1319 Vine Cir · Stockbridge, GA 30253

$270,000

3 bd · 2.5 ba · 2,016 sqft · SingleFamily public records · 110 Days on market

Built 2000 $134/sqft · 16% below area Est $322k · 16% under $21/mo HOA · 1% of rent

---

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).

• ARV discount +14.7/15.0
• Cash flow +8.8/30.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to McDonough, Georgia. This beautiful home offers four bedrooms and two and a half baths, with spacious living perfect for the entire family. The main level features a formal dining room, a spacious family room with a fireplace, an eat-in kitchen, a half bath, and a large backyard ideal for children and small pets. Upstairs, you'll find a generously sized primary suite with a separate shower and tub, double vanity, and three additional spacious bedrooms with a full bath. This home is priced to sell and is perfect for first-time homebuyers. Don't miss the opportunity to own this home today!

Key facts

• Garage
• Built 2000
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (18.6% below list).
• Recommended offer: $220k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.3% in Stockbridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 soft (-0.3%/yr); 663 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $8k 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 110 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $219,730 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 10.2

CMA / ARV

• ARV (median comp): $321,675
• List price: $270,000
• Delta: -16.06%
• 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
773 Winbrook Dr	0.34mi	4/2.5 (+1)	2,035 (+1%)	5mo	$293,000	$144	74
112 Greenland Dr	0.16mi	4/2.5 (+1)	2,172 (+8%)	5mo	$309,900	$143	70
305 Daileys Plantation Dr	0.67mi	3/2.5	2,030 (+1%)	0mo	$305,000	$150	68
132 Weldon Rd	0.56mi	4/2.5 (+1)	1,919 (-5%)	1mo	$329,990	$172	60
113 Weldon Rd	0.56mi	4/2.5 (+1)	1,900 (-6%)	1mo	$336,640	$177	58
125 Weldon Rd	0.57mi	4/2.5 (+1)	1,900 (-6%)	1mo	$336,090	$177	58
125 Weldon Rd #64	0.57mi	4/2.5 (+1)	1,900 (-6%)	1mo	$336,090	$177	58
112 Weldon Rd	0.53mi	4/2.5 (+1)	1,900 (-6%)	4mo	$336,490	$177	57
148 Weldon Rd	0.59mi	4/2.5 (+1)	1,900 (-6%)	3mo	$324,990	$171	56
1016 Maple Leaf Dr	0.54mi	4/2.5 (+1)	2,182 (+8%)	4mo	$299,900	$137	53
161 Weldon Rd	0.62mi	4/2.5 (+1)	1,900 (-6%)	6mo	$349,990	$184	51
315 Dailey's Plantation Dr	0.65mi	4/2.0 (+1)	2,226 (+10%)	6mo	$300,000	$135	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.15×
• Total profit: $-64,303
• Equity at exit: $40,258

10-year hold

• IRR: -37.1%
• Equity multiple: -0.31×
• Total profit: $-98,801
• Equity at exit: $23,345

Cash invested: $75,600 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$409 /mo · $4,913/yr
• Insurance: −$112
• HOA: −$21
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-223

