827 Hammock St · Griffin, GA 30224

$150,000

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 11 Days on market

Built 1960 9,583 sqft lot Est $165k · 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 +15.6/30.0
• ARV discount +11.7/15.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

GREAT PROPERTY FOR FIRST TIME HOME BUYER OR INVESTOR. MOVE-IN READY WITH ALL APPLIANCES STAYING WITH THE SALE OF THE PROPERTY. CONVENIENT LOCATION FOR ACTIVITIES. DON'T MISS OUT ON THIS OPPORTUNITY, CALL TODAY.

Key facts

• 9,583 sq ft lot
• Built 1960
• Listed 11 days

Property features AI

Finance

• Other: Listing terms: Cash or Conventional
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single-family house; One-level (single story); Resale property
• Construction: Built in 1960; Vinyl siding; Composition roof; House structure
• Exterior features: City lot; Level lot; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Separate shower; Family room
• Laundry & utility: Washer and dryer; Electric water heater; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $62 ($747/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (16.7% below list).
• Recommended offer: $125k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.3% in Griffin — 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 54/100 on livability (#529 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime 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.
• Zoned schools: Atkinson Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 431 students, 98% FRL); Cowan Road Middle School (math 8% / reading 14%, grade F, #426 of 470 statewide, top 91%, 543 students, 98% FRL); Griffin High School (math 7% / reading 19%, grade F, #331 of 424 statewide, top 78%, 1,498 students, 98% FRL) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 236 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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 $14k; list at $150k implies a 971% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% 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 $124,947 (16.7% below list)

Questions for the listing agent

1. Built in 1960 — 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 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?
4. Crime grade is F 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. 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?
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: 0.83% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $165,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Palace St	0.41mi	2/2.0	1,178 (-3%)	5mo	$196,000	$166	68
822 W Broad St	0.20mi	3/2.0 (+1)	1,166 (-4%)	9mo	$169,000	$145	67
210 N 19th St	0.37mi	3/2.0 (+1)	1,104 (-9%)	1mo	$155,000	$140	58
1123 Drewery Ave	0.46mi	2/1.0	1,064 (-12%)	1mo	$145,000	$136	57
1024 Lake Ave	0.26mi	3/2.0 (+1)	1,344 (+10%)	6mo	$90,000	$67	56
1332 Pleasant Ave	0.55mi	2/1.0	1,124 (-8%)	10mo	$153,000	$136	53
209 W Tinsley St	0.61mi	2/2.0	1,320 (+9%)	1mo	$127,000	$96	53
203 Hillside Cir	0.56mi	2/1.0	1,053 (-13%)	6mo	$85,000	$81	47
229 Willow St	0.70mi	2/1.0	1,108 (-9%)	9mo	$70,000	$63	45
320 S 12th St	0.59mi	3/2.0 (+1)	1,387 (+14%)	5mo	$265,000	$191	36
1054 W College Ext St	0.67mi	3/1.0 (+1)	1,053 (-13%)	8mo	$149,900	$142	35
1050 W College Ext St	0.67mi	3/2.0 (+1)	1,394 (+15%)	9mo	$142,000	$102	28

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-22,345
• Equity at exit: $22,365

10-year hold

• IRR: -9.2%
• Equity multiple: 0.47×
• Total profit: $-22,326
• Equity at exit: $12,969

Cash invested: $42,000 (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 30224

• Rents YoY: 1.4%
• Active inventory: 236
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$787
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $62

Break-even live

Break-even rent $1,171

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $147	-5% $105	+0% $62	+5% $20	+10% $-23
Rent	-10% $-36	-5% $13	+0% $62	+5% $112	+10% $161
Rate	-1.0pp $138	-0.5pp $100	base $62	+0.5pp $23	+1.0pp $-16

