235 Oak Cir N · Stockbridge, GA 30281

$139,000

2 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 41 Days on market

Built 1994 6,534 sqft lot $100/sqft · 47% below area Est $264k · 47% 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +6.0/10.0
• 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

Investor Special - One of the few detached units in the community, offering stronger resale and rental potential compared to nearby comps. Property is in as-is condition and will require a light cosmetic rehab-perfect for investors looking for a quick flip or solid rental. Estimated repairs in the $25k-$35k range depending on scope. Strong upside with comps supporting attractive resale or rental potential. Conveniently located near shopping, dining, and major highways. Sold as-is. No blind offers. Cash or conventional only.

Key facts

• Detached units
• 6,534 sq ft lot
• Garage

Tags

• DETACHED UNITS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 21 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 $961 of loan paydown is wiped out by about $4k 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 41 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.15% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 7.3

CMA / ARV

• ARV (median comp): $264,220
• List price: $139,000
• Delta: -47.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Ridge Run	0.21mi	3/2.0 (+1)	1,472 (+6%)	15mo	$219,900	$149	62
120 Mossy Brook Dr	0.36mi	3/1.5 (+1)	1,248 (-10%)	1mo	$180,000	$144	59
152 Club Cir	0.54mi	3/2.0 (+1)	1,488 (+7%)	2mo	$263,000	$177	56
119 Club Cir	0.36mi	3/2.0 (+1)	1,431 (+3%)	21mo	$235,000	$164	56
131 Turning Pt	0.60mi	3/2.5 (+1)	1,500 (+8%)	4mo	$244,900	$163	48
165 Davis Rd	0.43mi	3/2.0 (+1)	1,250 (-10%)	15mo	$248,000	$198	46
150 Club Cir	0.55mi	3/2.0 (+1)	1,452 (+5%)	22mo	$263,000	$181	43
122 Creek Cir	0.39mi	3/2.0 (+1)	1,571 (+13%)	15mo	$279,900	$178	42
116 Turning Pt	0.67mi	2/2.5	1,300 (-6%)	18mo	$180,000	$138	41
128 Club Dr	0.72mi	3/2.0 (+1)	1,565 (+13%)	17mo	$223,000	$142	26

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-16,411
• Equity at exit: $20,725

10-year hold

• IRR: -6.7%
• Equity multiple: 0.62×
• Total profit: $-14,939
• Equity at exit: $12,018

Cash invested: $38,920 (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: 586
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$729
• Tax from tax record: −$326 /mo · $3,910/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $147

Break-even live

Break-even rent $1,408

Max offer price $139,000

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.48mi
131 Turning Pt Stockbridge, GA	3.0	2.5	1454	$2,100	$1.44	43d	1	0.58mi
5220 N Henry Blvd Stockbridge, GA	1.0–3.0	1.0–2.0	1149	$1,630	$1.42	43d	3	0.80mi
5220 N Henry Blvd Stockbridge, GA	1.0	1.0	908	$1,395	$1.54	24d	1	0.80mi
104 Bowen St Unit B Stockbridge, GA	2.0	1.0	880	$1,500	$1.70	18d	1	0.93mi
119 Richard Way Stockbridge, GA	3.0	2.0	1244	$1,700	$1.37	1d	1	0.96mi
609 Seaboard Dr Stockbridge, GA	3.0	2.0	1720	$2,130	$1.24	5d	1	1.12mi
307 Hamilton Glenn #305 Stockbridge, GA	2.0	1.0	1754	$1,300	$0.74	4d	1	1.18mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	24d	1	1.22mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	21d	1	1.22mi
149 Appleton Blvd Unit C Stockbridge, GA	2.0	1.5	1042	$1,195	$1.15	1d	1	1.22mi
109 Appleton Blvd Unit C Stockbridge, GA	2.0	1.0	1100	$1,600	$1.45	43d	1	1.24mi
108 Appleton Blvd Unit B Stockbridge, GA	1.0	1.0	885	$935	$1.06	43d	1	1.28mi
115 Rock Quarry Rd Stockbridge, GA	2.0	1.0–2.0	1020	$1,349	$1.32	1d	6	1.28mi
50 Evergreen Way Stockbridge, GA	1.0–3.0	1.0–2.0	1070	$1,488	$1.39	1d	19	1.28mi
217 Briarpatch Ct Stockbridge, GA	3.0	2.0	1228	$1,995	$1.62	43d	1	1.29mi
4059 Angels Dr Stockbridge, GA	3.0	2.0	1430	$1,879	$1.31	43d	1	1.40mi
885 Fountain Cir Unit 885 Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	11d	1	1.44mi
885 Fountain Cir Stockbridge, GA	3.0	2.0	1152	$1,300	$1.13	12d	1	1.44mi
119 Lambert Dr Stockbridge, GA	3.0	2.0	1392	$1,800	$1.29	4d	1	1.44mi
200 Glynn Addy Dr Stockbridge, GA	3.0	2.0	1288	$1,595	$1.24	21d	1	1.49mi

Listing history 22 events

1. 2026-06-10
   status $139,000 Under Contract 41 DOM
2. 2026-06-09
   days on market $139,000 Active 41 DOM
3. 2026-06-08
   days on market $139,000 Active 40 DOM
4. 2026-06-07
   pricedays on market $139,000 Active 39 DOM
5. 2026-06-04
   statusdays on market $149,000 Active 36 DOM
6. 2026-06-03
   days on market $149,000 Back On Market 35 DOM
7. 2026-06-02
   days on market $149,000 Back On Market 34 DOM
8. 2026-06-02
   status $149,000 Back On Market 33 DOM
9. 2026-05-18
   status Price Change 529-char remark

   Show marketing remark (529 chars)

   Investor Special - One of the few detached units in the community, offering stronger resale and rental potential compared to nearby comps. Property is in as-is condition and will require a light cosmetic rehab-perfect for investors looking for a quick flip or solid rental. Estimated repairs in the $25k-$35k range depending on scope. Strong upside with comps supporting attractive resale or rental potential. Conveniently located near shopping, dining, and major highways. Sold as-is. No blind offers. Cash or conventional only.

