214 Ashland Dr · Stockbridge, GA 30281

$210,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 137 Days on market

Built 1987 $182/sqft · 9% below area Est $230k · 9% under

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +11.5/15.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• 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

PRICE ADJUSTMENT ON THIS MOVE-IN READY RANCH HOME! 100% Financing Programs Available! You will love the covered front porch that leads to the OPEN floor plan w/ Large Great Room & Dining Room, spacious kitchen w/ breakfast bar! Split Bedroom design w/ spacious bedrooms; the Owner's Suite has a private bath & lots of closet space! Nice secondary bedrooms & hall bath! New carpet & LVP flooring throughout the home plus fresh paint! The large laundry room leads out to a great deck for grilling and overlooking the private backyard & storage building! Total Electric & move-in ready! * * Call for financing details & payments less than rent * *

Key facts

• Covered front porch
• Open floor plan
• Split bedroom design

Tags

• COVERED FRONT PORCH
• OPEN FLOOR PLAN
• LARGE GREAT ROOM
• SPACIOUS KITCHEN
• BREAKFAST BAR
• SPLIT BEDROOM DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-23 ($-275/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.5% below list).
• Recommended offer: $177k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Woodland Elementary School (math 21% / reading 22%, grade F, #845 of 1,228 statewide, top 69%, 619 students, 56% FRL); Woodland Middle School (math 20% / reading 30%, grade F, #291 of 470 statewide, top 64%, 705 students, 53% FRL); Woodland High School (math 15% / reading 24%, grade F, #238 of 424 statewide, top 57%, 1,334 students, 42% FRL).
• Market conditions: Rents flat; 611 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 137 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $177,455 (15.5% 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 137 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (median comp): $230,447
• List price: $210,000
• Delta: -8.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Hillcrest Dr	0.14mi	3/2.0	1,280 (+11%)	13mo	$210,000	$164	64
115 Lakeview Dr	0.36mi	3/2.0	1,299 (+13%)	2mo	$155,000	$119	60
385 Lakeshore Dr	0.69mi	3/2.0	1,172 (+2%)	13mo	$208,550	$178	54
214 Pinewood Ln	0.27mi	4/1.0 (+1)	1,236 (+7%)	15mo	$94,900	$77	54
135 Lakeview Dr	0.29mi	3/2.0	1,248 (+8%)	24mo	$232,000	$186	52
135 Greenwood Dr	0.35mi	3/2.0	1,264 (+10%)	19mo	$240,000	$190	52
623 Swan Lake Rd	0.54mi	3/2.0	1,313 (+14%)	15mo	$272,500	$208	39
312 Cedar Ln	0.66mi	3/2.0	1,228 (+7%)	24mo	$191,000	$156	39

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-39,201
• Equity at exit: $31,312

10-year hold

• IRR: -17.3%
• Equity multiple: 0.14×
• Total profit: $-50,614
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-23

Break-even live

Break-even rent $1,804

Max offer price $205,954

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $37	+0% $-23	+5% $-82	+10% $-142
Rent	-10% $-163	-5% $-93	+0% $-23	+5% $47	+10% $117
Rate	-1.0pp $83	-0.5pp $31	base $-23	+0.5pp $-77	+1.0pp $-133

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Wildwood Dr Stockbridge, GA	3.0	1.0	1012	$1,460	$1.44	45d	1	0.25mi
25 Berryman Ln Stockbridge, GA	3.0	2.0	1200	$1,640	$1.37	14d	1	0.29mi
285 Lakeshore Dr Stockbridge, GA	3.0	2.0	1411	$1,895	$1.34	24d	1	0.51mi
70 Summerfield Ct Stockbridge, GA	3.0	2.0	1444	$1,795	$1.24	45d	1	0.88mi
422 Hawthorne Cir Stockbridge, GA	4.0	1.5	1488	$1,756	$1.18	14d	1	1.07mi
479 Lakeshore Dr Stockbridge, GA	3.0	2.0	1281	$1,750	$1.37	7d	1	1.19mi
1069 Estates Ct Stockbridge, GA	3.0	2.0	1476	$1,746	$1.18	45d	1	1.43mi

Listing history 24 events

1. 2026-06-21
   days on market $210,000 Active 137 DOM
2. 2026-06-18
   days on market $210,000 Active 134 DOM
3. 2026-06-17
   days on market $210,000 Active 133 DOM
4. 2026-06-16
   days on market $210,000 Active 132 DOM
5. 2026-06-15
   days on market $210,000 Active 131 DOM
6. 2026-06-13
   statusdays on market $210,000 Active 129 DOM
7. 2026-06-10
   remarks 661-char remark
8. 2026-06-10
   pricestatus $210,000 Price Change 125 DOM
9. 2026-06-09
   days on market $215,000 Active 125 DOM
10. 2026-06-08
    days on market $215,000 Active 124 DOM
11. 2026-06-07
    days on market $215,000 Active 123 DOM
12. 2026-06-04
    days on market $215,000 Active 120 DOM
13. 2026-06-03
    days on market $215,000 Active 119 DOM
14. 2026-06-02
    days on market $215,000 Active 118 DOM
15. 2026-06-01
    days on market $215,000 Active 117 DOM
16. 2026-05-31
    days on market $215,000 Active 116 DOM
17. 2026-04-30
    historical
18. 2026-02-23
    listed $215,000 Active
19. 2026-02-03
    historical
20. 2026-01-30
    listed $215,000 New
21. 2025-08-11
    listed $215,000 New
22. 2025-05-05
    historical $1,600
23. 2024-11-26
    listed $1,600
24. 2023-06-30
    historical

ⓘ 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: $2,832 · $236/mo
• Projected year-2 tax: $2,832 · $236/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 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $21,295
• − Mortgage interest: −$11,763
• − Property taxes: −$2,832
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$6,109
• Taxable loss: −$3,867
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $653/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

+13337.5% since first listed

8 events — show timeline

• 2026-04-30 Listing Removed — FMLS
• 2026-02-23 Listed $215,000 FMLS
• 2026-02-03 Listing Removed — GAMLS
• 2026-01-30 Listed $215,000 GAMLS
• 2025-08-11 Listed $215,000 GAMLS
• 2025-05-05 Rental Removed $1,600 GAMLS
• 2024-11-26 Listed for Rent $1,600 GAMLS
• 2023-06-30 Rental Removed — GAMLS

Property tax history

+4.4%/yr

Latest (2025): $2,832 · -3.1% YoY. Source: county tax records.