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Ray St Griffin, GA	2.0	1.0	788	$1,300	$1.65	45d	1	0.12mi
353 N 13th St Unit 353 Griffin, GA	2.0	1.0	1059	$950	$0.90	25d	1	0.14mi
363 N 16th St Griffin, GA	3.0	2.0	1300	$1,550	$1.19	46d	1	0.14mi
813 W Quilly St Griffin, GA	2.0	1.0	838	$1,200	$1.43	6d	1	0.21mi
732 Williams St Griffin, GA	2.0	1.0	1287	$1,200	$0.93	6d	1	0.22mi
731 Williams St Unit A Griffin, GA	1.0	1.0	770	$800	$1.04	45d	1	0.24mi
708 Ellis St Griffin, GA	2.0	1.0	768	$1,000	$1.30	4d	1	0.26mi
358 N 19th St Apt E Griffin, GA	2.0	1.0	936	$1,025	$1.10	0d	1	0.33mi
358 N 19th St Unit 358E Griffin, GA	2.0	1.5	896	$1,025	$1.14	0d	1	0.33mi
419 N 18th St Unit F Griffin, GA	2.0	1.0	865	$1,050	$1.21	25d	1	0.34mi
419 N 18th St Griffin, GA	2.0	1.0	865	$1,050	$1.21	20d	1	0.34mi
502 W Broadway St Griffin, GA	1.0–2.0	1.0–2.0	1133	$1,745	$1.54	0d	17	0.35mi
415 N 18th St Unit 417 D Griffin, GA	2.0	1.0	865	$1,050	$1.21	45d	1	0.35mi
356 N 19th St Griffin, GA	2.0	1.5	896	$995	$1.11	0d	1	0.36mi
614 W Solomon St Griffin, GA	1.0	1.0	1404	$799	$0.57	25d	1	0.37mi
519 W Cherry St Griffin, GA	2.0	1.0	864	$1,100	$1.27	0d	1	0.41mi
503 Wheeler St Griffin, GA	2.0	1.0	1028	$1,250	$1.22	45d	1	0.43mi
315 W Chappell St Unit 317 Griffin, GA	2.0	1.0	980	$900	$0.92	25d	1	0.48mi
738 W Poplar St Unit 4 Griffin, GA	1.0	1.0	755	$600	$0.79	11d	1	0.50mi
614 W Poplar St Griffin, GA	3.0	1.0	1100	$1,100	$1.00	0d	1	0.52mi
614 W Poplar St Griffin, GA	3.0	1.0	1100	$1,100	$1.00	23d	1	0.52mi
616 W Poplar St Unit 1 Griffin, GA	1.0	1.0	900	$595	$0.66	23d	1	0.53mi
215 Hillside Cir Griffin, GA	2.0	1.0	1002	$975	$0.97	25d	1	0.56mi
217 W Central Ave Unit B Griffin, GA	2.0	1.0	750	$995	$1.33	6d	1	0.57mi
207 Hillside Cir Griffin, GA	3.0	1.0	1054	$1,100	$1.04	23d	1	0.57mi
617 Meriwether St Griffin, GA	1.0–2.0	1.0	745	$1,481	$1.99	0d	4	0.62mi
521 Meriwether St Apt C Griffin, GA	2.0	1.0	800	$1,150	$1.44	45d	1	0.62mi
521 Meriwether St Unit A Triplex Griffin, GA	2.0	1.0	850	$1,250	$1.47	45d	1	0.62mi
521 Meriwether St Unit C Triplex Griffin, GA	2.0	1.0	800	$1,200	$1.50	45d	1	0.62mi
416 W Poplar St Griffin, GA	1.0–2.0	1.0	925	$1,436	$1.55	0d	4	0.62mi
308 N 8th St Griffin, GA	3.0	2.0	1150	$1,350	$1.17	12d	1	0.63mi
205 W Cherry St Griffin, GA	2.0	1.0	972	$950	$0.98	4d	1	0.63mi
422 Meriwether St Unit 2 Griffin, GA	3.0	2.0	1100	$1,250	$1.14	14d	1	0.66mi
413 N Hill St Unit B Griffin, GA	2.0	1.0	792	$875	$1.10	5d	1	0.69mi
1128 W College St Unit A-1 Model Unit Griffin, GA	2.0	1.0	900	$1,250	$1.39	45d	1	0.71mi
212 Alabama St Griffin, GA	2.0	1.0	728	$995	$1.37	45d	1	0.72mi
133 S Hill St Unit 201 Griffin, GA	2.0	1.0	1350	$1,299	$0.96	45d	1	0.78mi
1320 N Cherokee Ave Griffin, GA	3.0	2.0	1468	$1,611	$1.10	14d	1	0.81mi
816 Lane St Griffin, GA	3.0	2.0	1120	$1,300	$1.16	45d	1	0.83mi
1104 Meriwether St Griffin, GA	2.0	1.0	806	$915	$1.14	25d	1	0.91mi

Listing history 11 events

1. 2026-06-21
   days on market $150,000 Active 11 DOM
2. 2026-06-18
   statusdays on market $150,000 Active 8 DOM
3. 2026-06-17
   remarks 211-char remark
4. 2026-06-17
   days on market $150,000 Back On Market 7 DOM
5. 2026-06-16
   remarks 192-char remark
6. 2026-06-16
   statusdays on market $150,000 Back On Market 6 DOM
7. 2026-06-04
   status $150,000 Under Contract 5 DOM
8. 2026-06-03
   days on market $150,000 New 5 DOM
9. 2026-06-02
   days on market $150,000 New 4 DOM
10. 2026-06-01
    days on market $150,000 New 3 DOM
11. 2026-05-31
    days on market $150,000 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: $908 · $76/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$472/yr (+$39/mo · 52.0%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $14,994
• − Mortgage interest: −$8,402
• − Property taxes: −$908
• − Insurance: −$750
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$4,364
• Taxable loss: −$1,829
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $1,186/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 — Griffin

• Score: 54/100
• State rank: #529
• US rank: #23746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Griffin, GA
• County: Spalding County · 66,676 people
• City population: 28,414
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,414
• Household income: $70,216
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 735.0

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: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Serbian 1% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -181.83%
• Current HPI: 232.3039
• Rent YoY: ▲ 1.42%
• 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

+581.8% since first listed

14 events — show timeline

• 2026-05-20 Listed $150,000 GAMLS
• 2020-01-01 Listing Removed — GAMLS
• 2019-06-14 Listed $60,000 GAMLS
• 2019-06-04 Listing Removed — GAMLS
• 2019-04-07 Listed $70,000 GAMLS
• 2019-02-21 Listing Removed — GAMLS
• 2018-11-21 Listed $70,000 GAMLS
• 2018-09-17 Listing Removed — GAMLS
• 2018-02-17 Listed $62,000 GAMLS
• 2017-03-27 Sold (MLS) $14,000 CGMLS
• 2017-03-27 Sold (MLS) $14,000 GAMLS
• 2017-03-08 Pending — GAMLS
• 2017-03-05 Listed $14,000 CGMLS
• 2017-03-01 Listed $22,000 GAMLS

Property tax history

-1.5%/yr

Latest (2025): $908 · +6.9% YoY. Source: county tax records.