145 Gill Ln · Stockbridge, GA 30281

$850

3 bd · 2.0 ba · 1,918 sqft · SingleFamily public records · 1 Days on market

Built 1993

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

ROOM RENTAL: 1BR w/ SHARED 1BA w/ ALL UTILITIES INCLUDED!! Looking for a cozy room rental that's move-in ready and close to everything Henry County has to offer? Look no further! This home offers comfort and convenience. Step inside and enjoy the serene living. The shared kitchen is a dream overlooking wooded backyard. Laundry is available on the main level, and the huge backyard with a firepit and a relaxing hot tub that is perfect for unwinding. This room offers the perfect balance of accessibility and comfort. Available for immediate move-in! Don't wait-rooms like this go fast! BEWARE OF FRAUD: This listing will NOT be advertised on Craigslist or Facebook Marketplace. Please flag and rep

Key facts

• Wooded backyard
• Firepit
• Hot tub

Tags

• WOODED BACKYARD
• LAUNDRY ON MAIN LEVEL
• HUGE BACKYARD
• FIREPIT
• HOT TUB

Property features AI

Exterior

• Parking: Parking pad for one vehicle
• Utilities: Public water; Public sewer; Electricity available
• Home design: Two levels; Fee simple ownership
• Construction: Brick construction (brick 4 sides); Composition roof; Slab foundation; Resale property
• Exterior features: Patio; Stream on the property; Other exterior features

Interior

• Kitchen: Eat-in kitchen; Microwave; Refrigerator
• Bedrooms: Roommate floor plan; One bedroom on the main level
• Flooring: Hardwood floors; Laminate flooring
• Bathrooms: One full bathroom with tub/shower combo; Main level bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: One masonry fireplace in the living room; No shared/common walls; Other interior features
• Laundry & utility: Laundry located in the kitchen in a laundry closet

🏷️ Possibly a rental listed for sale. The $850 price doesn't fit this home's estimated sale value (~$280,028) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $850.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $850).
• Cap rate 2364.4% 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, 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) — zoned schools average 62% FRL vs 43% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 586 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 36% 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 $6 of loan paydown is wiped out by about $26 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 $238 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $850

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: 249.62% ✓
• Cap rate: 2364.44%
• Cash-on-cash: 8421.96%
• DSCR: 375.73
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $280,028
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Summertown Dr	0.43mi	3/2.0	1,960 (+2%)	5mo	$193,000	$98	72
140 Barrington Pkwy	0.24mi	3/2.5	2,043 (+6%)	13mo	$310,000	$152	66
55 Huntridge Dr	0.47mi	3/2.0	1,746 (-9%)	4mo	$170,000	$97	60
305 Summertown Dr	0.43mi	4/2.0 (+1)	1,923 (+0%)	22mo	$298,000	$155	56
325 Summertown Dr	0.47mi	3/2.0	1,771 (-8%)	12mo	$300,000	$169	55
315 Summertown Dr	0.45mi	4/2.5 (+1)	1,872 (-2%)	23mo	$350,000	$187	49
15 Summers End	0.51mi	4/2.5 (+1)	1,820 (-5%)	24mo	$265,000	$146	41
1384 Millers Mill Rd	0.46mi	2/1.0 (-1)	1,668 (-13%)	8mo	$95,000	$57	41
190 Summertown Dr	0.53mi	3/2.0	1,632 (-15%)	22mo	$239,000	$146	32

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: —
• Equity multiple: 428.85×
• Total profit: $101,827
• Equity at exit: $127

10-year hold

• IRR: —
• Equity multiple: 876.13×
• Total profit: $208,281
• Equity at exit: $73

Cash invested: $238 (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: 586

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $13/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,670

Break-even live

Break-even rent $7

Max offer price $850

Occupancy floor 16%

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: $212
• Closing costs: $26
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Huntridge Dr Stockbridge, GA	3.0	2.0	1848	$1,895	$1.03	43d	1	0.44mi
55 Huntridge Dr Stockbridge, GA	3.0	2.0	1746	$1,825	$1.05	5d	1	0.49mi
568 Whitman Ln Stockbridge, GA	4.0	2.5	2338	$2,700	$1.15	18d	1	0.97mi
2046 Proust Ln Stockbridge, GA	2.0–3.0	2.0	1523	$2,425	$1.59	1d	3	1.21mi
1429 Proust Ln Unit 1429 Stockbridge, GA	2.0	2.0	1511	$2,099	$1.39	24d	1	1.22mi
1541 Salinger Ct Unit 1541 Stockbridge, GA	3.0	2.0	1519	$2,050	$1.35	17d	1	1.22mi
1646 Salinger Ct Unit 1646 Stockbridge, GA	2.0	2.0	1511	$2,150	$1.42	17d	1	1.22mi
1712 Tolstoy Ln Unit 1712 Stockbridge, GA	3.0	2.0	1519	$2,195	$1.45	43d	1	1.25mi
1716 Tolstoy Ln Unit 1716 Stockbridge, GA	3.0	2.0	1519	$2,050	$1.35	17d	1	1.26mi
1593 Salinger Ct Unit 1593 Stockbridge, GA	3.0	2.0	1519	$2,145	$1.41	24d	1	1.26mi
1001 Crown Corners Dr McDonough, GA	4.0	2.0	2502	$2,365	$0.95	2d	1	1.26mi
1728 Tolstoy Ln Unit 1728 Stockbridge, GA	3.0	2.0	1535	$2,425	$1.58	24d	1	1.27mi
1577 Salinger Ct Unit 1577 Stockbridge, GA	3.0	2.0	1535	$2,425	$1.58	43d	1	1.27mi
1721 Tolstoy Ln Unit 1721 Stockbridge, GA	3.0	2.0	1519	$2,195	$1.45	24d	1	1.28mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $850 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,462
• − Mortgage interest: −$48
• − Property taxes: −$13
• − Insurance: −$4
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$25
• Taxable income: $21,299
• Est. tax owed @ 24.0%: −$5,112
• After-tax cash flow: $14,933/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

+114.6% since first listed

3 events — show timeline

• 2026-06-16 Listed $850 FMLS
• 1996-08-19 Sold (Public Records) $139,500 Public Records
• 1992-02-05 Sold (Public Records) $65,000 Public Records

Property tax history

-5.3%/yr

Latest (2025): $917 · -16.4% YoY. Source: county tax records.