325 Highland Dr · Stockbridge, GA 30253

$199,900

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 40 Days on market

Built 1986 $123/sqft · 21% below area Est $253k · 21% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.5/10.0
• 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 MLS

Welcome home to this inviting 4-bedroom, 2-bath ranch offering 1,624 sq ft of comfortable onelevel living in the established Meadowbrook community. Built in 1986 and wellmaintained, this home features an easy-flow layout with spacious rooms, central heating and air, and classic finishes throughout. Enjoy outdoor living with a concrete patio, open front porch, and a wood deck-perfect for relaxing or entertaining. Situated on a residential lot in an established neighborhood, this property offers the convenience of being just minutes from shopping, dining, and major routes, while still tucked away in a peaceful setting.

Key facts

• Wood deck
• Concrete patio
• Open front porch

Tags

• CONCRETE PATIO
• OPEN FRONT PORCH
• WOOD DECK
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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); 682 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 34% 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

• It's been on market 40 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $19k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $101k; list at $200k implies a 98% 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.15% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (median comp): $252,635
• List price: $199,900
• Delta: -20.87%
• 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
325 Highland Dr	0.00mi	4/2.0 (+1)	1,624 (0%)	1mo	$199,900	$123	94
81 Tunis Rd	0.30mi	3/1.5	1,570 (-3%)	0mo	$178,500	$114	78
304 Tunis Rd	0.31mi	4/3.0 (+1)	1,627 (+0%)	6mo	$260,000	$160	71
222 Eagles Crest Ct	0.45mi	3/2.0	1,484 (-9%)	1mo	$256,000	$173	64
245 Pleasant Valley Rd	0.36mi	3/2.0	1,788 (+10%)	5mo	$255,000	$143	62
464 Meadowbrook Dr	0.31mi	3/2.0	1,784 (+10%)	11mo	$250,000	$140	60
90 Sunset Rd	0.59mi	3/2.0	1,512 (-7%)	8mo	$232,000	$153	54
205 Summerfield Ln	0.44mi	3/2.0	1,407 (-13%)	5mo	$259,999	$185	53
1439 Wilshire Way	0.74mi	3/2.0	1,492 (-8%)	2mo	$270,000	$181	51
163 Summerfield Dr	0.51mi	4/2.0 (+1)	1,806 (+11%)	6mo	$270,000	$150	47
155 Meadowbrook Dr	0.63mi	3/2.0	1,488 (-8%)	12mo	$235,000	$158	46
152 Summerfield Dr	0.58mi	3/2.0	1,388 (-14%)	13mo	$249,900	$180	38

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-9,355
• Equity at exit: $29,806

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $4,230
• Equity at exit: $17,284

Cash invested: $55,972 (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: 682
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$213 /mo · $2,560/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $467

Break-even live

Break-even rent $1,702

Max offer price $199,900

Occupancy floor 75%

Sensitivity live

Price	-10% $580	-5% $524	+0% $467	+5% $410	+10% $354
Rent	-10% $286	-5% $376	+0% $467	+5% $558	+10% $648
Rate	-1.0pp $568	-0.5pp $518	base $467	+0.5pp $415	+1.0pp $363

