1690 Patterson Rd · Hampton, GA 30223

$105,000

3 bd · 1.0 ba · 650 sqft · SingleFamily public records · 328 Days on market

Built 1960 1.83 ac lot $162/sqft · 20% below area Est $131k · 20% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.9/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS HOUSE NEEDS A COMPLETE RENOVATION. 1.83 ACRES ENOUGH ROOM FOR YOUR DREAM HOME. SOLD AS-IS. SELLER NEVER OCCUPIED THE HOUSE. CASH ONLY.

Key facts

• 1.83 acre lot
• Built 1960
• Listed 327 days

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 $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.5% in Hampton — 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 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Griffin-Spalding County (suburban): math 13% / reading 19% proficiency, ranked #151 of 174 in GA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 441 active listings in the ZIP; 342 units permitted in Spalding County in 2024 (0 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.
• Spalding County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $65k; list at $105k implies a 62% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $131,479
• List price: $105,000
• Delta: -20.14%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.34% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,134
• Equity at exit: $15,656

10-year hold

• IRR: 12.6%
• Equity multiple: 2.02×
• Total profit: $29,852
• 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 30223

• Rents YoY: 3.3%
• Active inventory: 441
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $310

Break-even live

Break-even rent $852

Max offer price $105,000

Occupancy floor 70%

Sensitivity live

Price	-10% $369	-5% $340	+0% $310	+5% $280	+10% $250
Rent	-10% $212	-5% $261	+0% $310	+5% $359	+10% $408
Rate	-1.0pp $363	-0.5pp $337	base $310	+0.5pp $283	+1.0pp $255

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: —

Listing history 23 events

1. 2026-06-21
   days on market $105,000 Active 328 DOM
2. 2026-06-18
   days on market $105,000 Active 325 DOM
3. 2026-06-17
   days on market $105,000 Active 324 DOM
4. 2026-06-16
   days on market $105,000 Active 323 DOM
5. 2026-06-15
   days on market $105,000 Active 322 DOM
6. 2026-06-13
   days on market $105,000 Active 320 DOM
7. 2026-06-09
   days on market $105,000 Active 316 DOM
8. 2026-06-08
   days on market $105,000 Active 315 DOM
9. 2026-06-07
   days on market $105,000 Active 314 DOM
10. 2026-06-04
    days on market $105,000 Active 311 DOM
11. 2026-06-03
    days on market $105,000 Active 310 DOM
12. 2026-06-02
    days on market $105,000 Active 309 DOM
13. 2026-06-01
    days on market $105,000 Active 308 DOM
14. 2026-05-31
    days on market $105,000 Active 307 DOM
15. 2025-07-22
    listed $105,000 New 143-char remark

    Show marketing remark (143 chars)

    THIS HOUSE NEEDS A COMPLETE RENOVATION. 1.83 ACRES ENOUGH ROOM FOR YOUR DREAM HOME. SOLD AS-IS. SELLER NEVER OCCUPIED THE HOUSE. CASH ONLY.

16. 2025-06-28
    historical
17. 2024-11-07
    price $115,000
18. 2024-06-28
    listed $125,000 New
19. 2022-03-28
    soldstatus $65,000
20. 2022-03-25
    soldstatus $65,000 Sold
21. 2022-03-02
    status Under Contract
22. 2022-02-14
    listed $63,000 New
23. 2017-03-30
    soldstatus $41,000

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$21/yr (+$2/mo · 2.2%)

ⓘ 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 ≥105°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: $14,932
• − Mortgage interest: −$5,882
• − Property taxes: −$945
• − Insurance: −$525
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$3,055
• Taxable income: $2,136
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,206/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: Griffin-Spalding County
• NCES district ID: 1302520
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $40,895
• Composite: 13.71/100
• National rank: #9496
• State rank: #151 of 174 in GA

Livability — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spalding County · 66,676 people
• City population: 52,402
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,262
• Household income: $59,054
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 1297.0

Population outlook (Spalding County) Hauer SSP2

• Today (2025): 63,015 people
• By 2030: 61,689 · -2.1%
• By 2040: 57,932 · -8.1%
• By 2050: 53,474 · -15.1%
• By 2075: 43,228 · -31.4%
• By 2100: 32,290 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 38% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 6% Korean 1%

Political lean MEDSL · Spalding

• 2024 margin: R (+16.7) · D 41.4% · R 58.1%
• 2008→2024 swing: +2.1pp toward D · 2008: -18.8pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+20.8 2016: R+24.2 2012: R+20.0 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.92%
• Current HPI: 225.7933
• Rent YoY: ▲ 3.34%
• 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

+156.1% since first listed

9 events — show timeline

• 2025-07-22 Listed $105,000 GAMLS
• 2025-06-28 Listing Removed — GAMLS
• 2024-11-07 Price Changed $115,000 GAMLS
• 2024-06-28 Listed $125,000 GAMLS
• 2022-03-28 Sold (Public Records) $65,000 Public Records
• 2022-03-25 Sold (MLS) $65,000 GAMLS
• 2022-03-02 Pending — GAMLS
• 2022-02-14 Listed $63,000 GAMLS
• 2017-03-30 Sold (Public Records) $41,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $945 · -1.1% YoY. Source: county tax records.