102 Jennifer Ln · Stockbridge, GA 30253

$260,900

3 bd · 2.0 ba · 2,312 sqft · SingleFamily public records · 5 Days on market

Built 1988 Est $338k · 23% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• 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

Welcome to this spacious split-foyer home conveniently located in the heart of McDonough, in The Woods of Flippen Subdivision. Offering over 2,300 square feet of living space, this 4-bedroom, 3-bath home features a versatile floor plan with plenty of room for both everyday living and entertaining. The split-foyer design provides added privacy and functionality, while the generous living areas offer endless possibilities for creating the perfect space to fit your lifestyle. Step outside to enjoy the partially fenced backyard, ideal for pets, play, gardening, or simply relaxing after a long day. Best of all, there is NO HOA, giving you the freedom to enjoy your property without additional fee

Key facts

• No hoa
• Conveniently located
• Split-foyer design

Tags

• SPLIT-FOYER DESIGN
• PARTIALLY FENCED BACKYARD
• NO HOA
• ESTABLISHED NEIGHBORHOOD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Home warranty included; Financing accepted: Cash, Conventional, FHA, VA
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water available; Septic tank; Electricity available; Natural gas available; High speed internet available; Cable available; Phone available
• Home design: Single family residence; House structure; Three or more levels; Resale property
• Construction: Built in 1988; Stone construction; Composition roof
• Exterior features: Patio; Porch; Level lot; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Gas water heater
• Bedrooms: 4 bedrooms total, including 1 bedroom on the lower level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Separate shower; Soaking tub; Tile baths; Den; Family room; Fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $261k.

Deal economics

• At list price, monthly cash flow is $80 ($965/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (12.9% below list).
• Recommended offer: $227k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Walnut Creek Elementary (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 716 students, 65% FRL); Eagle'S Landing Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 1,092 students, 59% FRL); Eagle'S Landing High School (math 18% / reading 22%, grade F, #232 of 424 statewide, top 56%, 1,642 students, 48% FRL).
• Market conditions: Rents soft (-0.3%/yr); 682 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 33% 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 $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $92k; list at $261k implies a 184% 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 $227,121 (12.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $337,552
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1275 Highway 42 N	0.50mi	3/3.0	2,336 (+1%)	19mo	$330,000	$141	55
351 Satie Creek Way	0.47mi	3/2.0	2,393 (+4%)	23mo	$369,900	$155	53
326 Satie Creek Way	0.56mi	3/2.0	2,067 (-11%)	8mo	$270,000	$131	50
430 Satie Creek Way	0.35mi	3/2.5	2,590 (+12%)	15mo	$393,000	$152	49
135 Acorn Dr	0.68mi	3/3.0	2,468 (+7%)	11mo	$350,000	$142	44
103 Vintage Trl	0.47mi	4/2.5 (+1)	1,990 (-14%)	13mo	$279,000	$140	37
130 Gillson Dr	0.65mi	4/3.5 (+1)	2,533 (+10%)	9mo	$478,000	$189	35
153 Vintage Trl	0.69mi	4/3.0 (+1)	2,134 (-8%)	14mo	$312,000	$146	34
463 Campground Rd	0.75mi	3/2.0	1,986 (-14%)	14mo	$367,729	$185	30
25 Hol Mar Ct	0.57mi	3/3.5	2,588 (+12%)	22mo	$320,000	$124	29

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-43,830
• Equity at exit: $38,901

10-year hold

• IRR: -16.1%
• Equity multiple: 0.21×
• Total profit: $-57,376
• Equity at exit: $22,558

Cash invested: $73,052 (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: 682
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,368
• Tax from tax record: −$237 /mo · $2,843/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $80

Break-even live

Break-even rent $2,169

Max offer price $260,900

Occupancy floor 91%

Sensitivity live

Price	-10% $228	-5% $154	+0% $80	+5% $7	+10% $-67
Rent	-10% $-99	-5% $-9	+0% $80	+5% $170	+10% $260
Rate	-1.0pp $212	-0.5pp $147	base $80	+0.5pp $13	+1.0pp $-56

