1316 Sycamore St #0 · Stockbridge, GA 30281

$150,900

3 bd · 2.0 ba · 1,116 sqft · Manufactured public records · 1000 Days on market

Built 1979 2.50 ac lot $135/sqft · 27% below area Est $211k · 29% under

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Why this score? — see what drove the B 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

Key facts

• 2.5 acre lot
• 4 parking spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $151k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $151k).
• Recommended offer: $133k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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, schools D-, amenities 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.
• Market conditions: Rents flat; 610 active listings in the ZIP; 4 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).
• This rent runs 31% 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 $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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1000 days — a 12% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $65k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $151k implies a 1365% 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 $132,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 1000 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (median comp): $211,188
• List price: $150,900
• Delta: -28.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.87% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,942
• Equity at exit: $22,500

10-year hold

• IRR: 10.6%
• Equity multiple: 1.75×
• Total profit: $31,801
• Equity at exit: $13,047

Cash invested: $42,252 (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: 610
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$791
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $523

Break-even live

Break-even rent $1,185

Max offer price $150,900

Occupancy floor 67%

Sensitivity live

Price	-10% $608	-5% $566	+0% $523	+5% $480	+10% $438
Rent	-10% $377	-5% $450	+0% $523	+5% $596	+10% $669
Rate	-1.0pp $599	-0.5pp $561	base $523	+0.5pp $484	+1.0pp $444

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: $37,725
• Closing costs: $4,527
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Dixie Dr Stockbridge, GA	3.0	1.0	864	$1,700	$1.97	45d	1	0.24mi
10 Glenwood Way Stockbridge, GA	1.0–3.0	1.0–2.0	981	$1,821	$1.86	0d	23	0.41mi
1900 Waterford Lndg McDonough, GA	1.0–3.0	1.5–2.0	1159	$1,763	$1.52	0d	26	0.90mi
360 Brannans Ct McDonough, GA	3.0	2.5	1460	$1,809	$1.24	23d	1	1.28mi

Listing history 25 events

1. 2026-06-21
   days on market $150,900 Active 1000 DOM
2. 2026-06-18
   days on market $150,900 Active 997 DOM
3. 2026-06-17
   days on market $150,900 Active 996 DOM
4. 2026-06-16
   days on market $150,900 Active 995 DOM
5. 2026-06-15
   days on market $150,900 Active 994 DOM
6. 2026-06-13
   days on market $150,900 Active 992 DOM
7. 2026-06-09
   days on market $150,900 Active 988 DOM
8. 2026-06-08
   days on market $150,900 Active 987 DOM
9. 2026-06-07
   days on market $150,900 Active 986 DOM
10. 2026-06-04
    days on market $150,900 Active 983 DOM
11. 2026-06-03
    days on market $150,900 Active 982 DOM
12. 2026-06-02
    days on market $150,900 Active 981 DOM
13. 2026-06-01
    days on market $150,900 Active 980 DOM
14. 2026-05-31
    days on market $150,900 Active 979 DOM
15. 2026-02-01
    status Back On Market 204-char remark

    Show marketing remark (204 chars)

    Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

16. 2026-01-31
    historical 204-char remark

    Show marketing remark (204 chars)

    Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

17. 2025-01-14
    status Back On Market 204-char remark

    Show marketing remark (204 chars)

    Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

18. 2025-01-10
    historical 204-char remark

    Show marketing remark (204 chars)

    Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

19. 2024-07-11
    status Back On Market 204-char remark

    Show marketing remark (204 chars)

    Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

20. 2024-07-07
    historical 204-char remark

    Show marketing remark (204 chars)

    Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

21. 2024-07-06
    status Back On Market 204-char remark

    Show marketing remark (204 chars)

    Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

22. 2024-06-26
    historical 204-char remark

    Show marketing remark (204 chars)

    Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

23. 2024-04-17
    price $150,900 204-char remark

    Show marketing remark (204 chars)

    Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

24. 2023-09-06
    listed $215,900 New 204-char remark

    Show marketing remark (204 chars)

    Very private a mobile home with a build out with additional rooms. Three bedrooms two baths a must see. Call Craig Wilson for access seller will owner finance with $ 50,000.00 down payment call for terms

25. 1983-05-01
    soldstatus $10,300

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,388 · $116/mo
• Expected delta: +$409/yr (+$34/mo · 41.8%)

ⓘ 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,158
• − Mortgage interest: −$8,453
• − Property taxes: −$979
• − Insurance: −$754
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$4,390
• Taxable income: $4,037
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $5,307/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

+1365.0% since first listed

11 events — show timeline

• 2026-02-01 Relisted — GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-01-14 Relisted — GAMLS
• 2025-01-10 Listing Removed — GAMLS
• 2024-07-11 Relisted — GAMLS
• 2024-07-07 Listing Removed — GAMLS
• 2024-07-06 Relisted — GAMLS
• 2024-06-26 Listing Removed — GAMLS
• 2024-04-17 Price Changed $150,900 GAMLS
• 2023-09-06 Listed $215,900 GAMLS
• 1983-05-01 Sold (Public Records) $10,300 Public Records

Property tax history

+6.2%/yr

Latest (2025): $979 · +60.1% YoY. Source: county tax records.