412 Streamview Ln · Stockbridge, GA 30281

$295,000

3 bd · 2.5 ba · 1,712 sqft · SingleFamily public records · 66 Days on market

Built 1991 $172/sqft · 35% above area Est $435k · 32% under

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Why this score? — see what drove the F 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 +6.4/30.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready home at 412 Streamview offers an exceptional blend of modern updates and functional living, featuring 3 bedrooms, 2.5 bathrooms, and a versatile bonus room ideal for use as a fourth bedroom, den, or home office. Designed for comfort and longevity, the property boasts significant recent upgrades including new windows, new flooring, a driveway path and deck, and updated garage doors, along with newer AC unit and roof with gutter guards. The interior is equally impressive, showcasing three cozy fireplaces, ample closet space including a hall linen closet and additional storage in the garage, plus the convenience of a half-bathroom on the garage level. 2-car garage with additional storage space. Outside, residents can enjoy the well-maintained deck, perfect for entertaining, and the community grants access to a pool and swim court, making this home a must-see opportunity.

Key facts

• Newer ac unit
• New flooring
• Driveway path

Tags

• NEW WINDOWS
• NEW FLOORING
• DRIVEWAY PATH
• UPDATED GARAGE DOORS
• NEWER AC UNIT
• ROOF WITH GUTTER GUARDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-510 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (31.4% below list).
• Recommended offer: $202k (31.4% below list) — sets the bar for 1% rule.

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: Pate'S Creek Elementary School (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 533 students, 62% FRL); Dutchtown Middle School (math 21% / reading 37%, grade F, #258 of 470 statewide, top 55%, 1,092 students, 50% FRL); Dutchtown High (math 32% / reading 38%, grade F, #84 of 424 statewide, top 20%, 1,861 students, 43% FRL).
• Market conditions: Rents flat; 611 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 34% 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 $2k of loan paydown is wiped out by about $9k 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 66 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $173k; list at $295k implies a 71% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,384 (31.4% 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 66 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.41%
• DSCR: 0.67
• GRM: 12.1

CMA / ARV

• ARV (median comp): $435,461
• List price: $295,000
• Delta: -32.26%
• 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
401 Streamview Ln	0.07mi	3/2.5	1,527 (-11%)	3mo	$242,000	$158	76
721 Fieldstream Way	0.22mi	4/2.5 (+1)	1,807 (+6%)	3mo	$320,000	$177	73
53 Overlook Heights Way	0.37mi	4/3.5 (+1)	1,722 (+1%)	3mo	$306,000	$178	70
195 Pine Branch Dr	0.26mi	4/2.5 (+1)	1,746 (+2%)	13mo	$296,000	$170	68
129 Nanci Ct	0.19mi	3/2.0	1,528 (-11%)	14mo	$290,000	$190	60
536 Horseshoe Cir	0.11mi	4/2.5 (+1)	1,952 (+14%)	8mo	$297,000	$152	59
236 Fairbrook Ln	0.38mi	3/2.0	1,564 (-9%)	8mo	$289,500	$185	59
908 Shadow Ridge Cir	0.46mi	3/2.0	1,771 (+3%)	20mo	$335,000	$189	54
25 Maple Ct	0.72mi	3/2.0	1,715 (+0%)	17mo	$299,000	$174	50
213 Fairbrook Ln	0.34mi	4/3.5 (+1)	1,886 (+10%)	14mo	$250,000	$133	47
55 Helen Ln	0.64mi	3/2.0	1,551 (-9%)	8mo	$289,900	$187	46
93 Eva Ln	0.60mi	3/2.0	1,844 (+8%)	14mo	$335,000	$182	46

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: -31.7%
• Equity multiple: -0.02×
• Total profit: $-84,445
• Equity at exit: $43,985

10-year hold

• IRR: -50.2%
• Equity multiple: -0.59×
• Total profit: $-131,742
• Equity at exit: $25,506

Cash invested: $82,600 (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 30281

• Home prices YoY: -33.6%
• Rents YoY: 0.9%
• Active inventory: 611
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$439 /mo · $5,264/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-510

Break-even live

Break-even rent $2,669

Max offer price $204,944

Occupancy floor —

Sensitivity live

Price	-10% $-343	-5% $-426	+0% $-510	+5% $-593	+10% $-677
Rent	-10% $-670	-5% $-590	+0% $-510	+5% $-430	+10% $-350
Rate	-1.0pp $-361	-0.5pp $-435	base $-510	+0.5pp $-586	+1.0pp $-664