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: $65,225
• Closing costs: $7,827
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Castlerock Way McDonough, GA	4.0	3.0	1944	$2,245	$1.15	7d	1	0.54mi
360 White Tail Rd McDonough, GA	3.0	2.5	1579	$2,014	$1.28	45d	1	0.76mi
511 Gables Ct McDonough, GA	4.0	2.5	2352	$2,165	$0.92	20d	1	0.78mi
209 Greenland Ct McDonough, GA	4.0	2.5	2311	$2,199	$0.95	3d	1	0.87mi
155 Greenland Dr McDonough, GA	3.0	2.0	1608	$1,800	$1.12	26d	1	0.91mi
410 Concord Cir McDonough, GA	4.0	2.5	2753	$2,395	$0.87	7d	1	0.91mi
190 Greenland Dr McDonough, GA	4.0	2.0	2186	$2,368	$1.08	1d	1	0.92mi
310 Lakefront Dr McDonough, GA	4.0	2.0	2568	$2,345	$0.91	14d	1	1.13mi
269 Grayson Trl McDonough, GA	3.0	2.5	1696	$2,300	$1.36	12d	1	1.17mi
237 Grayson Trl McDonough, GA	3.0	2.5	1579	$2,155	$1.36	7d	1	1.20mi
152 Tyre Dr McDonough, GA	4.0	3.0	2430	$2,573	$1.06	45d	1	1.21mi
629 Aspen Brook Dr McDonough, GA	3.0	2.5	1770	$2,109	$1.19	26d	1	1.21mi
291 Hamilton Pointe Dr McDonough, GA	4.0	3.0	2570	$2,580	$1.00	7d	1	1.23mi
307 Hamilton Pointe Dr McDonough, GA	4.0	3.0	2570	$2,555	$0.99	13d	1	1.27mi
449 Culloden Moor Dr McDonough, GA	4.0	3.0	2410	$2,595	$1.08	7d	1	1.30mi
324 Hamilton Pointe Dr McDonough, GA	4.0	3.0	2410	$2,430	$1.01	45d	1	1.33mi
151 Hamilton Pointe Dr McDonough, GA	4.0	2.5	2097	$2,470	$1.18	7d	1	1.33mi
380 Hamilton Pointe Dr McDonough, GA	4.0	3.0	2570	$2,535	$0.99	3d	1	1.37mi
101 Hamilton Pointe Dr McDonough, GA	4.0	2.5	2097	$2,320	$1.11	46d	1	1.38mi
685 Chaseridge Dr McDonough, GA	3.0	2.0	2155	$2,155	$1.00	13d	1	1.39mi
125 Leland Ln McDonough, GA	4.0	2.0	1852	$2,200	$1.19	13d	1	1.40mi
160 Windy Cir McDonough, GA	4.0	2.5	2225	$1,650	$0.74	45d	1	1.45mi
196 Leland Ln McDonough, GA	3.0	2.5	1930	$2,145	$1.11	26d	1	1.45mi
654 Highpoint Way McDonough, GA	4.0	2.5	2000	$2,265	$1.13	26d	1	1.50mi

Listing history 4 events

1. 2026-06-21
   days on market $260,900 Coming Soon 5 DOM
2. 2026-06-18
   days on market $260,900 Coming Soon 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $260,900 Coming Soon 1 DOM

ⓘ 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: $2,843 · $237/mo
• Projected year-2 tax: $2,843 · $237/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $27,255
• − Mortgage interest: −$14,614
• − Property taxes: −$2,843
• − Insurance: −$1,304
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$7,590
• Taxable loss: −$3,458
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $1,795/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

+286.5% since first listed

5 events — show timeline

• 2026-06-16 Coming Soon $260,900 GAMLS
• 2013-11-07 Sold (Public Records) $92,000 Public Records
• 2013-11-07 Sold (Public Records) $92,000 Public Records
• 2002-01-02 Sold (Public Records) $127,000 Public Records
• 1988-05-03 Sold (Public Records) $67,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,843 · +0.4% YoY. Source: county tax records.