2904 Woodhollow Ln · Stockbridge, GA 30236

$155,000

3 bd · 3.0 ba · 1,690 sqft · SingleFamily public records · 66 Days on market

Built 1979 0.27 ac lot $92/sqft · 34% below area Est $234k · 34% under

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Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.7/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting home located in the Jonesboro area of Clayton County. This residence offers a comfortable and functional layout designed for everyday living and entertaining. The main living area provides a welcoming atmosphere and flows naturally into the dining and kitchen spaces, creating a great setting for gatherings and daily routines. The bedrooms offer relaxing retreats, while the outdoor space provides room to enjoy fresh air, gardening, or weekend entertaining. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to Stockbridge, Morrow, and the greater south metro Atlanta area while maintaining the comfort of a residential neighborhood.

Key facts

• Easy access
• Comfortable layout
• Outdoor space

Tags

• COMFORTABLE LAYOUT
• OUTDOOR SPACE
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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, schools D-, amenities F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.1%/yr); 265 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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.
• Clayton 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 66 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.17% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.1

CMA / ARV

• ARV (median comp): $234,462
• List price: $155,000
• Delta: -33.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2894 Cushing Ct	0.08mi	3/2.0	1,704 (+1%)	9mo	$270,000	$158	84
2920 Cushing Ct	0.06mi	3/2.0	1,568 (-7%)	9mo	$245,000	$156	74
2862 Woodhollow Ln	0.08mi	4/2.0 (+1)	1,882 (+11%)	1mo	$245,000	$130	68
2743 Plantation Dr	0.33mi	3/2.0	1,696 (+0%)	17mo	$249,000	$147	66
2919 Cushing Ct	0.10mi	3/2.0	1,489 (-12%)	7mo	$180,000	$121	66
2811 Woodhollow Ln	0.17mi	3/2.0	1,452 (-14%)	0mo	$169,900	$117	64
7607 Teton Ct	0.35mi	3/2.0	1,696 (+0%)	18mo	$297,000	$175	64
2884 Kevin Ln	0.22mi	3/2.0	1,500 (-11%)	6mo	$215,000	$143	62
7550 Fielder Rd	0.66mi	3/2.0	1,732 (+2%)	12mo	$365,000	$211	51
2854 Botany Dr	0.67mi	3/2.0	1,550 (-8%)	14mo	$220,000	$142	39
7613 Suwannee Ct	0.52mi	4/2.0 (+1)	1,504 (-11%)	13mo	$164,000	$109	38
2625 New Haven Dr	0.49mi	3/2.0	1,901 (+12%)	19mo	$251,000	$132	36

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-8,353
• Equity at exit: $23,111

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $10,290
• Equity at exit: $13,402

Cash invested: $43,400 (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 30236

• Rents YoY: 2.1%
• Active inventory: 265
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$813
• Tax from tax record: −$272 /mo · $3,263/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $286

Break-even live

Break-even rent $1,455

Max offer price $155,000

Occupancy floor 79%

Sensitivity live

Price	-10% $374	-5% $330	+0% $286	+5% $242	+10% $198
Rent	-10% $143	-5% $214	+0% $286	+5% $358	+10% $430
Rate	-1.0pp $364	-0.5pp $326	base $286	+0.5pp $246	+1.0pp $205

