2811 Woodhollow Ln · Stockbridge, GA 30236

$169,900

3 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 41 Days on market

Built 1978 0.26 ac lot $117/sqft · 31% below area Est $245k · 31% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• 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

3 bed, 2 bath split level home in Jonesboro. The main floor features the living area, living room, dining room, and kitchen, all with hardwood floors. Upstairs you will find 3 bedrooms and 2 full baths. The primary suite features an ensuite bathroom. The lower level includes the garage, utility room, and a large storage room. Other highlights include a covered front porch, deck, and a large backyard.

Key facts

• Covered front porch
• Large backyard
• Split level home

Tags

• SPLIT LEVEL HOME
• HARDWOOD FLOORS
• ENSUITE BATHROOM
• COVERED FRONT PORCH
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 32% 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 41 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; list at $170k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.05% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $244,870
• List price: $169,900
• Delta: -30.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2811 Woodhollow Ln	0.00mi	3/2.0	1,452 (0%)	0mo	$169,900	$117	96
2919 Cushing Ct	0.21mi	3/2.0	1,489 (+2%)	7mo	$180,000	$121	76
2884 Kevin Ln	0.23mi	3/2.0	1,500 (+3%)	6mo	$215,000	$143	74
2920 Cushing Ct	0.20mi	3/2.0	1,568 (+8%)	9mo	$245,000	$156	66
2900 Kevin Ln	0.25mi	3/2.0	1,369 (-6%)	12mo	$120,000	$88	65
2916 Kevin Ln	0.27mi	3/2.0	1,378 (-5%)	17mo	$179,900	$131	61
7641 Kevin Pl	0.22mi	3/2.0	1,290 (-11%)	8mo	$190,000	$147	61
7613 Suwannee Ct	0.35mi	4/2.0 (+1)	1,504 (+4%)	13mo	$164,000	$109	58
2911 Botany Dr	0.69mi	3/2.0	1,350 (-7%)	13mo	$245,000	$181	41
2854 Botany Dr	0.70mi	3/2.0	1,550 (+7%)	14mo	$220,000	$142	40

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-12,737
• Equity at exit: $25,333

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,839
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$891
• Tax from tax record: −$195 /mo · $2,344/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $256

Break-even live

Break-even rent $1,465

Max offer price $169,900

Occupancy floor 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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7582 Colonial Ct Jonesboro, GA	4.0	2.0	1808	$1,650	$0.91	20d	1	0.16mi
7472 Lerose Dr Jonesboro, GA	3.0	2.0	1768	$1,931	$1.09	43d	1	0.25mi
2615 Mount Zion Pkwy Jonesboro, GA	1.0–3.0	1.0–2.0	1049	$1,784	$1.70	3d	10	0.31mi
7538 Fielder Rd Jonesboro, GA	3.0	3.0	1456	$1,779	$1.22	3d	1	0.37mi
100 Carrington Park Jonesboro, GA	1.0–3.0	1.0–2.0	1008	$1,789	$1.77	1d	15	0.44mi
2887 Botany Dr Jonesboro, GA	3.0	2.0	1372	$1,645	$1.20	5d	1	0.65mi
1 Hatcher Dr Stockbridge, GA	1.0–3.0	1.0–2.0	1048	$2,905	$2.77	1d	42	0.72mi
3110 Mount Zion Rd Stockbridge, GA	2.0–3.0	1.0–2.0	1350	$1,550	$1.15	4d	2	0.72mi
2447 Reeves Creek Rd Jonesboro, GA	3.0	2.0	1458	$1,725	$1.18	43d	1	0.78mi
3156 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1149	$1,795	$1.56	1d	15	0.80mi
3017 Medina Dr Jonesboro, GA	3.0	2.0	1788	$1,820	$1.02	24d	1	0.81mi
2822 Chelsey Trl Jonesboro, GA	4.0	2.0	1225	$1,725	$1.41	43d	1	0.85mi
7302 Wagon Wheel Ct Jonesboro, GA	3.0	2.5	1790	$1,600	$0.89	3d	1	0.87mi
7177 Hazelwood Dr Jonesboro, GA	3.0	2.0	1358	$1,750	$1.29	43d	1	0.93mi
3196 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1095	$1,885	$1.72	2d	27	0.99mi
2324 Coach Way Jonesboro, GA	4.0	2.5	1714	$2,000	$1.17	43d	1	1.00mi
3384 Mount Zion Rd Stockbridge, GA	4.0	3.0	1448	$1,950	$1.35	43d	1	1.10mi
3051 Brook Hollow Dr Rex, GA	3.0	1.5	1070	$1,630	$1.52	43d	1	1.10mi
6917 Knollwood Dr Morrow, GA	3.0	2.0	1604	$1,671	$1.04	43d	1	1.18mi
3461 Narrow Creek Ct Stockbridge, GA	2.0	2.0	1672	$1,900	$1.14	43d	1	1.19mi
3386 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	905	$1,675	$1.85	2d	65	1.21mi
2465 Richardson Pkwy Morrow, GA	1.0–3.0	1.0–2.0	1002	$2,209	$2.20	2d	22	1.21mi
6898 Babbling Brook Dr Rex, GA	3.0	2.5	1564	$2,000	$1.28	43d	1	1.23mi
3470 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	973	$1,584	$1.63	22d	23	1.23mi
3470 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	973	$2,021	$2.08	17d	10	1.23mi
6875 Fielder Ct Rex, GA	3.0	2.0	1148	$1,835	$1.60	2d	1	1.26mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	24d	1	1.29mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	43d	1	1.29mi
7166 Thunder Rdg Jonesboro, GA	3.0	1.0	1500	$675	$0.45	43d	1	1.29mi
6824 Red Maple Dr Rex, GA	4.0	2.0	1542	$1,951	$1.27	24d	1	1.35mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	12d	1	1.47mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	43d	1	1.47mi