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Wake Rd McDonough, GA	3.0	2.0	1247	$1,745	$1.40	13d	1	0.16mi
55 Sunnybrook Dr McDonough, GA	4.0	2.0	1152	$1,605	$1.39	17d	1	0.23mi
431 Avocet Sea Ln McDonough, GA	4.0	2.5	1854	$2,645	$1.43	45d	1	0.24mi
460 Avocet Sea Ln McDonough, GA	4.0	2.5	1833	$2,655	$1.45	45d	1	0.26mi
525 Fiery Warbler St McDonough, GA	4.0	2.5	2228	$3,200	$1.44	45d	1	0.28mi
632 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,945	$1.53	26d	1	0.31mi
418 Kenley Ct McDonough, GA	2.0	2.0	1737	$2,000	$1.15	45d	1	0.32mi
713 Holiday Birch Pass McDonough, GA	4.0	2.5	1931	$2,845	$1.47	22d	1	0.33mi
609 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,920	$1.51	26d	1	0.34mi
145 Highland Dr McDonough, GA	3.0	1.5	1450	$1,605	$1.11	45d	1	0.34mi
601 Verdant Crane Ct McDonough, GA	3.0	2.5	1830	$3,020	$1.65	26d	1	0.35mi
608 Verdant Crane Ct McDonough, GA	4.0	2.5	1931	$2,945	$1.53	45d	1	0.37mi
271 Meadowbrook Dr McDonough, GA	3.0	2.0	1465	$1,811	$1.24	26d	1	0.45mi
120 Eagles Crest Ln McDonough, GA	3.0	2.0	1427	$1,760	$1.23	45d	1	0.46mi
206 Eagles Crest Ct McDonough, GA	3.0	2.0	1558	$2,080	$1.34	6d	1	0.47mi
1427 Wilshire Way McDonough, GA	3.0	2.0	1485	$1,719	$1.16	45d	1	0.70mi
1285 Winwood Dr McDonough, GA	3.0	2.0	1510	$1,850	$1.23	45d	1	0.71mi
1447 Wilshire Way McDonough, GA	3.0	2.0	1492	$1,935	$1.30	13d	1	0.74mi
483 Chase Marion Way McDonough, GA	4.0	2.5	1800	$1,855	$1.03	45d	1	0.91mi
300 Argento Dr McDonough, GA	1.0–3.0	1.0–2.0	1115	$2,499	$2.24	1d	39	1.04mi
155 Greenland Dr McDonough, GA	3.0	2.0	1608	$1,800	$1.12	26d	1	1.05mi
250 Foster Dr McDonough, GA	2.0–3.0	2.5	1510	$3,306	$2.19	0d	33	1.09mi
237 Grayson Trl McDonough, GA	3.0	2.5	1579	$2,155	$1.36	7d	1	1.11mi
190 Greenland Dr McDonough, GA	4.0	2.0	2186	$2,368	$1.08	1d	1	1.13mi
1331 Vine Cir McDonough, GA	3.0	2.0	1474	$1,820	$1.23	45d	1	1.13mi
269 Grayson Trl McDonough, GA	3.0	2.5	1696	$2,300	$1.36	12d	1	1.17mi
160 Windy Cir McDonough, GA	4.0	2.5	2225	$1,650	$0.74	45d	1	1.19mi
2153 Jodeco Rd McDonough, GA	3.0–4.0	2.5–3.5	2075	$2,750	$1.32	1d	33	1.20mi
416 Heathcliff Ct McDonough, GA	3.0	2.5	2232	$1,995	$0.89	0d	1	1.23mi
1310 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	1069	$2,275	$2.13	1d	41	1.33mi
654 Highpoint Way McDonough, GA	4.0	2.5	2000	$2,330	$1.17	0d	1	1.35mi
270 Wynbrook Dr McDonough, GA	4.0	2.5	1896	$2,211	$1.17	45d	1	1.43mi
449 Plantation Ct Stockbridge, GA	4.0	2.5	1819	$2,000	$1.10	45d	1	1.44mi
360 White Tail Rd McDonough, GA	3.0	2.5	1579	$2,014	$1.28	45d	1	1.50mi

Listing history 23 events

1. 2026-05-04
   status Under Contract 625-char remark

   Show marketing remark (625 chars)

   Welcome home to this inviting 4-bedroom, 2-bath ranch offering 1,624 sq ft of comfortable onelevel living in the established Meadowbrook community. Built in 1986 and wellmaintained, this home features an easy-flow layout with spacious rooms, central heating and air, and classic finishes throughout. Enjoy outdoor living with a concrete patio, open front porch, and a wood deck-perfect for relaxing or entertaining. Situated on a residential lot in an established neighborhood, this property offers the convenience of being just minutes from shopping, dining, and major routes, while still tucked away in a peaceful setting.

