999 Fairview Rd · Stockbridge, GA 30281

$175,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 49 Days on market

Built 1988 1.25 ac lot $146/sqft · 22% below area Est $245k · 29% under ↓ 24% since listing

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.6/10.0
• 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

This 3-bedroom, 2-bath home offers a great opportunity for investors, renovators, or buyers looking to customize a property to their own taste. Being sold as-is, the home does require repairs and updates, but it has solid potential with a functional layout and generous living space.

Key facts

• 1.25 acre lot
• Built 1988
• Listed 49 days

Property features AI

Finance

• HOA & community: Has an association

Exterior

• Parking: Directions: Use GPS
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: One-level home; Vinyl siding; Fixer condition
• Construction: Vinyl siding construction; Other roof type; Concrete perimeter foundation; Built with one above-grade finished level
• Exterior features: Other exterior features; Paved road frontage on a state road; Lot legal description: LD: 12LL: 191

Interior

• Kitchen: Pantry; Other appliances included
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Carpet flooring
• Bathrooms: Two full bathrooms (both on main level); No master bathroom features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open concept dining area; No shared/common walls; Other interior features
• Laundry & utility: Other utility features

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 $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Austin Road Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 386 students, 65% FRL); Austin Road Middle School (math 15% / reading 35%, grade F, #291 of 470 statewide, top 64%, 542 students, 68% FRL); Stockbridge High School (math 5% / reading 28%, grade F, #284 of 424 statewide, top 67%, 1,543 students, 54% FRL) — zoned schools average 62% FRL vs 43% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 586 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

• ARV (median comp): $245,246
• List price: $175,000
• Delta: -28.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Fairview Dr	0.72mi	3/2.0	1,254 (+4%)	3mo	$198,000	$158	56

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-21,223
• Equity at exit: $26,093

10-year hold

• IRR: -6.9%
• Equity multiple: 0.60×
• Total profit: $-19,362
• 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: 7.9×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$302 /mo · $3,626/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $172

Break-even live

Break-even rent $1,636

Max offer price $175,000

Occupancy floor 86%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Lakeshore Dr Stockbridge, GA	3.0	2.0	1411	$1,895	$1.34	22d	1	1.21mi
422 Hawthorne Cir Stockbridge, GA	4.0	1.5	1488	$1,756	$1.18	13d	1	1.41mi
25 Berryman Ln Stockbridge, GA	3.0	2.0	1200	$1,640	$1.37	13d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $175,000 Active 49 DOM
2. 2026-06-17
   days on market $175,000 Active 48 DOM
3. 2026-06-16
   days on market $175,000 Active 47 DOM
4. 2026-06-15
   days on market $175,000 Active 46 DOM
5. 2026-06-13
   days on market $175,000 Active 44 DOM
6. 2026-06-09
   days on market $175,000 Active 40 DOM
7. 2026-06-08
   days on market $175,000 Active 39 DOM
8. 2026-06-07
   days on market $175,000 Active 38 DOM
9. 2026-06-04
   days on market $175,000 Active 35 DOM
10. 2026-06-03
    days on market $175,000 Active 34 DOM
11. 2026-06-02
    days on market $175,000 Active 33 DOM
12. 2026-06-01
    days on market $175,000 Active 32 DOM
13. 2026-05-31
    days on market $175,000 Active 31 DOM
14. 2026-04-30
    listed $175,000 New 283-char remark

    Show marketing remark (283 chars)

    This 3-bedroom, 2-bath home offers a great opportunity for investors, renovators, or buyers looking to customize a property to their own taste. Being sold as-is, the home does require repairs and updates, but it has solid potential with a functional layout and generous living space.

15. 2026-04-30
    listed $175,000 Active 283-char remark

    Show marketing remark (283 chars)

    This 3-bedroom, 2-bath home offers a great opportunity for investors, renovators, or buyers looking to customize a property to their own taste. Being sold as-is, the home does require repairs and updates, but it has solid potential with a functional layout and generous living space.

16. 2026-03-08
    historical $1,606
17. 2026-02-09
    price $1,606
18. 2026-01-13
    price $1,626
19. 2025-12-11
    listed $1,615
20. 2023-09-21
    historical $1,545
21. 2023-09-15
    price $1,545
22. 2023-08-15
    listed $1,595
23. 2022-04-05
    soldstatus $230,000
24. 2022-03-31
    soldstatus $230,000 Sold

    Show marketing remark (178 chars)

    Potential Commercial. Nicely situated one level home on 1.25 acres, Kitchen and bathrooms have tile floors. Property is surrounded by Hidden Valley Park that has a senior center.

25. 2022-03-09
    status Under Contract

    Show marketing remark (178 chars)

    Potential Commercial. Nicely situated one level home on 1.25 acres, Kitchen and bathrooms have tile floors. Property is surrounded by Hidden Valley Park that has a senior center.

26. 2022-02-25
    listed $230,000 New

    Show marketing remark (178 chars)

    Potential Commercial. Nicely situated one level home on 1.25 acres, Kitchen and bathrooms have tile floors. Property is surrounded by Hidden Valley Park that has a senior center.

ⓘ 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: $3,626 · $302/mo
• Projected year-2 tax: $3,626 · $302/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 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: $22,248
• − Mortgage interest: −$9,803
• − Property taxes: −$3,626
• − Insurance: −$875
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$5,091
• Taxable loss: −$706
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,232/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

-23.9% since first listed

13 events — show timeline

• 2026-04-30 Listed $175,000 FMLS
• 2026-04-30 Listed $175,000 GAMLS
• 2026-03-08 Rental Removed $1,606 RENTLY
• 2026-02-09 Price Changed $1,606 RENTLY
• 2026-01-13 Price Changed $1,626 RENTLY
• 2025-12-11 Listed for Rent $1,615 RENTLY
• 2023-09-21 Rental Removed $1,545 RENTLY
• 2023-09-15 Price Changed $1,545 RENTLY
• 2023-08-15 Listed for Rent $1,595 RENTLY
• 2022-04-05 Sold (Public Records) $230,000 Public Records
• 2022-03-31 Sold (MLS) $230,000 GAMLS
• 2022-03-09 Pending — GAMLS
• 2022-02-25 Listed $230,000 GAMLS

Property tax history

+5.7%/yr

Latest (2025): $3,626 · -0.5% YoY. Source: county tax records.