126 Oak Cir S · Stockbridge, GA 30281

$175,000

3 bd · 2.0 ba · 1,165 sqft · SingleFamily public records · 48 Days on market

Built 1988 1,010 ac lot $150/sqft · 14% below area Est $204k · 14% 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 +14.5/30.0
• ARV discount +13.9/15.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• 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

Great First-Time Buyer opportunity with major updates already done. Move-in ready basics + cosmetic upside. Welcome home to this charming property in a quiet, established community of attached homes-an excellent opportunity for first-time buyers, or investors realizing the low upgrade cost factor. The home features an eat-in kitchen with tile flooring, a spacious primary bedroom, private fenced backyard-perfect for relaxing or entertaining. Roof and HVAC are only a year old which offers peace of mind. While the home would benefit from cosmetic updates such as fresh paint, new flooring, and kitchen improvements, it presents a great chance to add your personal touch and build equity. Although it's being sold "AS IS", some repairs are being done by the owner. Priced with improvements in mind, this home is ideal for buyers looking for value and long-term potential. May be eligible for renovation financing. Check with your lender.

Key facts

• Garage
• Built 1988
• Listed 48 days

Property features AI

Finance

• Other: Paved road frontage on a city street
• HOA & community: Community of 18 units; Near schools; Near shopping; Street lights

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: One-level home; Fee simple ownership; Fixer condition
• Construction: Wood siding; Composition roof; Slab foundation; Other on-site structures
• Exterior features: Front porch; Back yard with privacy fencing (fenced); Other exterior features

Interior

• Kitchen: Eat-in kitchen with solid surface and other surface counters; Open view to family room; Dishwasher; Gas range; Range hood; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Carpet
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; Bay window in living area; Brick raised-hearth fireplace in family room
• Laundry & utility: Main-level laundry in a laundry closet; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $37 ($448/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 $165k (6.0% below list).
• Recommended offer: $165k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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; 586 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $52k; list at $175k implies a 234% 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 $164,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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: 0.94% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (median comp): $203,967
• List price: $175,000
• Delta: -14.20%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Davis Rd	0.26mi	3/2.0	1,250 (+7%)	15mo	$248,000	$198	63
120 Mossy Brook Dr	0.49mi	3/1.5	1,248 (+7%)	1mo	$180,000	$144	62
143 Oak Cir S	0.10mi	2/1.0 (-1)	1,068 (-8%)	21mo	$220,000	$206	55
117 Turning Pt	0.49mi	2/2.0 (-1)	1,056 (-9%)	6mo	$167,900	$159	52
330 Valley Hill Rd	0.65mi	2/1.0 (-1)	1,125 (-3%)	22mo	$165,000	$147	37
116 Turning Pt	0.50mi	2/2.5 (-1)	1,300 (+12%)	18mo	$180,000	$138	35
112 Turning Pt	0.51mi	2/1.0 (-1)	1,040 (-11%)	22mo	$177,000	$170	31

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: $-29,376
• Equity at exit: $26,093

10-year hold

• IRR: -14.1%
• Equity multiple: 0.27×
• Total profit: $-35,862
• Equity at exit: $15,131

Cash invested: $49,000 (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
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$918
• Tax from tax record: −$272 /mo · $3,262/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $37

Break-even live

Break-even rent $1,598

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $136	-5% $87	+0% $37	+5% $-12	+10% $-62
Rent	-10% $-93	-5% $-28	+0% $37	+5% $102	+10% $167
Rate	-1.0pp $125	-0.5pp $82	base $37	+0.5pp $-8	+1.0pp $-54

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Turning Pt Stockbridge, GA	3.0	2.5	1454	$2,100	$1.44	44d	1	0.44mi
111 W Burke St Apt C4 Stockbridge, GA	2.0	1.0	854	$915	$1.07	0d	1	0.52mi
111 W Burke St Apt C4 Stockbridge, GA	2.0	1.0	854	$915	$1.07	25d	1	0.52mi
5220 N Henry Blvd Stockbridge, GA	1.0–3.0	1.0–2.0	1149	$1,865	$1.62	44d	3	0.72mi
104 Bowen St Unit B Stockbridge, GA	2.0	1.0	880	$1,500	$1.70	19d	1	0.80mi
119 Richard Way Stockbridge, GA	3.0	2.0	1244	$1,700	$1.37	2d	1	1.05mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	1d	1	1.09mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	25d	1	1.09mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	22d	1	1.09mi
109 Appleton Blvd Unit C Stockbridge, GA	2.0	1.0	1100	$1,600	$1.45	44d	1	1.12mi
115 Rock Quarry Rd Stockbridge, GA	2.0	1.0–2.0	1020	$1,349	$1.32	1d	6	1.14mi
3005 Eastwood Village Dr Stockbridge, GA	1.0–3.0	1.0–2.0	1095	$1,679	$1.53	0d	13	1.16mi
217 Briarpatch Ct Stockbridge, GA	3.0	2.0	1228	$1,995	$1.62	44d	1	1.20mi
50 Evergreen Way Stockbridge, GA	1.0–3.0	1.0–2.0	1070	$1,763	$1.65	0d	17	1.26mi
119 Lambert Dr Stockbridge, GA	3.0	2.0	1392	$1,800	$1.29	5d	1	1.30mi
4059 Angels Dr Stockbridge, GA	3.0	2.0	1430	$1,879	$1.31	44d	1	1.36mi
137 Glynn Addy Dr Stockbridge, GA	3.0	2.0	1208	$1,705	$1.41	44d	1	1.37mi
200 Glynn Addy Dr Stockbridge, GA	3.0	2.0	1288	$1,595	$1.24	22d	1	1.37mi

