103 Oak Cir · Stockbridge, GA 30281

$169,900

3 bd · 2.5 ba · 1,360 sqft · SingleFamily public records · 91 Days on market

Built 1984 1,306 sqft lot $125/sqft · 23% below area Est $219k · 23% 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.2/10.0
• 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

This Charming 2BR/2.5BA Townhome in Stockbridge is priced to sell and Move -In Ready. Featuring all granite countertops throughout, hardwood flooring, stainless steel appliances, and two spacious bedrooms with private baths. Conveniently located near a park, restaurants, shopping, and major roadways. Stylish, affordable and No HOA!--Schedule your showing today!

Key facts

• Hardwood flooring
• Granite countertops
• Private baths

Tags

• GRANITE COUNTERTOPS
• HARDWOOD FLOORING
• STAINLESS STEEL APPLIANCES
• PRIVATE BATHS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• 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; 586 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

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 91 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $170k implies a 96% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (median comp): $219,486
• List price: $169,900
• Delta: -22.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Ridge Run	0.14mi	3/2.0	1,472 (+8%)	15mo	$219,900	$149	65
120 Mossy Brook Dr	0.42mi	3/1.5	1,248 (-8%)	1mo	$180,000	$144	62
152 Club Cir	0.46mi	3/2.0	1,488 (+9%)	2mo	$263,000	$177	60
119 Club Cir	0.29mi	3/2.0	1,431 (+5%)	21mo	$235,000	$164	58
127 Meadow Ridge Drive Dr	0.30mi	4/2.5 (+1)	1,496 (+10%)	9mo	$235,000	$157	57
165 Davis Rd	0.35mi	3/2.0	1,250 (-8%)	15mo	$248,000	$198	56
131 Turning Pt	0.52mi	3/2.5	1,500 (+10%)	4mo	$244,900	$163	55
150 Club Cir	0.47mi	3/2.0	1,452 (+7%)	22mo	$263,000	$181	46
116 Turning Pt	0.58mi	2/2.5 (-1)	1,300 (-4%)	18mo	$180,000	$138	45

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-22,065
• Equity at exit: $25,333

10-year hold

• IRR: -8.0%
• Equity multiple: 0.55×
• Total profit: $-21,642
• 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 30281

• Home prices YoY: -33.6%
• Rents YoY: 0.9%
• Active inventory: 586
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$891
• Tax from tax record: −$267 /mo · $3,210/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $142

Break-even live

Break-even rent $1,556

Max offer price $169,900

Occupancy floor 87%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Sentry Oak Ct Unit B Stockbridge, GA	3.0	2.0	1816	$1,600	$0.88	43d	1	0.50mi
131 Turning Pt Stockbridge, GA	3.0	2.5	1454	$2,100	$1.44	43d	1	0.52mi
5220 N Henry Blvd Stockbridge, GA	1.0–3.0	1.0–2.0	1149	$1,865	$1.62	43d	3	0.74mi
104 Bowen St Unit B Stockbridge, GA	2.0	1.0	880	$1,500	$1.70	18d	1	0.86mi
119 Richard Way Stockbridge, GA	3.0	2.0	1244	$1,700	$1.37	1d	1	0.98mi
609 Seaboard Dr Stockbridge, GA	3.0	2.0	1720	$2,130	$1.24	5d	1	1.07mi
307 Hamilton Glenn #305 Stockbridge, GA	2.0	1.0	1754	$1,300	$0.74	4d	1	1.11mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	1d	1	1.15mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	24d	1	1.15mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	21d	1	1.15mi
109 Appleton Blvd Unit C Stockbridge, GA	2.0	1.0	1100	$1,600	$1.45	43d	1	1.17mi
115 Rock Quarry Rd Stockbridge, GA	2.0	1.0–2.0	1020	$1,349	$1.32	1d	6	1.23mi
50 Evergreen Way Stockbridge, GA	1.0–3.0	1.0–2.0	1070	$1,764	$1.65	1d	19	1.25mi
217 Briarpatch Ct Stockbridge, GA	3.0	2.0	1228	$1,995	$1.62	43d	1	1.27mi
4059 Angels Dr Stockbridge, GA	3.0	2.0	1430	$1,879	$1.31	43d	1	1.35mi
119 Lambert Dr Stockbridge, GA	3.0	2.0	1392	$1,800	$1.29	4d	1	1.39mi
200 Glynn Addy Dr Stockbridge, GA	3.0	2.0	1288	$1,595	$1.24	21d	1	1.43mi
137 Glynn Addy Dr Stockbridge, GA	3.0	2.0	1208	$1,705	$1.41	43d	1	1.44mi
885 Fountain Cir Unit 885 Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	11d	1	1.47mi
885 Fountain Cir Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	12d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $169,900 Active 91 DOM
2. 2026-06-18
   price $169,900 Active 90 DOM
3. 2026-06-17
   days on market $179,900 Active 90 DOM
4. 2026-06-16
   days on market $179,900 Active 89 DOM
5. 2026-06-15
   days on market $179,900 Active 88 DOM
6. 2026-06-13
   days on market $179,900 Active 86 DOM
7. 2026-06-09
   days on market $179,900 Active 82 DOM
8. 2026-06-08
   days on market $179,900 Active 81 DOM
9. 2026-06-07
   days on market $179,900 Active 80 DOM
10. 2026-06-04
    days on market $179,900 Active 77 DOM
11. 2026-06-03
    days on market $179,900 Active 76 DOM
12. 2026-06-02
    days on market $179,900 Active 75 DOM
13. 2026-06-01
    days on market $179,900 Active 74 DOM
14. 2026-05-31
    days on market $179,900 Active 73 DOM
15. 2026-05-11
    price $189,900 363-char remark

