wooded lot. Side entry garage. Rocking chair front porch.

6. 2014-06-06
   status Under Contract 128-char remark

   Show marketing remark (128 chars)

   Handyman special. Solid brick house in established community. Huge wooded lot. Side entry garage. Rocking chair front porch.

7. 2014-06-06
   price $79,000 128-char remark

   Show marketing remark (128 chars)

   Handyman special. Solid brick house in established community. Huge wooded lot. Side entry garage. Rocking chair front porch.

8. 2014-05-29
   listed $79,000 New 128-char remark

   Show marketing remark (128 chars)

   Handyman special. Solid brick house in established community. Huge wooded lot. Side entry garage. Rocking chair front porch.

9. 2011-02-26
   price $55,000 Reduced
10. 2011-01-26
    price $69,900 Reduced
11. 2010-12-24
    price $84,900 Reduced
12. 2007-11-05
    soldstatus $98,100
13. 2002-04-10
    soldstatus $135,000
14. 1997-04-10
    soldstatus $119,900
15. 1997-03-28
    soldstatus $119,900
16. 1993-11-09
    soldstatus $95,000

ⓘ 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: $4,860 · $405/mo
• Projected year-2 tax: $4,860 · $405/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 7/10 Severe FEMA zone X (shaded) · 99% 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: $26,719
• − Mortgage interest: −$11,735
• − Property taxes: −$4,860
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$6,095
• Taxable loss: −$2,091
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $1,721/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

• Census place: Stockbridge, GA
• 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

+120.5% since first listed

16 events — show timeline

• 2026-05-13 Pending — FMLS
• 2026-05-07 Listed $209,500 FMLS
• 2014-07-08 Price Changed $70,000 GAMLS
• 2014-07-02 Sold (Public Records) $74,100 Public Records
• 2014-06-20 Sold (MLS) $70,000 GAMLS
• 2014-06-06 Pending — GAMLS
• 2014-06-06 Price Changed $79,000 GAMLS
• 2014-05-29 Listed $79,000 GAMLS
• 2011-02-26 Price Changed $55,000 GAMLS
• 2011-01-26 Price Changed $69,900 GAMLS
• 2010-12-24 Price Changed $84,900 GAMLS
• 2007-11-05 Sold (Public Records) $98,100 Public Records
• 2002-04-10 Sold (Public Records) $135,000 Public Records
• 1997-04-10 Sold (Public Records) $119,900 Public Records
• 1997-03-28 Sold (Public Records) $119,900 Public Records
• 1993-11-09 Sold (Public Records) $95,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,860 · +14.7% YoY. Source: county tax records.