106 Valley Rd · Stonecrest, GA 30281

$165,000

3 bd · 2.5 ba · 1,700 sqft · SingleFamily public records · 35 Days on market

Built 1976 0.92 ac lot Est $270k · 39% under

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Why this score? — see what drove the B- 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.7/10.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 106 Valley Road, a rare opportunity in the heart of Stockbridge offering not just one, but two homes on a single lot. This unique property includes a spacious 3-bedroom, 3-bath main house and a detached 3-bedroom, 1-bath guest house-perfect for multigenerational living, rental income, or a private home office/studio setup. Both homes boast solid bones and well-maintained structures, offering a blank canvas for your cosmetic updates and personal touch. Whether you're an investor looking for income potential or a homeowner dreaming of additional space and flexibility, this property delivers. Enjoy the best of both worlds-a peaceful, residential setting with easy access to local amenities, schools, and all that Stockbridge has to offer.

Key facts

• Detached guest house
• Private home office
• 0.92 acre lot

Tags

• DETACHED GUEST HOUSE
• MULTIGENERATIONAL LIVING
• PRIVATE HOME OFFICE
• WELL MAINTAINED STRUCTURES
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.1% in Stonecrest — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 2 comparable units currently listed for rent nearby; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 33% 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 $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 35 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $270,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Harris Ct	0.06mi	3/2.5	1,695 (-0%)	12mo	$224,900	$133	86
5018 Highway 155 N	0.17mi	3/1.0	1,588 (-7%)	5mo	$220,000	$139	71
103 Autumn Way	0.20mi	3/2.0	1,638 (-4%)	14mo	$260,000	$159	71
105 Valley Rd	0.05mi	3/1.5	1,641 (-4%)	24mo	$244,000	$149	68
628 Morningside Dr	0.29mi	3/2.0	1,533 (-10%)	8mo	$295,000	$192	61
210 Mels Way	0.58mi	3/2.0	1,757 (+3%)	13mo	$350,000	$199	55
670 Morningside Dr	0.25mi	3/2.0	1,504 (-12%)	15mo	$339,000	$225	55

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,258
• Equity at exit: $24,602

10-year hold

• IRR: 8.2%
• Equity multiple: 1.57×
• Total profit: $26,282
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $504

Break-even live

Break-even rent $1,299

Max offer price $165,000

Occupancy floor 69%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Valley Rd Stockbridge, GA	3.0	2.0	1728	$1,789	$1.04	17d	1	0.08mi
4811 Cook Rd SW Stockbridge, GA	4.0	3.0	2035	$2,150	$1.06	43d	1	1.09mi

Listing history 9 events

1. 2025-12-08
   soldstatus $145,000 Sold 760-char remark

   Show marketing remark (760 chars)

   Welcome to 106 Valley Road, a rare opportunity in the heart of Stockbridge offering not just one, but two homes on a single lot. This unique property includes a spacious 3-bedroom, 3-bath main house and a detached 3-bedroom, 1-bath guest house-perfect for multigenerational living, rental income, or a private home office/studio setup. Both homes boast solid bones and well-maintained structures, offering a blank canvas for your cosmetic updates and personal touch. Whether you're an investor looking for income potential or a homeowner dreaming of additional space and flexibility, this property delivers. Enjoy the best of both worlds-a peaceful, residential setting with easy access to local amenities, schools, and all that Stockbridge has to offer.

2. 2025-11-21
   status Under Contract 760-char remark

   Show marketing remark (760 chars)

   Welcome to 106 Valley Road, a rare opportunity in the heart of Stockbridge offering not just one, but two homes on a single lot. This unique property includes a spacious 3-bedroom, 3-bath main house and a detached 3-bedroom, 1-bath guest house-perfect for multigenerational living, rental income, or a private home office/studio setup. Both homes boast solid bones and well-maintained structures, offering a blank canvas for your cosmetic updates and personal touch. Whether you're an investor looking for income potential or a homeowner dreaming of additional space and flexibility, this property delivers. Enjoy the best of both worlds-a peaceful, residential setting with easy access to local amenities, schools, and all that Stockbridge has to offer.