Listing history 32 events

1. 2026-06-18
   days on market $175,000 Active 48 DOM
2. 2026-06-17
   days on market $175,000 Active 47 DOM
3. 2026-06-16
   days on market $175,000 Active 46 DOM
4. 2026-06-15
   days on market $175,000 Active 45 DOM
5. 2026-06-13
   days on market $175,000 Active 43 DOM
6. 2026-06-09
   days on market $175,000 Active 39 DOM
7. 2026-06-08
   days on market $175,000 Active 38 DOM
8. 2026-06-07
   days on market $175,000 Active 37 DOM
9. 2026-06-04
   days on market $175,000 Active 34 DOM
10. 2026-06-03
    days on market $175,000 Active 33 DOM
11. 2026-06-02
    days on market $175,000 Active 32 DOM

    Show marketing remark (949 chars)

    Great First-Time Buyer opportunity with major updates already done. Move-in ready basics + cosmetic upside. Welcome home to this charming property in a quiet, established community of attached homes-an excellent opportunity for first-time buyers, or investors realizing the low upgrade cost factor. The home features an eat-in kitchen with tile flooring, a spacious primary bedroom, private fenced backyard-perfect for relaxing or entertaining. Roof and HVAC are only a year old which offers peace of mind. While the home would benefit from cosmetic updates such as fresh paint, new flooring, and kitchen improvements, it presents a great chance to add your personal touch and build equity. Although it's being sold "AS IS", some repairs are being done by the owner. Priced with improvements in mind, this home is ideal for buyers looking for value and long-term potential. May be eligible for renovation financing. Check with your lender.

12. 2026-06-02
    price $175,000 Active 31 DOM

    Show marketing remark (949 chars)

    Great First-Time Buyer opportunity with major updates already done. Move-in ready basics + cosmetic upside. Welcome home to this charming property in a quiet, established community of attached homes-an excellent opportunity for first-time buyers, or investors realizing the low upgrade cost factor. The home features an eat-in kitchen with tile flooring, a spacious primary bedroom, private fenced backyard-perfect for relaxing or entertaining. Roof and HVAC are only a year old which offers peace of mind. While the home would benefit from cosmetic updates such as fresh paint, new flooring, and kitchen improvements, it presents a great chance to add your personal touch and build equity. Although it's being sold "AS IS", some repairs are being done by the owner. Priced with improvements in mind, this home is ideal for buyers looking for value and long-term potential. May be eligible for renovation financing. Check with your lender.

13. 2026-06-01
    days on market $180,000 Active 31 DOM
14. 2026-05-31
    days on market $180,000 Active 30 DOM
15. 2026-05-01
    listed $180,000 Active 1098-char remark

    Show marketing remark (949 chars)

    Great First-Time Buyer opportunity with major updates already done. Move-in ready basics + cosmetic upside. Welcome home to this charming property in a quiet, established community of attached homes-an excellent opportunity for first-time buyers, or investors realizing the low upgrade cost factor. The home features an eat-in kitchen with tile flooring, a spacious primary bedroom, private fenced backyard-perfect for relaxing or entertaining. Roof and HVAC are only a year old which offers peace of mind. While the home would benefit from cosmetic updates such as fresh paint, new flooring, and kitchen improvements, it presents a great chance to add your personal touch and build equity. Although it's being sold "AS IS", some repairs are being done by the owner. Priced with improvements in mind, this home is ideal for buyers looking for value and long-term potential. May be eligible for renovation financing. Check with your lender.

