125 Pleasant Valley Rd · Stockbridge, GA 30253

$115,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 2 Days on market

Built 1981 1,742 sqft lot Est $169k · 32% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Special in a Desirable McDonough Location! This fixer-upper offers tremendous potential for investors, renovators, or buyers looking to create their own vision. Situated in an established area with strong demand, this property is ready for renovation and priced accordingly. With good bones, a desirable location, and significant upside potential, this home is ideal for a fix-and-flip, rental property, or long-term investment. Bring your contractor and imagination—opportunities at this price point are becoming increasingly difficult to find. Property is being sold As-Is.

Key facts

• Rental property
• Ready for renovation
• Fix-and-flip

Tags

• FIXER-UPPER
• READY FOR RENOVATION
• GOOD BONES
• SIGNIFICANT UPSIDE POTENTIAL
• FIX-AND-FLIP
• RENTAL PROPERTY

Property features AI

Exterior

• Parking: Carport (1 carport space)
• Utilities: Public water; Septic sewer; Electricity available; Cable available
• Home design: One-level home; Brick 4 sides construction; Resale property; Crawl space foundation (combination foundation details)
• Construction: Composition roof; Combination foundation; Brick exterior
• Exterior features: Rain gutters; Storage space / outbuilding on property; Deck; Fenced yard

Interior

• Kitchen: Eat-in kitchen with cabinets
• Bedrooms: Three main-level bedrooms; Master bedroom on main
• Bathrooms: One full bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: High speed internet available; Shutters on windows; No shared/common walls
• Laundry & utility: Laundry located in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 15.6% 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, 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); 684 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $115k implies a 234% 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 $115,000

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: 1.73% ✓
• Cap rate: 15.57%
• Cash-on-cash: 33.15%
• DSCR: 2.47
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $169,125
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
360 Meadowbrook Dr	0.16mi	2/1.0 (-1)	1,077 (+5%)	2mo	$177,999	$165	78
70 Meadowbrook Dr	0.41mi	3/1.0	912 (-11%)	7mo	$135,000	$148	56
146 Highland Cir	0.34mi	2/2.0 (-1)	1,172 (+14%)	8mo	$199,000	$170	44

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: 25.1%
• Equity multiple: 2.00×
• Total profit: $32,151
• Equity at exit: $17,147

10-year hold

• IRR: 31.1%
• Equity multiple: 3.43×
• Total profit: $78,266
• Equity at exit: $9,943

Cash invested: $32,200 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 684
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$603
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $890

Break-even live

Break-even rent $862

Max offer price $115,000

Occupancy floor 50%

Sensitivity live

Price	-10% $955	-5% $922	+0% $890	+5% $857	+10% $824
Rent	-10% $732	-5% $811	+0% $890	+5% $968	+10% $1,047
Rate	-1.0pp $947	-0.5pp $919	base $890	+0.5pp $860	+1.0pp $829

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Meadowbrook Dr McDonough, GA	3.0	2.0	1465	$1,811	$1.24	25d	1	0.11mi
50 Wake Rd McDonough, GA	3.0	2.0	1247	$1,745	$1.40	12d	1	0.27mi
145 Highland Dr McDonough, GA	3.0	1.5	1450	$1,605	$1.11	44d	1	0.28mi
55 Sunnybrook Dr McDonough, GA	4.0	2.0	1152	$1,605	$1.39	16d	1	0.49mi
120 Eagles Crest Ln McDonough, GA	3.0	2.0	1427	$1,760	$1.23	44d	1	0.61mi
300 Argento Dr McDonough, GA	1.0–3.0	1.0–2.0	1115	$2,499	$2.24	0d	39	0.75mi
250 Foster Dr McDonough, GA	2.0–3.0	2.5	1510	$3,306	$2.19	0d	34	0.81mi
1427 Wilshire Way McDonough, GA	3.0	2.0	1485	$1,719	$1.16	44d	1	1.04mi
1447 Wilshire Way McDonough, GA	3.0	2.0	1492	$1,935	$1.30	12d	1	1.08mi
1310 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	1069	$2,275	$2.13	0d	41	1.14mi
2080 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	1048	$2,561	$2.44	4d	16	1.24mi
1200 Town Centre Village Dr McDonough, GA	1.0–3.0	1.0–2.0	1096	$2,168	$1.98	0d	19	1.34mi
1331 Vine Cir McDonough, GA	3.0	2.0	1474	$1,820	$1.23	44d	1	1.46mi
1395 Town Center Village Dr McDonough, GA	1.0–3.0	1.0–2.0	1099	$2,047	$1.86	0d	12	1.48mi

Listing history 3 events

1. 2026-06-21
   statusdays on market $115,000 Pending 2 DOM
2. 2026-06-17
   remarks 584-char remark
3. 2026-06-17
   listed $115,000 Active 1 DOM

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$694/yr (+$58/mo · 190.7%)

ⓘ 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: $23,861
• − Mortgage interest: −$6,442
• − Property taxes: −$364
• − Insurance: −$575
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$3,345
• Taxable income: $9,317
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $8,438/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
• 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

+234.3% since first listed

2 events — show timeline

• 2026-06-17 Listed $115,000 FMLS
• 1981-07-01 Sold (Public Records) $34,400 Public Records

Property tax history

+1.2%/yr

Latest (2025): $364 · +0.0% YoY. Source: county tax records.