Break-even live

Break-even rent $2,480

Max offer price $230,607

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1331 Vine Cir McDonough, GA	3.0	2.0	1474	$1,820	$1.23	43d	1	0.04mi
155 Greenland Dr McDonough, GA	3.0	2.0	1608	$1,800	$1.12	24d	1	0.14mi
410 Concord Cir McDonough, GA	4.0	2.5	2753	$2,395	$0.87	5d	1	0.17mi
511 Gables Ct McDonough, GA	4.0	2.5	2352	$2,165	$0.92	18d	1	0.19mi
190 Greenland Dr McDonough, GA	4.0	2.0	2186	$2,413	$1.10	5d	1	0.20mi
209 Greenland Ct McDonough, GA	4.0	2.5	2311	$2,199	$0.95	1d	1	0.25mi
915 Castlerock Way McDonough, GA	4.0	3.0	1944	$2,245	$1.15	5d	1	0.33mi
608 Waterford Ln McDonough, GA	3.0	2.0	1403	$1,939	$1.38	10d	1	0.34mi
360 White Tail Rd McDonough, GA	3.0	2.5	1579	$2,014	$1.28	43d	1	0.41mi
1447 Wilshire Way McDonough, GA	3.0	2.0	1492	$1,935	$1.30	10d	1	0.43mi
1285 Winwood Dr McDonough, GA	3.0	2.0	1510	$1,850	$1.23	43d	1	0.48mi
1427 Wilshire Way McDonough, GA	3.0	2.0	1485	$1,719	$1.16	43d	1	0.48mi
269 Grayson Trl McDonough, GA	3.0	2.5	1696	$2,300	$1.36	10d	1	0.51mi
237 Grayson Trl McDonough, GA	3.0	2.5	1579	$2,155	$1.36	5d	1	0.51mi
160 Windy Cir McDonough, GA	4.0	2.5	2225	$1,650	$0.74	43d	1	0.79mi
418 Kenley Ct McDonough, GA	2.0	2.0	1737	$2,000	$1.15	43d	1	0.85mi
654 Highpoint Way McDonough, GA	4.0	2.5	2000	$2,265	$1.13	24d	1	0.89mi
416 Heathcliff Ct McDonough, GA	3.0	2.5	2232	$2,020	$0.91	5d	1	0.94mi
713 Holiday Birch Pass McDonough, GA	4.0	2.5	1931	$2,845	$1.47	20d	1	0.96mi
601 Verdant Crane Ct McDonough, GA	3.0	2.5	1830	$3,020	$1.65	24d	1	0.98mi
608 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,945	$1.53	43d	1	1.00mi
609 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,920	$1.51	24d	1	1.01mi
310 Lakefront Dr McDonough, GA	4.0	2.0	2568	$2,345	$0.91	12d	1	1.02mi
431 Avocet Sea Ln McDonough, GA	4.0	2.5	1854	$2,645	$1.43	43d	1	1.03mi
460 Avocet Sea Ln McDonough, GA	4.0	2.5	1833	$2,655	$1.45	43d	1	1.06mi
525 Fiery Warbler St McDonough, GA	4.0	2.5	2228	$3,200	$1.44	43d	1	1.07mi
632 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,945	$1.53	24d	1	1.09mi
629 Aspen Brook Dr McDonough, GA	3.0	2.5	1770	$2,109	$1.19	24d	1	1.19mi
104 Inverrary Ct McDonough, GA	4.0	3.5	2583	$3,300	$1.28	43d	1	1.32mi
685 Chaseridge Dr McDonough, GA	3.0	2.0	2155	$2,155	$1.00	10d	1	1.40mi
120 Eagles Crest Ln McDonough, GA	3.0	2.0	1427	$1,760	$1.23	43d	1	1.42mi
270 Wynbrook Dr McDonough, GA	4.0	2.5	1896	$2,211	$1.17	43d	1	1.43mi
206 Eagles Crest Ct McDonough, GA	3.0	2.0	1558	$2,080	$1.34	4d	1	1.48mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 18 events

1. 2026-05-20
   status Under Contract 604-char remark

   Show marketing remark (604 chars)

   Welcome to McDonough, Georgia. This beautiful home offers four bedrooms and two and a half baths, with spacious living perfect for the entire family. The main level features a formal dining room, a spacious family room with a fireplace, an eat-in kitchen, a half bath, and a large backyard ideal for children and small pets. Upstairs, you'll find a generously sized primary suite with a separate shower and tub, double vanity, and three additional spacious bedrooms with a full bath. This home is priced to sell and is perfect for first-time homebuyers. Don't miss the opportunity to own this home today!

2. 2026-04-30
   status Back On Market 604-char remark

   Show marketing remark (604 chars)

   Welcome to McDonough, Georgia. This beautiful home offers four bedrooms and two and a half baths, with spacious living perfect for the entire family. The main level features a formal dining room, a spacious family room with a fireplace, an eat-in kitchen, a half bath, and a large backyard ideal for children and small pets. Upstairs, you'll find a generously sized primary suite with a separate shower and tub, double vanity, and three additional spacious bedrooms with a full bath. This home is priced to sell and is perfect for first-time homebuyers. Don't miss the opportunity to own this home today!

3. 2026-04-27
   status Under Contract 604-char remark

   Show marketing remark (604 chars)

   Welcome to McDonough, Georgia. This beautiful home offers four bedrooms and two and a half baths, with spacious living perfect for the entire family. The main level features a formal dining room, a spacious family room with a fireplace, an eat-in kitchen, a half bath, and a large backyard ideal for children and small pets. Upstairs, you'll find a generously sized primary suite with a separate shower and tub, double vanity, and three additional spacious bedrooms with a full bath. This home is priced to sell and is perfect for first-time homebuyers. Don't miss the opportunity to own this home today!