Listing history 8 events

1. 2026-05-12
   price $169,900 403-char remark

   Show marketing remark (403 chars)

   3 bed, 2 bath split level home in Jonesboro. The main floor features the living area, living room, dining room, and kitchen, all with hardwood floors. Upstairs you will find 3 bedrooms and 2 full baths. The primary suite features an ensuite bathroom. The lower level includes the garage, utility room, and a large storage room. Other highlights include a covered front porch, deck, and a large backyard.

2. 2026-05-12
   price $169,900 403-char remark

   Show marketing remark (403 chars)

   3 bed, 2 bath split level home in Jonesboro. The main floor features the living area, living room, dining room, and kitchen, all with hardwood floors. Upstairs you will find 3 bedrooms and 2 full baths. The primary suite features an ensuite bathroom. The lower level includes the garage, utility room, and a large storage room. Other highlights include a covered front porch, deck, and a large backyard.

3. 2026-04-16
   listed $179,900 New 403-char remark

   Show marketing remark (403 chars)

   3 bed, 2 bath split level home in Jonesboro. The main floor features the living area, living room, dining room, and kitchen, all with hardwood floors. Upstairs you will find 3 bedrooms and 2 full baths. The primary suite features an ensuite bathroom. The lower level includes the garage, utility room, and a large storage room. Other highlights include a covered front porch, deck, and a large backyard.

4. 2026-04-16
   listed $179,900 Active 403-char remark

   Show marketing remark (403 chars)

   3 bed, 2 bath split level home in Jonesboro. The main floor features the living area, living room, dining room, and kitchen, all with hardwood floors. Upstairs you will find 3 bedrooms and 2 full baths. The primary suite features an ensuite bathroom. The lower level includes the garage, utility room, and a large storage room. Other highlights include a covered front porch, deck, and a large backyard.

5. 2026-02-05
   soldstatus $104,000
6. 1999-02-03
   soldstatus $75,500
7. 1985-02-14
   soldstatus $44,400
8. 1983-06-24
   soldstatus $47,000

ⓘ 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: $2,344 · $195/mo
• Projected year-2 tax: $2,344 · $195/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 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: $21,462
• − Mortgage interest: −$9,517
• − Property taxes: −$2,344
• − Insurance: −$850
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$4,943
• Taxable income: $375
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,980/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

+261.5% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $169,900 FMLS
• 2026-05-12 Price Changed $169,900 GAMLS
• 2026-04-16 Listed $179,900 FMLS
• 2026-04-16 Listed $179,900 GAMLS
• 2026-02-05 Sold (Public Records) $104,000 Public Records
• 1999-02-03 Sold (Public Records) $75,500 Public Records
• 1985-02-14 Sold (Public Records) $44,400 Public Records
• 1983-06-24 Sold (Public Records) $47,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,344 · +2.5% YoY. Source: county tax records.