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7582 Colonial Ct Jonesboro, GA	4.0	2.0	1808	$1,650	$0.91	21d	1	0.15mi
7472 Lerose Dr Jonesboro, GA	3.0	2.0	1768	$1,931	$1.09	44d	1	0.41mi
7594 Casper Ct Jonesboro, GA	4.0	2.0	2100	$1,920	$0.91	13d	1	0.42mi
2615 Mount Zion Pkwy Jonesboro, GA	1.0–3.0	1.0–2.0	1049	$1,784	$1.70	3d	10	0.47mi
7538 Fielder Rd Jonesboro, GA	3.0	3.0	1456	$1,779	$1.22	3d	1	0.53mi
100 Carrington Park Jonesboro, GA	1.0–3.0	1.0–2.0	1008	$1,789	$1.77	2d	15	0.56mi
3110 Mount Zion Rd Stockbridge, GA	2.0–3.0	1.0–2.0	1350	$1,550	$1.15	5d	2	0.59mi
1 Hatcher Dr Stockbridge, GA	1.0–3.0	1.0–2.0	1048	$2,905	$2.77	0d	43	0.60mi
2887 Botany Dr Jonesboro, GA	3.0	2.0	1372	$1,645	$1.20	6d	1	0.63mi
3156 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1149	$1,795	$1.56	2d	15	0.66mi
7434 Chads Cir Jonesboro, GA	3.0	2.0	2054	$2,065	$1.01	6d	1	0.69mi
3017 Medina Dr Jonesboro, GA	3.0	2.0	1788	$1,820	$1.02	25d	1	0.74mi
7177 Hazelwood Dr Jonesboro, GA	3.0	2.0	1358	$1,750	$1.29	44d	1	0.82mi
3196 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1095	$1,885	$1.72	2d	27	0.84mi
2822 Chelsey Trl Jonesboro, GA	4.0	2.0	1225	$1,725	$1.41	44d	1	0.86mi
7134 Hazelwood Dr Jonesboro, GA	3.0	2.0	1900	$1,895	$1.00	22d	1	0.91mi
7134 Hazelwood Dr Jonesboro, GA	3.0	2.0	1900	$1,895	$1.00	17d	1	0.91mi
3384 Mount Zion Rd Stockbridge, GA	4.0	3.0	1448	$1,950	$1.35	44d	1	0.94mi
2447 Reeves Creek Rd Jonesboro, GA	3.0	2.0	1458	$1,725	$1.18	44d	1	0.95mi
3461 Narrow Creek Ct Stockbridge, GA	2.0	2.0	1672	$1,900	$1.14	44d	1	1.02mi
7302 Wagon Wheel Ct Jonesboro, GA	3.0	2.5	1790	$1,600	$0.89	3d	1	1.02mi
7519 Conkle Rd Jonesboro, GA	3.0	2.0	1934	$2,100	$1.09	44d	1	1.03mi
3133 Glen Hollow Dr Rex, GA	3.0	2.5	2088	$1,960	$0.94	2d	1	1.03mi
3051 Brook Hollow Dr Rex, GA	3.0	1.5	1070	$1,630	$1.52	44d	1	1.04mi
3386 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	905	$1,675	$1.85	2d	65	1.05mi
3470 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	973	$1,584	$1.63	22d	23	1.06mi
3470 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	973	$2,021	$2.08	18d	10	1.06mi
7503 Conkle Rd Jonesboro, GA	4.0	3.5	2232	$2,335	$1.05	44d	1	1.07mi
7166 Thunder Rdg Jonesboro, GA	3.0	1.0	1500	$675	$0.45	44d	1	1.15mi
2874 Preston Dr Rex, GA	4.0	2.5	2177	$1,865	$0.86	5d	1	1.16mi
2324 Coach Way Jonesboro, GA	4.0	2.5	1714	$2,000	$1.17	44d	1	1.16mi
2310 Coach Way Jonesboro, GA	3.0	2.5	1876	$1,545	$0.82	44d	1	1.18mi
6898 Babbling Brook Dr Rex, GA	3.0	2.5	1564	$2,000	$1.28	44d	1	1.19mi
6917 Knollwood Dr Morrow, GA	3.0	2.0	1604	$1,671	$1.04	44d	1	1.23mi
6875 Fielder Ct Rex, GA	3.0	2.0	1148	$1,835	$1.60	2d	1	1.24mi
3213 Stonemill Dr Jonesboro, GA	3.0	2.0	1450	$2,230	$1.54	0d	1	1.27mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	25d	1	1.27mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	44d	1	1.27mi
6824 Red Maple Dr Rex, GA	4.0	2.0	1542	$1,951	$1.27	25d	1	1.32mi
2465 Richardson Pkwy Morrow, GA	1.0–3.0	1.0–2.0	1002	$2,209	$2.20	3d	22	1.34mi

Listing history 15 events

1. 2026-06-01
   statusdays on market $155,000 Pending 66 DOM
2. 2026-05-31
   days on market $155,000 Active 65 DOM
3. 2026-05-07
   status Back On Market 710-char remark

   Show marketing remark (710 chars)

   Welcome to this inviting home located in the Jonesboro area of Clayton County. This residence offers a comfortable and functional layout designed for everyday living and entertaining. The main living area provides a welcoming atmosphere and flows naturally into the dining and kitchen spaces, creating a great setting for gatherings and daily routines. The bedrooms offer relaxing retreats, while the outdoor space provides room to enjoy fresh air, gardening, or weekend entertaining. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to Stockbridge, Morrow, and the greater south metro Atlanta area while maintaining the comfort of a residential neighborhood.

