505 Knollwood Dr · Stockbridge, GA 30281

$229,000

3 bd · 2.0 ba · 1,291 sqft · SingleFamily public records · 23 Days on market

Built 2000 0.38 ac lot Est $225k · at est. $25/mo HOA · 1% of rent

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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 +14.2/30.0
• ARV discount +6.6/15.0
• DSCR +4.3/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• 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

Charming ranch-style home tucked away in Swan Lake Community. The inviting 3 bedroom, 2 bath home offers comfortable, easy living with a warm and cozy fireplace-perfect for relaxing evenings at home. Enjoy the nicely fenced backyard, ideal for entertaining, pets or simply unwinding in your own private space. Seller is leaving all appliances, including the washer and dryer, making this home truly move-in ready. Complete with a garage door opener for added convenience. This home is ready to welcome you!

Key facts

• Move-in ready
• Ranch-style home
• Garage door opener

Tags

• RANCH-STYLE HOME
• FENCED BACKYARD
• MOVE-IN READY
• GARAGE DOOR OPENER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $39 ($465/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 $178k (22.4% below list).
• Recommended offer: $178k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Woodland Elementary School (math 21% / reading 22%, grade F, #845 of 1,228 statewide, top 69%, 619 students, 56% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 23 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $110k; list at $229k implies a 108% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,761 (22.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $224,634
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Knollwood Dr	0.00mi	3/2.0	1,291 (0%)	0mo	$225,000	$174	100
515 Oakview Dr	0.16mi	3/2.0	1,218 (-6%)	2mo	$214,000	$176	81
405 Azalea Dr	0.47mi	3/2.0	1,276 (-1%)	1mo	$259,000	$203	76
546 Forest Hill Dr	0.34mi	3/2.0	1,250 (-3%)	13mo	$186,000	$149	68
115 Lakeview Dr	0.67mi	3/2.0	1,299 (+1%)	2mo	$155,000	$119	66
448 Azalea Dr	0.53mi	3/2.0	1,232 (-5%)	8mo	$212,500	$172	61
522 Forest Hill Dr	0.28mi	2/2.0 (-1)	1,377 (+7%)	15mo	$210,000	$153	59
103 Belair Ln	0.39mi	3/2.0	1,418 (+10%)	13mo	$257,500	$182	54
385 Lakeshore Dr	0.44mi	3/2.0	1,172 (-9%)	13mo	$208,550	$178	54
10 Burnt Hickory Ct	0.49mi	3/2.0	1,419 (+10%)	15mo	$275,000	$194	48
324 Laurel Ln	0.58mi	3/2.0	1,440 (+12%)	8mo	$185,000	$128	47
214 Pinewood Ln	0.71mi	4/1.0 (+1)	1,236 (-4%)	15mo	$94,900	$77	39

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-38,476
• Equity at exit: $34,145

10-year hold

• IRR: -13.3%
• Equity multiple: 0.29×
• Total profit: $-45,425
• Equity at exit: $19,800

Cash invested: $64,120 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$95
• HOA: −$25
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $39

Break-even live

Break-even rent $1,729

Max offer price $229,000

Occupancy floor 93%

Sensitivity live

Price	-10% $168	-5% $104	+0% $39	+5% $-26	+10% $-91
Rent	-10% $-102	-5% $-31	+0% $39	+5% $109	+10% $179
Rate	-1.0pp $154	-0.5pp $97	base $39	+0.5pp $-21	+1.0pp $-81

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
479 Lakeshore Dr Stockbridge, GA	3.0	2.0	1281	$1,750	$1.37	6d	1	0.35mi
1515 Flat Rock Rd Stockbridge, GA	3.0	2.0	1700	$1,536	$0.90	6d	1	0.42mi
422 Hawthorne Cir Stockbridge, GA	4.0	1.5	1488	$1,756	$1.18	14d	1	0.45mi
70 Summerfield Ct Stockbridge, GA	3.0	2.0	1444	$1,795	$1.24	45d	1	0.51mi
424 Azalea Dr Stockbridge, GA	4.0	2.0	1550	$1,615	$1.04	45d	1	0.51mi
25 Berryman Ln Stockbridge, GA	3.0	2.0	1200	$1,640	$1.37	14d	1	0.72mi
285 Lakeshore Dr Stockbridge, GA	3.0	2.0	1411	$1,895	$1.34	23d	1	0.76mi
135 Wildwood Dr Stockbridge, GA	3.0	1.0	1012	$1,460	$1.44	45d	1	0.76mi
141 Edison Dr Stockbridge, GA	3.0	2.5	1621	$1,701	$1.05	45d	1	1.01mi
145 Glenloch Pkwy Stockbridge, GA	3.0	2.0	1598	$1,881	$1.18	17d	1	1.38mi
125 Cowan Dr Stockbridge, GA	3.0	2.0	1710	$1,920	$1.12	17d	1	1.44mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 9 events

