124 Mays Landing Rd · Stockbridge, GA 30281

$189,000

3 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 2 Days on market

Built 1988 0.50 ac lot Est $236k · 20% under

---

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 +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• 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

Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features a walk in closet. Separate tub and shower in the bathroom. Secondary bedrooms are very spacious whether for adults or kids. Large backyard is perfect for the kids and pets. Located right on a cul-de-sac. The deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

Key facts

• Private roads
• Cul-de-sac
• 0.5 acre lot

Tags

• CUL-DE-SAC
• PRIVATE ROADS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $37 ($442/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (2.9% below list).
• Recommended offer: $184k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% 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: Cotton Indian Elementary School (math 10% / reading 18%, grade F, #1,025 of 1,228 statewide, top 84%, 573 students, 67% FRL); Stockbridge Middle School (math 11% / reading 22%, grade F, #388 of 470 statewide, top 83%, 611 students, 70% FRL); Stockbridge High School (math 5% / reading 28%, grade F, #284 of 424 statewide, top 67%, 1,543 students, 54% FRL) — zoned schools average 64% FRL vs 43% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 28% district-wide (-13 pts) — the specific schools serving this property underperform the Henry County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 610 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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.
• Current owner paid $98k; list at $189k implies a 92% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,510 (2.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $235,586
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Mays Rd	0.27mi	3/2.0	1,369 (-2%)	13mo	$230,000	$168	74
245 Amanda Ct	0.49mi	3/2.0	1,356 (-3%)	2mo	$245,000	$181	71
981 E Atlanta Rd	0.42mi	3/2.0	1,350 (-3%)	9mo	$227,500	$169	68
20 King Pl	0.14mi	3/2.0	1,570 (+13%)	6mo	$256,900	$164	68
69 Trace Ct	0.65mi	3/2.0	1,339 (-4%)	11mo	$246,000	$184	54
1125 E Atlanta Rd	0.49mi	3/3.0	1,200 (-14%)	1mo	$190,000	$158	50
185 Amanda Ct	0.49mi	3/2.0	1,311 (-6%)	23mo	$205,000	$156	48
195 Amanda Ct	0.49mi	3/2.0	1,260 (-10%)	23mo	$230,000	$183	42

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-32,040
• Equity at exit: $28,181

10-year hold

• IRR: -14.6%
• Equity multiple: 0.25×
• Total profit: $-39,644
• Equity at exit: $16,341

Cash invested: $52,920 (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: 610
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$991
• Tax from tax record: −$343 /mo · $4,116/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $37

Break-even live

Break-even rent $1,789

Max offer price $189,000

Occupancy floor 93%

Sensitivity live

Price	-10% $144	-5% $90	+0% $37	+5% $-17	+10% $-70
Rent	-10% $-108	-5% $-36	+0% $37	+5% $109	+10% $182
Rate	-1.0pp $132	-0.5pp $85	base $37	+0.5pp $-12	+1.0pp $-62

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
479 Lakeshore Dr Stockbridge, GA	3.0	2.0	1281	$1,750	$1.37	6d	1	1.20mi
1515 Flat Rock Rd Stockbridge, GA	3.0	2.0	1700	$1,536	$0.90	6d	1	1.23mi
217 Briarpatch Ct Stockbridge, GA	3.0	2.0	1228	$1,995	$1.62	45d	1	1.25mi
141 Edison Dr Stockbridge, GA	3.0	2.5	1621	$1,701	$1.05	45d	1	1.31mi
19 Sentry Oak Ct Unit B Stockbridge, GA	3.0	2.0	1816	$1,600	$0.88	45d	1	1.42mi
422 Hawthorne Cir Stockbridge, GA	4.0	1.5	1488	$1,756	$1.18	14d	1	1.42mi
70 Summerfield Ct Stockbridge, GA	3.0	2.0	1444	$1,795	$1.24	45d	1	1.45mi

Listing history 23 events

1. 2026-05-04
   status Under Contract
2. 2026-04-18
   status Pending Offer Approval
3. 2026-04-15
   listed $189,000 New
4. 2017-03-03
   soldstatus $98,500
5. 2017-03-02
   soldstatus $98,500 Sold 537-char remark

   Show marketing remark (537 chars)

   Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features a walk in closet. Separate tub and shower in the bathroom. Secondary bedrooms are very spacious whether for adults or kids. Large backyard is perfect for the kids and pets. Located right on a cul-de-sac. The deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

6. 2017-02-07
   status Under Contract 537-char remark

   Show marketing remark (537 chars)

   Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features a walk in closet. Separate tub and shower in the bathroom. Secondary bedrooms are very spacious whether for adults or kids. Large backyard is perfect for the kids and pets. Located right on a cul-de-sac. The deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

7. 2017-01-23
   listed $99,900 New 537-char remark

   Show marketing remark (537 chars)

   Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features a walk in closet. Separate tub and shower in the bathroom. Secondary bedrooms are very spacious whether for adults or kids. Large backyard is perfect for the kids and pets. Located right on a cul-de-sac. The deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

8. 2017-01-20
   historical
9. 2016-12-30
   status Back on Market
10. 2016-11-14
    status Under Contract
11. 2016-10-20
    listed $99,900 New
12. 2016-10-17
    historical
13. 2016-09-16
    price $102,500
14. 2016-07-15
    status Back on Market
15. 2016-07-12
    status Under Contract
16. 2016-06-28
    listed $107,900 New
17. 2016-06-26
    historical
18. 2016-06-15
    price $109,500
19. 2016-06-07
    status Back on Market
20. 2016-05-19
    status Under Contract
21. 2016-03-22
    status Under Contract
22. 2016-02-25
    listed $109,900 New
23. 1988-10-07
    soldstatus $76,000

ⓘ 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: $4,116 · $343/mo
• Projected year-2 tax: $4,116 · $343/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 5/10 Major 7 d/yr ≥106°F today · 17 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: $22,021
• − Mortgage interest: −$10,587
• − Property taxes: −$4,116
• − Insurance: −$945
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$5,498
• Taxable loss: −$2,649
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $1,077/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

+148.7% since first listed

23 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-04-18 Pending — GAMLS
• 2026-04-15 Listed $189,000 GAMLS
• 2017-03-03 Sold (Public Records) $98,500 Public Records
• 2017-03-02 Sold (MLS) $98,500 GAMLS
• 2017-02-07 Pending — GAMLS
• 2017-01-23 Listed $99,900 GAMLS
• 2017-01-20 Listing Removed — GAMLS
• 2016-12-30 Relisted — GAMLS
• 2016-11-14 Pending — GAMLS
• 2016-10-20 Listed $99,900 GAMLS
• 2016-10-17 Listing Removed — GAMLS
• 2016-09-16 Price Changed $102,500 GAMLS
• 2016-07-15 Relisted — GAMLS
• 2016-07-12 Pending — GAMLS
• 2016-06-28 Listed $107,900 GAMLS
• 2016-06-26 Listing Removed — GAMLS
• 2016-06-15 Price Changed $109,500 GAMLS
• 2016-06-07 Relisted — GAMLS
• 2016-05-19 Pending — GAMLS
• 2016-03-22 Pending — GAMLS
• 2016-02-25 Listed $109,900 GAMLS
• 1988-10-07 Sold (Public Records) $76,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,116 · +1.0% YoY. Source: county tax records.