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
547 Horseshoe Cir Stockbridge, GA	4.0	2.0	1441	$2,159	$1.50	7d	1	0.07mi
104 Nanci Ct Stockbridge, GA	3.0	2.0	1467	$2,005	$1.37	3d	1	0.13mi
449 Plantation Ct Stockbridge, GA	4.0	2.5	1819	$2,000	$1.10	45d	1	0.54mi
117 Hudson Bridge Ter Stockbridge, GA	2.0	2.5	1216	$1,450	$1.19	19d	1	0.85mi
136 Hudson Bridge Ter Stockbridge, GA	2.0	2.5	1216	$1,500	$1.23	19d	1	0.87mi
245 Helen Ln Stockbridge, GA	3.0	2.0	1416	$2,001	$1.41	7d	1	0.87mi
483 Chase Marion Way McDonough, GA	4.0	2.5	1800	$1,855	$1.03	45d	1	1.06mi
190 Oakwood Cir Stockbridge, GA	3.0	2.0	1276	$1,750	$1.37	20d	1	1.09mi
2153 Jodeco Rd McDonough, GA	3.0–4.0	2.5–3.5	2075	$2,750	$1.32	0d	33	1.09mi
300 Argento Dr McDonough, GA	1.0–3.0	1.0–2.0	1115	$2,499	$2.24	1d	39	1.20mi
206 Eagles Crest Ct McDonough, GA	3.0	2.0	1558	$2,080	$1.34	6d	1	1.34mi
80 Ridgewood Trl Stockbridge, GA	3.0	2.0	1229	$1,879	$1.53	7d	1	1.39mi
120 Eagles Crest Ln McDonough, GA	3.0	2.0	1427	$1,760	$1.23	45d	1	1.39mi
137 Watercress Ct Stockbridge, GA	3.0	2.5	1440	$1,631	$1.13	1d	1	1.43mi
305 Saint Ives Xing Stockbridge, GA	1.0–3.0	1.0–2.0	1146	$1,898	$1.66	1d	17	1.46mi
145 Highland Dr McDonough, GA	3.0	1.5	1450	$1,605	$1.11	45d	1	1.48mi
250 Evergreen Ter Stockbridge, GA	1.0–3.0	1.0–2.0	1088	$1,995	$1.83	0d	23	1.49mi

Listing history 33 events

1. 2026-06-21
   days on market $295,000 Active 66 DOM
2. 2026-06-18
   days on market $295,000 Active 63 DOM
3. 2026-06-17
   days on market $295,000 Active 62 DOM
4. 2026-06-16
   days on market $295,000 Active 61 DOM
5. 2026-06-15
   days on market $295,000 Active 60 DOM
6. 2026-06-13
   days on market $295,000 Active 58 DOM
7. 2026-06-09
   days on market $295,000 Active 54 DOM
8. 2026-06-08
   days on market $295,000 Active 53 DOM
9. 2026-06-07
   days on market $295,000 Active 52 DOM
10. 2026-06-04
    days on market $295,000 Active 49 DOM
11. 2026-06-03
    days on market $295,000 Active 48 DOM
12. 2026-06-02
    days on market $295,000 Active 47 DOM
13. 2026-06-01
    days on market $295,000 Active 46 DOM
14. 2026-05-31
    days on market $295,000 Active 45 DOM
15. 2026-05-05
    price $300,000 899-char remark

    Show marketing remark (899 chars)

    This move-in ready home at 412 Streamview offers an exceptional blend of modern updates and functional living, featuring 3 bedrooms, 2.5 bathrooms, and a versatile bonus room ideal for use as a fourth bedroom, den, or home office. Designed for comfort and longevity, the property boasts significant recent upgrades including new windows, new flooring, a driveway path and deck, and updated garage doors, along with newer AC unit and roof with gutter guards. The interior is equally impressive, showcasing three cozy fireplaces, ample closet space including a hall linen closet and additional storage in the garage, plus the convenience of a half-bathroom on the garage level. 2-car garage with additional storage space. Outside, residents can enjoy the well-maintained deck, perfect for entertaining, and the community grants access to a pool and swim court, making this home a must-see opportunity.

16. 2026-04-09
    listed $305,000 New 899-char remark

    Show marketing remark (899 chars)

    This move-in ready home at 412 Streamview offers an exceptional blend of modern updates and functional living, featuring 3 bedrooms, 2.5 bathrooms, and a versatile bonus room ideal for use as a fourth bedroom, den, or home office. Designed for comfort and longevity, the property boasts significant recent upgrades including new windows, new flooring, a driveway path and deck, and updated garage doors, along with newer AC unit and roof with gutter guards. The interior is equally impressive, showcasing three cozy fireplaces, ample closet space including a hall linen closet and additional storage in the garage, plus the convenience of a half-bathroom on the garage level. 2-car garage with additional storage space. Outside, residents can enjoy the well-maintained deck, perfect for entertaining, and the community grants access to a pool and swim court, making this home a must-see opportunity.