1. 2026-04-24
   status Under Contract 506-char remark

   Show marketing remark (506 chars)

   Charming ranch-style home tucked away in Swan Lake Community. The inviting 3 bedroom, 2 bath home offers comfortable, easy living with a warm and cozy fireplace-perfect for relaxing evenings at home. Enjoy the nicely fenced backyard, ideal for entertaining, pets or simply unwinding in your own private space. Seller is leaving all appliances, including the washer and dryer, making this home truly move-in ready. Complete with a garage door opener for added convenience. This home is ready to welcome you!

2. 2026-04-23
   status Pending
3. 2026-04-12
   price $229,000

   Show marketing remark (506 chars)

   Charming ranch-style home tucked away in Swan Lake Community. The inviting 3 bedroom, 2 bath home offers comfortable, easy living with a warm and cozy fireplace-perfect for relaxing evenings at home. Enjoy the nicely fenced backyard, ideal for entertaining, pets or simply unwinding in your own private space. Seller is leaving all appliances, including the washer and dryer, making this home truly move-in ready. Complete with a garage door opener for added convenience. This home is ready to welcome you!

4. 2026-04-12
   price $229,000 506-char remark

   Show marketing remark (506 chars)

   Charming ranch-style home tucked away in Swan Lake Community. The inviting 3 bedroom, 2 bath home offers comfortable, easy living with a warm and cozy fireplace-perfect for relaxing evenings at home. Enjoy the nicely fenced backyard, ideal for entertaining, pets or simply unwinding in your own private space. Seller is leaving all appliances, including the washer and dryer, making this home truly move-in ready. Complete with a garage door opener for added convenience. This home is ready to welcome you!

5. 2026-03-31
   listed $239,000 New 506-char remark

   Show marketing remark (506 chars)

   Charming ranch-style home tucked away in Swan Lake Community. The inviting 3 bedroom, 2 bath home offers comfortable, easy living with a warm and cozy fireplace-perfect for relaxing evenings at home. Enjoy the nicely fenced backyard, ideal for entertaining, pets or simply unwinding in your own private space. Seller is leaving all appliances, including the washer and dryer, making this home truly move-in ready. Complete with a garage door opener for added convenience. This home is ready to welcome you!

6. 2026-03-31
   historical $239,000 506-char remark

   Show marketing remark (506 chars)

   Charming ranch-style home tucked away in Swan Lake Community. The inviting 3 bedroom, 2 bath home offers comfortable, easy living with a warm and cozy fireplace-perfect for relaxing evenings at home. Enjoy the nicely fenced backyard, ideal for entertaining, pets or simply unwinding in your own private space. Seller is leaving all appliances, including the washer and dryer, making this home truly move-in ready. Complete with a garage door opener for added convenience. This home is ready to welcome you!

7. 2026-03-27
   listed $239,000 Active
8. 2000-08-31
   soldstatus $110,000
9. 2000-08-09
   soldstatus $110,000

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$1,576/yr (+$131/mo · 297.0%)

ⓘ 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 5/10 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,331
• − Mortgage interest: −$12,828
• − Property taxes: −$531
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − HOA: −$300
• − Depreciation: −$6,662
• Taxable loss: −$3,547
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $1,316/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

+108.2% since first listed

9 events — show timeline

• 2026-04-24 Pending — GAMLS
• 2026-04-23 Pending — FMLS
• 2026-04-12 Price Changed $229,000 FMLS
• 2026-04-12 Price Changed $229,000 GAMLS
• 2026-03-31 Listed $239,000 GAMLS
• 2026-03-31 Coming Soon $239,000 GAMLS
• 2026-03-27 Listed $239,000 FMLS
• 2000-08-31 Sold (Public Records) $110,000 Public Records
• 2000-08-09 Sold (Public Records) $110,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $531 · +0.0% YoY. Source: county tax records.