2. 2026-04-21
   price $199,900 625-char remark

   Show marketing remark (625 chars)

   Welcome home to this inviting 4-bedroom, 2-bath ranch offering 1,624 sq ft of comfortable onelevel living in the established Meadowbrook community. Built in 1986 and wellmaintained, this home features an easy-flow layout with spacious rooms, central heating and air, and classic finishes throughout. Enjoy outdoor living with a concrete patio, open front porch, and a wood deck-perfect for relaxing or entertaining. Situated on a residential lot in an established neighborhood, this property offers the convenience of being just minutes from shopping, dining, and major routes, while still tucked away in a peaceful setting.

3. 2026-03-23
   listed $219,000 New 625-char remark

   Show marketing remark (625 chars)

   Welcome home to this inviting 4-bedroom, 2-bath ranch offering 1,624 sq ft of comfortable onelevel living in the established Meadowbrook community. Built in 1986 and wellmaintained, this home features an easy-flow layout with spacious rooms, central heating and air, and classic finishes throughout. Enjoy outdoor living with a concrete patio, open front porch, and a wood deck-perfect for relaxing or entertaining. Situated on a residential lot in an established neighborhood, this property offers the convenience of being just minutes from shopping, dining, and major routes, while still tucked away in a peaceful setting.

4. 2025-02-12
   historical
5. 2025-01-24
   status Back On Market
6. 2024-12-04
   status Under Contract
7. 2024-11-11
   listed $230,000 New
8. 2024-10-30
   historical
9. 2024-08-27
   historical
10. 2024-07-30
    price $230,000
11. 2024-07-15
    status Back On Market
12. 2024-07-09
    status Under Contract
13. 2024-06-17
    price $239,900
14. 2024-06-10
    price $244,900
15. 2024-06-05
    status Back On Market
16. 2024-06-01
    status Under Contract
17. 2024-05-27
    listed $230,000 New
18. 2024-05-27
    listed $249,900 New
19. 2009-02-20
    soldstatus $101,189
20. 1999-08-09
    soldstatus $83,600
21. 1994-09-20
    soldstatus $63,020
22. 1987-05-10
    soldstatus $59,000
23. 1986-03-01
    soldstatus $17,000

ⓘ 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: $2,560 · $213/mo
• Projected year-2 tax: $2,560 · $213/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 · 17 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: $27,523
• − Mortgage interest: −$11,198
• − Property taxes: −$2,560
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$5,815
• Taxable income: $2,548
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $4,993/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): 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

+1075.9% since first listed

23 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-04-21 Price Changed $199,900 GAMLS
• 2026-03-23 Listed $219,000 GAMLS
• 2025-02-12 Listing Removed — GAMLS
• 2025-01-24 Relisted — GAMLS
• 2024-12-04 Pending — GAMLS
• 2024-11-11 Listed $230,000 GAMLS
• 2024-10-30 Listing Removed — GAMLS
• 2024-08-27 Listing Removed — GAMLS
• 2024-07-30 Price Changed $230,000 GAMLS
• 2024-07-15 Relisted — GAMLS
• 2024-07-09 Pending — GAMLS
• 2024-06-17 Price Changed $239,900 GAMLS
• 2024-06-10 Price Changed $244,900 GAMLS
• 2024-06-05 Relisted — GAMLS
• 2024-06-01 Pending — GAMLS
• 2024-05-27 Listed $249,900 GAMLS
• 2024-05-27 Listed $230,000 GAMLS
• 2009-02-20 Sold (Public Records) $101,189 Public Records
• 1999-08-09 Sold (Public Records) $83,600 Public Records
• 1994-09-20 Sold (Public Records) $63,020 Public Records
• 1987-05-10 Sold (Public Records) $59,000 Public Records
• 1986-03-01 Sold (Public Records) $17,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,560 · -3.5% YoY. Source: county tax records.