280 Pleasant Valley Rd · Stockbridge, GA 30253

$209,000

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 13 Days on market

Built 1989 0.33 ac lot Est $246k · 15% 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 +21.0/30.0
• ARV discount +14.2/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Meet 280 Pleasant Valley Rd, a residence arranged for everyday comfort and practical living. The interior features a cozy fireplace, establishing a welcoming ambiance. The primary bathroom includes a functional layout with double sinks and a separate tub and shower for ease of use. This property blends comfort with practical style. . Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Cozy fireplace
• 0.33 acre lot

Tags

• COZY FIREPLACE
• DOUBLE SINKS
• SEPARATE TUB AND SHOWER

Property features AI

Finance

• Other: Located in the Meadowbrook subdivision
• HOA & community: No HOA

Exterior

• Parking: Carport (1 parking space)
• Utilities: Public water; Septic tank sewer; Water and electricity available on property
• Home design: Single-family residence; One-story house; Resale property
• Construction: Built in 1989; Wood siding; Composition roof; House structure
• Exterior features: No notable lot features listed

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Fireplace (1); Other interior features
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/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 $208k (0.3% below list).
• Recommended offer: $208k (0.3% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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, 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: Flippen Elementary School (math 17% / reading 26%, grade F, #845 of 1,228 statewide, top 69%, 570 students, 57% FRL); Eagle'S Landing Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 1,092 students, 59% FRL); Eagle'S Landing High School (math 18% / reading 22%, grade F, #232 of 424 statewide, top 56%, 1,642 students, 48% FRL).
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $73k; list at $209k implies a 186% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,363 (0.3% 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. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $245,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Summerfield Ln	0.46mi	3/2.0	1,407 (+3%)	5mo	$259,999	$185	69
207 Summerfield Ln	0.44mi	3/2.0	1,309 (-4%)	6mo	$264,900	$202	68
198 Summerfield Ln	0.46mi	3/2.0	1,275 (-6%)	0mo	$230,000	$180	67
405 Highland Dr	0.44mi	3/2.0	1,288 (-6%)	4mo	$273,000	$212	67
152 Summerfield Dr	0.50mi	3/2.0	1,388 (+2%)	13mo	$249,900	$180	63
60 Highland Dr	0.51mi	3/1.5	1,310 (-4%)	9mo	$209,000	$160	60
111 Fox Run Ct	0.65mi	3/2.0	1,445 (+6%)	3mo	$293,000	$203	57
146 Highland Cir	0.22mi	2/2.0 (-1)	1,172 (-14%)	8mo	$199,000	$170	54
222 Eagles Crest Ct	0.74mi	3/2.0	1,484 (+9%)	1mo	$256,000	$173	50
155 Meadowbrook Dr	0.54mi	3/2.0	1,488 (+9%)	12mo	$235,000	$158	50
90 Sunset Rd	0.55mi	3/2.0	1,512 (+11%)	8mo	$232,000	$153	50
30 Meadowbrook Dr	0.71mi	3/2.0	1,210 (-11%)	1mo	$220,000	$182	47

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-21,224
• Equity at exit: $31,163

10-year hold

• IRR: -5.4%
• Equity multiple: 0.69×
• Total profit: $-18,009
• Equity at exit: $18,071