    Show marketing remark (366 chars)

    This Charming 2BR/2.5BA Townhome in Stockbridge is priced to sell and Move -In Ready. Featuring all granite countertops throughout, hardwood flooring, stainless steel appliances, and two spacious bedrooms with private baths. Conveniently located near a park, restaurants, shopping, and major roadways. Stylish, affordable and No HOA!--Schedule your showing today!

16. 2026-05-11
    price $189,900 366-char remark

    Show marketing remark (366 chars)

    This Charming 2BR/2.5BA Townhome in Stockbridge is priced to sell and Move -In Ready. Featuring all granite countertops throughout, hardwood flooring, stainless steel appliances, and two spacious bedrooms with private baths. Conveniently located near a park, restaurants, shopping, and major roadways. Stylish, affordable and No HOA!--Schedule your showing today!

17. 2026-04-16
    price $199,000 363-char remark

    Show marketing remark (366 chars)

    This Charming 2BR/2.5BA Townhome in Stockbridge is priced to sell and Move -In Ready. Featuring all granite countertops throughout, hardwood flooring, stainless steel appliances, and two spacious bedrooms with private baths. Conveniently located near a park, restaurants, shopping, and major roadways. Stylish, affordable and No HOA!--Schedule your showing today!

18. 2026-04-16
    price $199,000 366-char remark

    Show marketing remark (366 chars)

    This Charming 2BR/2.5BA Townhome in Stockbridge is priced to sell and Move -In Ready. Featuring all granite countertops throughout, hardwood flooring, stainless steel appliances, and two spacious bedrooms with private baths. Conveniently located near a park, restaurants, shopping, and major roadways. Stylish, affordable and No HOA!--Schedule your showing today!

19. 2026-03-19
    listed $205,000 Active 363-char remark

    Show marketing remark (363 chars)

    This Charming 2BR/2.5BA Townhome in Stockbridge is priced to sell and Move -In Ready. Featuring all granite countertops throughout, hardwood flooring, stainless steel appliances, and two spacious bedrooms with private baths. Conveniently located near a park, restaurants, shopping, and major roadways. Stylish, affordable and No HOA!--Schedule your showing today!

20. 2026-03-04
    price $205,000 366-char remark

    Show marketing remark (366 chars)

    This Charming 2BR/2.5BA Townhome in Stockbridge is priced to sell and Move -In Ready. Featuring all granite countertops throughout, hardwood flooring, stainless steel appliances, and two spacious bedrooms with private baths. Conveniently located near a park, restaurants, shopping, and major roadways. Stylish, affordable and No HOA!--Schedule your showing today!

21. 2026-02-23
    listed $210,000 New 366-char remark

    Show marketing remark (366 chars)

    This Charming 2BR/2.5BA Townhome in Stockbridge is priced to sell and Move -In Ready. Featuring all granite countertops throughout, hardwood flooring, stainless steel appliances, and two spacious bedrooms with private baths. Conveniently located near a park, restaurants, shopping, and major roadways. Stylish, affordable and No HOA!--Schedule your showing today!

22. 2018-03-28
    soldstatus $86,500
23. 2018-03-13
    soldstatus $86,500 Sold
24. 2018-02-03
    status Under Contract
25. 2018-01-31
    listed $86,500 New
26. 2002-01-31
    soldstatus $86,900
27. 1990-07-31
    soldstatus $46,200

ⓘ 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: $3,210 · $267/mo
• Projected year-2 tax: $3,210 · $267/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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: $20,830
• − Mortgage interest: −$9,517
• − Property taxes: −$3,210
• − Insurance: −$850
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$4,943
• Taxable loss: −$1,022
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $1,950/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

• Census place: Stockbridge, GA
• 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

+311.0% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $189,900 FMLS
• 2026-05-11 Price Changed $189,900 GAMLS
• 2026-04-16 Price Changed $199,000 FMLS
• 2026-04-16 Price Changed $199,000 GAMLS
• 2026-03-19 Listed $205,000 FMLS
• 2026-03-04 Price Changed $205,000 GAMLS
• 2026-02-23 Listed $210,000 GAMLS
• 2018-03-28 Sold (Public Records) $86,500 Public Records
• 2018-03-13 Sold (MLS) $86,500 GAMLS
• 2018-02-03 Pending — GAMLS
• 2018-01-31 Listed $86,500 GAMLS
• 2002-01-31 Sold (Public Records) $86,900 Public Records
• 1990-07-31 Sold (Public Records) $46,200 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,210 · -0.3% YoY. Source: county tax records.