4. 2026-05-07
   status Active 710-char remark

   Show marketing remark (710 chars)

   Welcome to this inviting home located in the Jonesboro area of Clayton County. This residence offers a comfortable and functional layout designed for everyday living and entertaining. The main living area provides a welcoming atmosphere and flows naturally into the dining and kitchen spaces, creating a great setting for gatherings and daily routines. The bedrooms offer relaxing retreats, while the outdoor space provides room to enjoy fresh air, gardening, or weekend entertaining. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to Stockbridge, Morrow, and the greater south metro Atlanta area while maintaining the comfort of a residential neighborhood.

5. 2026-04-23
   status Under Contract 710-char remark

   Show marketing remark (710 chars)

   Welcome to this inviting home located in the Jonesboro area of Clayton County. This residence offers a comfortable and functional layout designed for everyday living and entertaining. The main living area provides a welcoming atmosphere and flows naturally into the dining and kitchen spaces, creating a great setting for gatherings and daily routines. The bedrooms offer relaxing retreats, while the outdoor space provides room to enjoy fresh air, gardening, or weekend entertaining. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to Stockbridge, Morrow, and the greater south metro Atlanta area while maintaining the comfort of a residential neighborhood.

6. 2026-04-23
   status Pending 710-char remark

   Show marketing remark (710 chars)

   Welcome to this inviting home located in the Jonesboro area of Clayton County. This residence offers a comfortable and functional layout designed for everyday living and entertaining. The main living area provides a welcoming atmosphere and flows naturally into the dining and kitchen spaces, creating a great setting for gatherings and daily routines. The bedrooms offer relaxing retreats, while the outdoor space provides room to enjoy fresh air, gardening, or weekend entertaining. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to Stockbridge, Morrow, and the greater south metro Atlanta area while maintaining the comfort of a residential neighborhood.

7. 2026-03-06
   listed $155,000 New 710-char remark

   Show marketing remark (710 chars)

   Welcome to this inviting home located in the Jonesboro area of Clayton County. This residence offers a comfortable and functional layout designed for everyday living and entertaining. The main living area provides a welcoming atmosphere and flows naturally into the dining and kitchen spaces, creating a great setting for gatherings and daily routines. The bedrooms offer relaxing retreats, while the outdoor space provides room to enjoy fresh air, gardening, or weekend entertaining. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to Stockbridge, Morrow, and the greater south metro Atlanta area while maintaining the comfort of a residential neighborhood.

8. 2026-03-06
   listed $155,000 Active 710-char remark

   Show marketing remark (710 chars)

   Welcome to this inviting home located in the Jonesboro area of Clayton County. This residence offers a comfortable and functional layout designed for everyday living and entertaining. The main living area provides a welcoming atmosphere and flows naturally into the dining and kitchen spaces, creating a great setting for gatherings and daily routines. The bedrooms offer relaxing retreats, while the outdoor space provides room to enjoy fresh air, gardening, or weekend entertaining. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to Stockbridge, Morrow, and the greater south metro Atlanta area while maintaining the comfort of a residential neighborhood.

9. 2025-11-16
   historical $1,865
10. 2025-11-12
    price $1,865
11. 2025-11-10
    listed $1,975
12. 2025-11-09
    historical $1,975
13. 2025-11-09
    listed $1,975
14. 2021-08-04
    soldstatus $2,396,425
15. 2013-09-26
    soldstatus $67,000

ⓘ 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: $3,263 · $272/mo
• Projected year-2 tax: $3,263 · $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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,806
• − Mortgage interest: −$8,682
• − Property taxes: −$3,263
• − Insurance: −$775
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,509
• Taxable income: $1,087
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $3,174/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 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: Clayton County · 230,153 people
• City population: 71,603
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,089
• Household income: $66,973
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2024.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 64% White 14% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 10% Vietnamese 3% French/Haitian/Cajun 2%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.02%
• Current HPI: 204.1778
• Rent YoY: ▲ 2.15%
• 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

+131.3% since first listed

13 events — show timeline

• 2026-05-07 Relisted — GAMLS
• 2026-05-07 Relisted — FMLS
• 2026-04-23 Pending — GAMLS
• 2026-04-23 Pending — FMLS
• 2026-03-06 Listed $155,000 FMLS
• 2026-03-06 Listed $155,000 GAMLS
• 2025-11-16 Rental Removed $1,865 ZUMPER1
• 2025-11-12 Price Changed $1,865 ZUMPER1
• 2025-11-10 Listed for Rent $1,975 ZUMPER1
• 2025-11-09 Rental Removed $1,975 RENTLY
• 2025-11-09 Listed for Rent $1,975 RENTLY
• 2021-08-04 Sold (Public Records) $2,396,425 Public Records
• 2013-09-26 Sold (Public Records) $67,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $3,263 · -1.8% YoY. Source: county tax records.