185 Old Griffin Rd · McDonough, GA 30253

$105,000

3 bd · 1.0 ba · 1,203 sqft · SingleFamily public records · 6 Days on market

Built 1950 0.25 ac lot Est $148k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 1-bath fixer-upper being sold AS-IS. Conveniently located with easy access to the McDonough Square and I-75, this property features a recently added circular driveway, newer HVAC system, and newer water heater. Great potential for investors or buyers looking to add their personal touch.

Key facts

• Newer water heater
• Easy access to i-75
• Circular driveway

Tags

• CIRCULAR DRIVEWAY
• NEWER HVAC SYSTEM
• NEWER WATER HEATER
• EASY ACCESS TO I-75

Property features AI

Finance

• Other: Lot is a city lot of approximately 0.25 acre
• Financial info: Property sold As-Is
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer (connected); Electricity available
• Home design: Single-family house; Residential property; Built in 1950; One story
• Construction: Block construction; Block foundation; Composition roof
• Exterior features: Front porch

Interior

• Kitchen: No appliances specified
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Crawl space basement; Separate dining room; No built-in kitchen appliances listed; Mud room for laundry/entry
• Laundry & utility: Laundry located in a mud room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 13.7% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; 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: Tussahaw Elementary (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 802 students, 69% FRL); Mcdonough High School (math 4% / reading 27%, grade F, #290 of 424 statewide, top 69%, 1,288 students, 62% FRL) — zoned schools average 65% FRL vs 43% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $105,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.76% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.63%
• DSCR: 2.18
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $147,969
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Washington St	0.33mi	3/1.0	1,168 (-3%)	15mo	$73,000	$63	67
458 Macon St	0.28mi	3/2.0	1,337 (+11%)	1mo	$165,000	$123	64
33 Head St	0.51mi	3/2.0	1,272 (+6%)	4mo	$125,000	$98	60
75 Greenway Ct	0.42mi	3/1.0	1,056 (-12%)	1mo	$129,000	$122	60
117 Tillman Ct	0.47mi	3/2.0	1,118 (-7%)	6mo	$233,000	$208	57
145 Washington St	0.49mi	4/1.5 (+1)	1,275 (+6%)	9mo	$214,000	$168	53
177 Washington Rd	0.54mi	3/2.0	1,276 (+6%)	16mo	$230,000	$180	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: 16.9%
• Equity multiple: 1.65×
• Total profit: $19,206
• Equity at exit: $15,656

10-year hold

• IRR: 23.0%
• Equity multiple: 2.69×
• Total profit: $49,648
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$551
• Tax from tax record: −$210 /mo · $2,522/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $652

Break-even live

Break-even rent $1,018

Max offer price $105,000

Occupancy floor 60%

Sensitivity live

Price	-10% $712	-5% $682	+0% $652	+5% $623	+10% $593
Rent	-10% $507	-5% $580	+0% $652	+5% $725	+10% $798
Rate	-1.0pp $705	-0.5pp $679	base $652	+0.5pp $625	+1.0pp $597