10. 2026-05-18
    price $149,000 529-char remark

    Show marketing remark (529 chars)

    Investor Special - One of the few detached units in the community, offering stronger resale and rental potential compared to nearby comps. Property is in as-is condition and will require a light cosmetic rehab-perfect for investors looking for a quick flip or solid rental. Estimated repairs in the $25k-$35k range depending on scope. Strong upside with comps supporting attractive resale or rental potential. Conveniently located near shopping, dining, and major highways. Sold as-is. No blind offers. Cash or conventional only.

11. 2026-05-12
    status Under Contract 529-char remark

    Show marketing remark (529 chars)

    Investor Special - One of the few detached units in the community, offering stronger resale and rental potential compared to nearby comps. Property is in as-is condition and will require a light cosmetic rehab-perfect for investors looking for a quick flip or solid rental. Estimated repairs in the $25k-$35k range depending on scope. Strong upside with comps supporting attractive resale or rental potential. Conveniently located near shopping, dining, and major highways. Sold as-is. No blind offers. Cash or conventional only.

12. 2026-05-09
    price $159,000 529-char remark

    Show marketing remark (529 chars)

    Investor Special - One of the few detached units in the community, offering stronger resale and rental potential compared to nearby comps. Property is in as-is condition and will require a light cosmetic rehab-perfect for investors looking for a quick flip or solid rental. Estimated repairs in the $25k-$35k range depending on scope. Strong upside with comps supporting attractive resale or rental potential. Conveniently located near shopping, dining, and major highways. Sold as-is. No blind offers. Cash or conventional only.

13. 2026-04-24
    price $169,000 529-char remark

    Show marketing remark (529 chars)

    Investor Special - One of the few detached units in the community, offering stronger resale and rental potential compared to nearby comps. Property is in as-is condition and will require a light cosmetic rehab-perfect for investors looking for a quick flip or solid rental. Estimated repairs in the $25k-$35k range depending on scope. Strong upside with comps supporting attractive resale or rental potential. Conveniently located near shopping, dining, and major highways. Sold as-is. No blind offers. Cash or conventional only.

14. 2026-04-14
    listed $179,000 New 529-char remark

    Show marketing remark (529 chars)

    Investor Special - One of the few detached units in the community, offering stronger resale and rental potential compared to nearby comps. Property is in as-is condition and will require a light cosmetic rehab-perfect for investors looking for a quick flip or solid rental. Estimated repairs in the $25k-$35k range depending on scope. Strong upside with comps supporting attractive resale or rental potential. Conveniently located near shopping, dining, and major highways. Sold as-is. No blind offers. Cash or conventional only.

15. 2022-11-21
    soldstatus $210,000
16. 2022-11-10
    soldstatus $210,000 Sold 144-char remark

    Show marketing remark (144 chars)

    Great townhouse for first time buyer! 2 bedrooms 2 baths, living room, dining room, new roof, new tankless water heater. Don't wait! See it now!

17. 2022-10-05
    status Under Contract 144-char remark

    Show marketing remark (144 chars)

    Great townhouse for first time buyer! 2 bedrooms 2 baths, living room, dining room, new roof, new tankless water heater. Don't wait! See it now!

18. 2022-09-20
    price $204,900 144-char remark

    Show marketing remark (144 chars)

    Great townhouse for first time buyer! 2 bedrooms 2 baths, living room, dining room, new roof, new tankless water heater. Don't wait! See it now!

19. 2022-09-07
    status Back On Market 144-char remark

    Show marketing remark (144 chars)

    Great townhouse for first time buyer! 2 bedrooms 2 baths, living room, dining room, new roof, new tankless water heater. Don't wait! See it now!

20. 2022-08-31
    status Under Contract 144-char remark

    Show marketing remark (144 chars)

    Great townhouse for first time buyer! 2 bedrooms 2 baths, living room, dining room, new roof, new tankless water heater. Don't wait! See it now!

21. 2022-08-19
    listed $209,900 New 144-char remark

    Show marketing remark (144 chars)

    Great townhouse for first time buyer! 2 bedrooms 2 baths, living room, dining room, new roof, new tankless water heater. Don't wait! See it now!

22. 1993-10-01
    soldstatus $69,000

ⓘ 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: $3,910 · $326/mo
• Projected year-2 tax: $3,910 · $326/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: $19,129
• − Mortgage interest: −$7,786
• − Property taxes: −$3,910
• − Insurance: −$695
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$4,044
• Taxable loss: −$366
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $1,848/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

+115.9% since first listed

14 events — show timeline

• 2026-05-18 Relisted — GAMLS
• 2026-05-18 Price Changed $149,000 GAMLS
• 2026-05-12 Pending — GAMLS
• 2026-05-09 Price Changed $159,000 GAMLS
• 2026-04-24 Price Changed $169,000 GAMLS
• 2026-04-14 Listed $179,000 GAMLS
• 2022-11-21 Sold (Public Records) $210,000 Public Records
• 2022-11-10 Sold (MLS) $210,000 GAMLS
• 2022-10-05 Pending — GAMLS
• 2022-09-20 Price Changed $204,900 GAMLS
• 2022-09-07 Relisted — GAMLS
• 2022-08-31 Pending — GAMLS
• 2022-08-19 Listed $209,900 GAMLS
• 1993-10-01 Sold (Public Records) $69,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,910 · +3.9% YoY. Source: county tax records.