4. 2026-03-27
   price $270,000 604-char remark

   Show marketing remark (604 chars)

   Welcome to McDonough, Georgia. This beautiful home offers four bedrooms and two and a half baths, with spacious living perfect for the entire family. The main level features a formal dining room, a spacious family room with a fireplace, an eat-in kitchen, a half bath, and a large backyard ideal for children and small pets. Upstairs, you'll find a generously sized primary suite with a separate shower and tub, double vanity, and three additional spacious bedrooms with a full bath. This home is priced to sell and is perfect for first-time homebuyers. Don't miss the opportunity to own this home today!

5. 2026-03-20
   price $280,000 604-char remark

   Show marketing remark (604 chars)

   Welcome to McDonough, Georgia. This beautiful home offers four bedrooms and two and a half baths, with spacious living perfect for the entire family. The main level features a formal dining room, a spacious family room with a fireplace, an eat-in kitchen, a half bath, and a large backyard ideal for children and small pets. Upstairs, you'll find a generously sized primary suite with a separate shower and tub, double vanity, and three additional spacious bedrooms with a full bath. This home is priced to sell and is perfect for first-time homebuyers. Don't miss the opportunity to own this home today!

6. 2026-02-25
   price $290,000 604-char remark

   Show marketing remark (604 chars)

   Welcome to McDonough, Georgia. This beautiful home offers four bedrooms and two and a half baths, with spacious living perfect for the entire family. The main level features a formal dining room, a spacious family room with a fireplace, an eat-in kitchen, a half bath, and a large backyard ideal for children and small pets. Upstairs, you'll find a generously sized primary suite with a separate shower and tub, double vanity, and three additional spacious bedrooms with a full bath. This home is priced to sell and is perfect for first-time homebuyers. Don't miss the opportunity to own this home today!

7. 2026-01-23
   listed $300,000 New 604-char remark

   Show marketing remark (604 chars)

   Welcome to McDonough, Georgia. This beautiful home offers four bedrooms and two and a half baths, with spacious living perfect for the entire family. The main level features a formal dining room, a spacious family room with a fireplace, an eat-in kitchen, a half bath, and a large backyard ideal for children and small pets. Upstairs, you'll find a generously sized primary suite with a separate shower and tub, double vanity, and three additional spacious bedrooms with a full bath. This home is priced to sell and is perfect for first-time homebuyers. Don't miss the opportunity to own this home today!

8. 2025-12-12
   historical $2,140
9. 2025-11-26
   price $2,140
10. 2025-11-20
    price $2,175
11. 2025-11-19
    price $2,210
12. 2025-11-11
    price $2,230
13. 2025-09-20
    price $2,255
14. 2025-09-19
    price $2,280
15. 2025-08-29
    listed $2,290
16. 2022-06-22
    price $1,895
17. 2022-03-11
    price $1,895
18. 2010-03-04
    price $139,999 Back On Market

ⓘ 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: $4,913 · $409/mo
• Projected year-2 tax: $4,913 · $409/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 ≥105°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: $26,368
• − Mortgage interest: −$15,124
• − Property taxes: −$4,913
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − HOA: −$252
• − Depreciation: −$7,855
• Taxable loss: −$7,345
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-913/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): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

+92.9% since first listed

18 events — show timeline

• 2026-05-20 Pending — GAMLS
• 2026-04-30 Relisted — GAMLS
• 2026-04-27 Pending — GAMLS
• 2026-03-27 Price Changed $270,000 GAMLS
• 2026-03-20 Price Changed $280,000 GAMLS
• 2026-02-25 Price Changed $290,000 GAMLS
• 2026-01-23 Listed $300,000 GAMLS
• 2025-12-12 Rental Removed $2,140 AMERICANHOMES4RENT
• 2025-11-26 Price Changed $2,140 AMERICANHOMES4RENT
• 2025-11-20 Price Changed $2,175 AMERICANHOMES4RENT
• 2025-11-19 Price Changed $2,210 AMERICANHOMES4RENT
• 2025-11-11 Price Changed $2,230 AMERICANHOMES4RENT
• 2025-09-20 Price Changed $2,255 AMERICANHOMES4RENT
• 2025-09-19 Price Changed $2,280 AMERICANHOMES4RENT
• 2025-08-29 Listed for Rent $2,290 AMERICANHOMES4RENT
• 2022-06-22 Price Changed $1,895 RENT.
• 2022-03-11 Price Changed $1,895 RENT.
• 2010-03-04 Price Changed $139,999 GAMLS

Property tax history

+5.2%/yr

Latest (2025): $4,913 · -1.1% YoY. Source: county tax records.