16. 2026-05-01
    listed $180,000 New 1086-char remark

    Show marketing remark (949 chars)

    Great First-Time Buyer opportunity with major updates already done. Move-in ready basics + cosmetic upside. Welcome home to this charming property in a quiet, established community of attached homes-an excellent opportunity for first-time buyers, or investors realizing the low upgrade cost factor. The home features an eat-in kitchen with tile flooring, a spacious primary bedroom, private fenced backyard-perfect for relaxing or entertaining. Roof and HVAC are only a year old which offers peace of mind. While the home would benefit from cosmetic updates such as fresh paint, new flooring, and kitchen improvements, it presents a great chance to add your personal touch and build equity. Although it's being sold "AS IS", some repairs are being done by the owner. Priced with improvements in mind, this home is ideal for buyers looking for value and long-term potential. May be eligible for renovation financing. Check with your lender.

17. 2026-04-27
    historical $180,000 1086-char remark

    Show marketing remark (949 chars)

    Great First-Time Buyer opportunity with major updates already done. Move-in ready basics + cosmetic upside. Welcome home to this charming property in a quiet, established community of attached homes-an excellent opportunity for first-time buyers, or investors realizing the low upgrade cost factor. The home features an eat-in kitchen with tile flooring, a spacious primary bedroom, private fenced backyard-perfect for relaxing or entertaining. Roof and HVAC are only a year old which offers peace of mind. While the home would benefit from cosmetic updates such as fresh paint, new flooring, and kitchen improvements, it presents a great chance to add your personal touch and build equity. Although it's being sold "AS IS", some repairs are being done by the owner. Priced with improvements in mind, this home is ideal for buyers looking for value and long-term potential. May be eligible for renovation financing. Check with your lender.

18. 2026-04-27
    price $180,000 1098-char remark

    Show marketing remark (949 chars)

    Great First-Time Buyer opportunity with major updates already done. Move-in ready basics + cosmetic upside. Welcome home to this charming property in a quiet, established community of attached homes-an excellent opportunity for first-time buyers, or investors realizing the low upgrade cost factor. The home features an eat-in kitchen with tile flooring, a spacious primary bedroom, private fenced backyard-perfect for relaxing or entertaining. Roof and HVAC are only a year old which offers peace of mind. While the home would benefit from cosmetic updates such as fresh paint, new flooring, and kitchen improvements, it presents a great chance to add your personal touch and build equity. Although it's being sold "AS IS", some repairs are being done by the owner. Priced with improvements in mind, this home is ideal for buyers looking for value and long-term potential. May be eligible for renovation financing. Check with your lender.

19. 2026-04-25
    historical $170,000 1098-char remark
20. 2016-02-02
    soldstatus $52,400
21. 2013-11-08
    historical
22. 2013-11-08
    historical Pending Approval
23. 2013-11-07
    status Back On Market
24. 2013-03-01
    status Under Contract
25. 2013-01-03
    historical
26. 2012-09-19
    historical Pending Approval
27. 2012-09-19
    status Back On Market
28. 2012-04-02
    historical
29. 2012-03-28
    listed $28,000 New
30. 2003-11-25
    soldstatus $65,000
31. 1999-09-21
    soldstatus $75,000
32. 1989-06-08
    soldstatus $63,000

ⓘ 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: $3,262 · $272/mo
• Projected year-2 tax: $3,262 · $272/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 · 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: $19,744
• − Mortgage interest: −$9,803
• − Property taxes: −$3,262
• − Insurance: −$875
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$5,091
• Taxable loss: −$2,446
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $1,035/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

+177.8% since first listed

20 events — show timeline

• 2026-06-02 Price Changed $175,000 FMLS
• 2026-06-02 Price Changed $175,000 GAMLS
• 2026-05-01 Listed $180,000 FMLS
• 2026-05-01 Listed $180,000 GAMLS
• 2026-04-27 Coming Soon $180,000 GAMLS
• 2026-04-27 Price Changed $180,000 FMLS
• 2026-04-25 Coming Soon $170,000 FMLS
• 2016-02-02 Sold (Public Records) $52,400 Public Records
• 2013-11-08 Listing Removed — GAMLS
• 2013-11-08 Contingent — GAMLS
• 2013-11-07 Relisted — GAMLS
• 2013-03-01 Pending — GAMLS
• 2013-01-03 Listing Removed — GAMLS
• 2012-09-19 Contingent — GAMLS
• 2012-09-19 Relisted — GAMLS
• 2012-04-02 Listing Removed — GAMLS
• 2012-03-28 Listed $28,000 GAMLS
• 2003-11-25 Sold (Public Records) $65,000 Public Records
• 1999-09-21 Sold (Public Records) $75,000 Public Records
• 1989-06-08 Sold (Public Records) $63,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,262 · +0.7% YoY. Source: county tax records.