Cash invested: $58,520 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $295

Break-even live

Break-even rent $1,710

Max offer price $209,000

Occupancy floor 81%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Meadowbrook Dr McDonough, GA	3.0	2.0	1465	$1,811	$1.24	24d	1	0.23mi
50 Wake Rd McDonough, GA	3.0	2.0	1247	$1,745	$1.40	11d	1	0.25mi
55 Sunnybrook Dr McDonough, GA	4.0	2.0	1152	$1,605	$1.39	15d	1	0.40mi
145 Highland Dr McDonough, GA	3.0	1.5	1450	$1,605	$1.11	43d	1	0.52mi
418 Kenley Ct McDonough, GA	2.0	2.0	1737	$2,000	$1.15	43d	1	0.59mi
431 Avocet Sea Ln McDonough, GA	4.0	2.5	1854	$2,645	$1.43	43d	1	0.65mi
460 Avocet Sea Ln McDonough, GA	4.0	2.5	1833	$2,655	$1.45	43d	1	0.67mi
250 Foster Dr McDonough, GA	2.0–3.0	2.5	1510	$3,156	$2.09	2d	35	0.69mi
601 Verdant Crane Ct McDonough, GA	3.0	2.5	1830	$3,020	$1.65	24d	1	0.75mi
206 Eagles Crest Ct McDonough, GA	3.0	2.0	1558	$2,080	$1.34	4d	1	0.79mi
120 Eagles Crest Ln McDonough, GA	3.0	2.0	1427	$1,760	$1.23	43d	1	0.81mi
1285 Winwood Dr McDonough, GA	3.0	2.0	1510	$1,850	$1.23	43d	1	0.90mi
1427 Wilshire Way McDonough, GA	3.0	2.0	1485	$1,719	$1.16	43d	1	0.95mi
300 Argento Dr McDonough, GA	1.0–3.0	1.0–2.0	1115	$2,499	$2.24	2d	37	0.97mi
1447 Wilshire Way McDonough, GA	3.0	2.0	1492	$1,935	$1.30	11d	1	0.98mi
2153 Jodeco Rd McDonough, GA	3.0–4.0	2.5–3.5	2075	$2,750	$1.32	2d	34	1.15mi
483 Chase Marion Way McDonough, GA	4.0	2.5	1800	$1,855	$1.03	43d	1	1.25mi
155 Greenland Dr McDonough, GA	3.0	2.0	1608	$1,800	$1.12	24d	1	1.28mi
1331 Vine Cir McDonough, GA	3.0	2.0	1474	$1,820	$1.23	43d	1	1.34mi
1200 Town Centre Village Dr McDonough, GA	1.0–3.0	1.0–2.0	1096	$2,168	$1.98	2d	20	1.36mi
2080 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	1048	$2,561	$2.44	3d	16	1.36mi
243 Mill Rd McDonough, GA	1.0–2.0	1.0–2.0	966	$1,731	$1.79	2d	14	1.44mi
237 Grayson Trl McDonough, GA	3.0	2.5	1579	$2,155	$1.36	5d	1	1.44mi
91 Mount Carmel Rd McDonough, GA	3.0	1.0–2.0	1050	$1,948	$1.85	2d	14	1.47mi
269 Grayson Trl McDonough, GA	3.0	2.5	1696	$2,300	$1.36	10d	1	1.49mi
1395 Town Center Village Dr McDonough, GA	1.0–3.0	1.0–2.0	1099	$2,054	$1.87	2d	13	1.50mi

Listing history 11 events

1. 2026-06-10
   status $209,000 Pending 13 DOM
2. 2026-06-09
   days on market $209,000 Active 13 DOM
3. 2026-06-08
   days on market $209,000 Active 12 DOM
4. 2026-06-07
   days on market $209,000 Active 11 DOM
5. 2026-06-04
   days on market $209,000 Active 8 DOM
6. 2026-06-03
   days on market $209,000 Active 7 DOM
7. 2026-06-02
   days on market $209,000 Active 6 DOM
8. 2026-06-01
   days on market $209,000 Active 5 DOM
9. 2026-05-31
   days on market $209,000 Active 4 DOM
10. 2026-05-26
    listed $209,000 New
11. 1989-08-15
    soldstatus $73,000

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,018 · $168/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 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: $25,004
• − Mortgage interest: −$11,707
• − Property taxes: −$2,018
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$6,080
• Taxable income: $153
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $3,501/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: 114,333
• 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

+186.3% since first listed

2 events — show timeline

• 2026-05-26 Listed $209,000 GAMLS
• 1989-08-15 Sold (Public Records) $73,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,018 · +3.7% YoY. Source: county tax records.