3. 2025-11-18
   status Pending
4. 2025-11-04
   price $165,000

   Show marketing remark (760 chars)

   Welcome to 106 Valley Road, a rare opportunity in the heart of Stockbridge offering not just one, but two homes on a single lot. This unique property includes a spacious 3-bedroom, 3-bath main house and a detached 3-bedroom, 1-bath guest house-perfect for multigenerational living, rental income, or a private home office/studio setup. Both homes boast solid bones and well-maintained structures, offering a blank canvas for your cosmetic updates and personal touch. Whether you're an investor looking for income potential or a homeowner dreaming of additional space and flexibility, this property delivers. Enjoy the best of both worlds-a peaceful, residential setting with easy access to local amenities, schools, and all that Stockbridge has to offer.

5. 2025-11-04
   price $165,000 760-char remark

   Show marketing remark (760 chars)

   Welcome to 106 Valley Road, a rare opportunity in the heart of Stockbridge offering not just one, but two homes on a single lot. This unique property includes a spacious 3-bedroom, 3-bath main house and a detached 3-bedroom, 1-bath guest house-perfect for multigenerational living, rental income, or a private home office/studio setup. Both homes boast solid bones and well-maintained structures, offering a blank canvas for your cosmetic updates and personal touch. Whether you're an investor looking for income potential or a homeowner dreaming of additional space and flexibility, this property delivers. Enjoy the best of both worlds-a peaceful, residential setting with easy access to local amenities, schools, and all that Stockbridge has to offer.

6. 2025-10-14
   listed $185,000 New 760-char remark

   Show marketing remark (760 chars)

   Welcome to 106 Valley Road, a rare opportunity in the heart of Stockbridge offering not just one, but two homes on a single lot. This unique property includes a spacious 3-bedroom, 3-bath main house and a detached 3-bedroom, 1-bath guest house-perfect for multigenerational living, rental income, or a private home office/studio setup. Both homes boast solid bones and well-maintained structures, offering a blank canvas for your cosmetic updates and personal touch. Whether you're an investor looking for income potential or a homeowner dreaming of additional space and flexibility, this property delivers. Enjoy the best of both worlds-a peaceful, residential setting with easy access to local amenities, schools, and all that Stockbridge has to offer.

7. 2025-10-14
   listed $185,000 Active

   Show marketing remark (760 chars)

   Welcome to 106 Valley Road, a rare opportunity in the heart of Stockbridge offering not just one, but two homes on a single lot. This unique property includes a spacious 3-bedroom, 3-bath main house and a detached 3-bedroom, 1-bath guest house-perfect for multigenerational living, rental income, or a private home office/studio setup. Both homes boast solid bones and well-maintained structures, offering a blank canvas for your cosmetic updates and personal touch. Whether you're an investor looking for income potential or a homeowner dreaming of additional space and flexibility, this property delivers. Enjoy the best of both worlds-a peaceful, residential setting with easy access to local amenities, schools, and all that Stockbridge has to offer.

8. 1988-05-31
   soldstatus $72,900
9. 1976-03-01
   soldstatus $36,000

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$411/yr (+$34/mo · 37.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,245
• − Mortgage interest: −$9,243
• − Property taxes: −$1,107
• − Insurance: −$825
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$4,800
• Taxable income: $3,551
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $5,196/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 — Stonecrest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Henry County · 316,359 people
• City population: 106,165
• 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

+302.8% since first listed

9 events — show timeline

• 2025-12-08 Sold (MLS) $145,000 GAMLS
• 2025-11-21 Pending — GAMLS
• 2025-11-18 Pending — FMLS
• 2025-11-04 Price Changed $165,000 FMLS
• 2025-11-04 Price Changed $165,000 GAMLS
• 2025-10-14 Listed $185,000 FMLS
• 2025-10-14 Listed $185,000 GAMLS
• 1988-05-31 Sold (Public Records) $72,900 Public Records
• 1976-03-01 Sold (Public Records) $36,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,107 · -59.7% YoY. Source: county tax records.