17. 2018-07-20
    soldstatus $173,000
18. 2018-07-18
    soldstatus $173,000 Sold 778-char remark

    Show marketing remark (778 chars)

    Welcome to Walden! Fall in Love with this Completely Renovated home with beautiful front porch! As you enter you are greeted with a spacious fireside family room, beautiful kitchen with all new stainless steel appliance including side by side refrigerator, Bonus/Rec room with 2nd fireplace, large laundry room, owner's suite with private bath, 2 secondary bedrooms and a large 2 car garage. House is completely renovated with the following throughout: paint inside and out, granite counter tops, tile backsplash, upgraded lighting, carpet & pad, wood &tile flooring, Blinds, 2 garage doors w/2 remotes, sinks & faucets, garage floor paint, and landscaping! All of this located in a highly sought after Swim/Tennis Community! This fabulous resale will not last long!

19. 2018-06-04
    status Under Contract 778-char remark

    Show marketing remark (778 chars)

    Welcome to Walden! Fall in Love with this Completely Renovated home with beautiful front porch! As you enter you are greeted with a spacious fireside family room, beautiful kitchen with all new stainless steel appliance including side by side refrigerator, Bonus/Rec room with 2nd fireplace, large laundry room, owner's suite with private bath, 2 secondary bedrooms and a large 2 car garage. House is completely renovated with the following throughout: paint inside and out, granite counter tops, tile backsplash, upgraded lighting, carpet & pad, wood &tile flooring, Blinds, 2 garage doors w/2 remotes, sinks & faucets, garage floor paint, and landscaping! All of this located in a highly sought after Swim/Tennis Community! This fabulous resale will not last long!

20. 2018-05-31
    listed $177,750 New 778-char remark

    Show marketing remark (778 chars)

    Welcome to Walden! Fall in Love with this Completely Renovated home with beautiful front porch! As you enter you are greeted with a spacious fireside family room, beautiful kitchen with all new stainless steel appliance including side by side refrigerator, Bonus/Rec room with 2nd fireplace, large laundry room, owner's suite with private bath, 2 secondary bedrooms and a large 2 car garage. House is completely renovated with the following throughout: paint inside and out, granite counter tops, tile backsplash, upgraded lighting, carpet & pad, wood &tile flooring, Blinds, 2 garage doors w/2 remotes, sinks & faucets, garage floor paint, and landscaping! All of this located in a highly sought after Swim/Tennis Community! This fabulous resale will not last long!

21. 2018-03-13
    soldstatus $113,000 Sold
22. 2018-03-12
    soldstatus $113,000 Sold
23. 2018-02-22
    status Pending
24. 2018-02-22
    status Under Contract
25. 2018-02-20
    status Pending Offer Approval
26. 2018-02-01
    price $117,000
27. 2018-02-01
    price $117,000
28. 2018-01-04
    listed $130,000 Active
29. 2018-01-04
    listed $130,000 New
30. 2004-07-12
    soldstatus $139,500
31. 1999-08-25
    soldstatus $121,000
32. 1992-05-14
    soldstatus $98,800
33. 1991-07-23
    soldstatus $38,000

ⓘ 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: $5,264 · $439/mo
• Projected year-2 tax: $5,264 · $439/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 ≥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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,286
• − Mortgage interest: −$16,525
• − Property taxes: −$5,264
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$8,582
• Taxable loss: −$11,445
• Est. tax savings @ 24.0%: +$2,747
• After-tax cash flow: $-3,371/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

+689.5% since first listed

19 events — show timeline

• 2026-05-05 Price Changed $300,000 GAMLS
• 2026-04-09 Listed $305,000 GAMLS
• 2018-07-20 Sold (Public Records) $173,000 Public Records
• 2018-07-18 Sold (MLS) $173,000 GAMLS
• 2018-06-04 Pending — GAMLS
• 2018-05-31 Listed $177,750 GAMLS
• 2018-03-13 Sold (MLS) $113,000 FMLS
• 2018-03-12 Sold (MLS) $113,000 GAMLS
• 2018-02-22 Pending — FMLS
• 2018-02-22 Pending — GAMLS
• 2018-02-20 Pending — GAMLS
• 2018-02-01 Price Changed $117,000 GAMLS
• 2018-02-01 Price Changed $117,000 FMLS
• 2018-01-04 Listed $130,000 GAMLS
• 2018-01-04 Listed $130,000 FMLS
• 2004-07-12 Sold (Public Records) $139,500 Public Records
• 1999-08-25 Sold (Public Records) $121,000 Public Records
• 1992-05-14 Sold (Public Records) $98,800 Public Records
• 1991-07-23 Sold (Public Records) $38,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,264 · +5.2% YoY. Source: county tax records.