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 R L Stewart Ct McDonough, GA	2.0	2.0	1440	$1,200	$0.83	44d	1	0.39mi
135 Tillman Ct McDonough, GA	3.0	2.0	1206	$1,769	$1.47	3d	1	0.45mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	6d	1	0.59mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	44d	1	0.59mi
257 Rogers St McDonough, GA	2.0	1.0	780	$1,299	$1.67	0d	1	0.66mi
745 Georgia 42 McDonough, GA	2.0	2.0	1320	$1,712	$1.30	44d	1	0.72mi
102 Sable Chase Blvd McDonough, GA	1.0–3.0	1.0–2.0	980	$1,734	$1.77	0d	20	0.78mi
1025 City Park Dr McDonough, GA	2.0	2.0	1500	$1,900	$1.27	44d	1	0.82mi
100 Crossing Blvd McDonough, GA	2.0–3.0	2.0	1271	$2,245	$1.77	20d	15	0.84mi
100 Crossing Blvd #1403 McDonough, GA	1.0–2.0	1.0–2.0	1030	$2,042	$1.98	19d	10	0.84mi
1810 Midcourt Way McDonough, GA	3.0	2.0	1409	$1,840	$1.31	4d	1	0.88mi
1445 Lafayette Sq McDonough, GA	3.0	2.0	1386	$1,724	$1.24	17d	1	0.89mi
1445 Lafayette Sq McDonough, GA	3.0	2.0	1386	$1,724	$1.24	13d	1	0.89mi
155 Cola Welch Pkwy McDonough, GA	2.0–3.0	2.0	1038	$1,643	$1.58	0d	8	0.89mi
205 Bridges Rd McDonough, GA	1.0–3.0	1.0–2.0	1083	$2,166	$2.00	0d	31	0.93mi
1010 Labonte Pkwy #1 McDonough, GA	3.0	2.5	1220	$1,800	$1.48	19d	1	0.95mi
420 Autumn Lake Ct McDonough, GA	3.0	2.0	1238	$1,626	$1.31	22d	1	0.95mi
6035 Creekerton Blvd McDonough, GA	3.0	2.5	1323	$1,550	$1.17	25d	1	0.96mi
2105 Marlin Dr McDonough, GA	3.0	2.0	1400	$1,781	$1.27	6d	1	1.00mi
2125 Marlin Dr McDonough, GA	2.0	2.0	1400	$1,831	$1.31	0d	1	1.00mi
2205 Marlin Dr McDonough, GA	3.0	2.0	1334	$1,831	$1.37	13d	1	1.01mi
1550 Labonte Pkwy McDonough, GA	3.0	2.5	1219	$1,550	$1.27	16d	1	1.02mi
2435 Marlin Dr McDonough, GA	3.0	2.5	1386	$1,781	$1.28	6d	1	1.03mi
100 Woodlawn Park Dr McDonough, GA	1.0–3.0	1.0–2.0	1029	$1,917	$1.86	0d	18	1.03mi
6004 Creekerton Blvd McDonough, GA	3.0	2.5	1461	$1,800	$1.23	19d	1	1.05mi
4115 Mission Way McDonough, GA	3.0	2.5	1282	$1,745	$1.36	6d	1	1.06mi
1000 Overton LOOP McDonough, GA	1.0–3.0	1.0–2.0	1076	$2,100	$1.95	0d	27	1.06mi
337 Autumn Lake Dr McDonough, GA	3.0	2.0	1225	$1,795	$1.47	44d	1	1.06mi
1785 Neighborhood Walk McDonough, GA	3.0	2.0	1369	$1,880	$1.37	2d	1	1.07mi
5295 Tussahaw Xing McDonough, GA	3.0	2.5	1437	$1,765	$1.23	44d	1	1.07mi
2835 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,831	$1.37	25d	1	1.09mi
2845 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,781	$1.34	6d	1	1.09mi
5160 Tussahaw Xing McDonough, GA	3.0	2.5	1313	$1,649	$1.26	17d	1	1.11mi
5115 Towne Park Dr McDonough, GA	3.0	2.0	1448	$1,995	$1.38	11d	1	1.16mi
5115 Towne Park Dr McDonough, GA	3.0	2.0	1448	$1,900	$1.31	44d	1	1.16mi
151 Marians Way McDonough, GA	3.0	2.0	1250	$1,661	$1.33	13d	1	1.19mi
570 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1066	$1,955	$1.83	0d	28	1.20mi
1116 Whisper Wind Dr McDonough, GA	3.0	2.0	1118	$1,890	$1.69	44d	1	1.22mi
551 Racetrack Rd McDonough, GA	3.0	2.0	1400	$1,695	$1.21	44d	1	1.24mi
132 Samanthas Way McDonough, GA	3.0	2.0	1139	$1,600	$1.40	44d	1	1.24mi

Listing history 6 events

1. 2026-06-17
   status $105,000 Under Contract 6 DOM
2. 2026-06-17
   days on market $105,000 New 6 DOM
3. 2026-06-16
   days on market $105,000 New 5 DOM
4. 2026-06-15
   days on market $105,000 New 4 DOM
5. 2026-06-13
   remarks 327-char remark
6. 2026-06-13
   listed $105,000 New 2 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: $2,522 · $210/mo
• Projected year-2 tax: $2,522 · $210/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 · 18 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,130
• − Mortgage interest: −$5,882
• − Property taxes: −$2,522
• − Insurance: −$525
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$3,055
• Taxable income: $6,606
• Est. tax owed @ 24.0%: −$1,585
• After-tax cash flow: $6,243/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 — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonough, GA
• 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

1 event — show timeline

• 2026-06-11 Listed $105,000 GAMLS

Property tax history

+8.9%/yr

Latest (2025): $2,522 · +17.3% YoY. Source: county tax records.