211 Clark Rd · Griffin, GA 30224

$245,000

3 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 85 Days on market

Built 1976 0.64 ac lot $148/sqft · 15% below area Est $288k · 15% 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).

• ARV discount +14.2/15.0
• Cash flow +12.1/30.0
• DSCR +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It’s the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

Key facts

• Large shade trees
• Newer roof
• Fresh interior paint

Tags

• LARGE SHADE TREES
• ESTABLISHED LANDSCAPING
• NEWER ROOF
• NEWER HVAC SYSTEM
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-53 ($-638/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (24.5% below list).
• Recommended offer: $185k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Crescent Road Elementary School (math 32% / reading 37%, grade F, #531 of 1,228 statewide, top 45%, 418 students, 67% FRL); Rehoboth Road Middle School (math 17% / reading 29%, grade F, #321 of 470 statewide, top 69%, 615 students, 67% FRL); Spalding High School (math 11% / reading 25%, grade F, #258 of 424 statewide, top 62%, 1,252 students, 67% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 236 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 342 units permitted in Spalding County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 85 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $245k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 37% 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 $184,895 (24.5% 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 85 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (median comp): $288,019
• List price: $245,000
• Delta: -14.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Clark Rd	0.00mi	3/2.0	1,658 (0%)	0mo	$239,000	$144	100
110 Meadow Lane Dr	0.06mi	3/2.0	1,529 (-8%)	2mo	$245,000	$160	83
1522 Zebulon Rd	0.33mi	3/2.0	1,500 (-10%)	2mo	$229,900	$153	67
15 Laurelwood Cir	0.42mi	3/2.0	1,757 (+6%)	12mo	$290,000	$165	61
1612 Beville Dr	0.70mi	3/2.0	1,656 (-0%)	10mo	$318,000	$192	59
146 Oakdale Rd	0.24mi	3/2.0	1,455 (-12%)	13mo	$277,000	$190	58
114 Mcethel Dr	0.49mi	3/2.0	1,874 (+13%)	12mo	$450,000	$240	46

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: -19.5%
• Equity multiple: 0.33×
• Total profit: $-46,064
• Equity at exit: $36,530

10-year hold

• IRR: -15.5%
• Equity multiple: 0.18×
• Total profit: $-56,312
• Equity at exit: $21,183

Cash invested: $68,600 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-53

Break-even live

Break-even rent $1,916

Max offer price $235,604

Occupancy floor 98%

Sensitivity live

Price	-10% $86	-5% $16	+0% $-53	+5% $-123	+10% $-192
Rent	-10% $-199	-5% $-126	+0% $-53	+5% $20	+10% $93
Rate	-1.0pp $70	-0.5pp $9	base $-53	+0.5pp $-117	+1.0pp $-181

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Red Wolf Rd Griffin, GA	3.0	2.5	1516	$1,495	$0.99	12d	1	0.84mi
331 Red Wolf Rd Griffin, GA	3.0	2.5	1516	$1,495	$0.99	12d	1	0.85mi
200 Timber Wolf Trl Griffin, GA	3.0	2.5	1591	$1,595	$1.00	45d	1	0.88mi
204 Timber Wolf Trl Griffin, GA	3.0	2.5	1591	$1,595	$1.00	45d	1	0.88mi
106 Ison Woods Ct Griffin, GA	4.0	2.5	1801	$2,400	$1.33	0d	1	1.12mi
103 Huntington Ter Griffin, GA	4.0	2.5	1842	$2,220	$1.21	17d	1	1.20mi

Listing history 18 events

1. 2026-05-14
   status Pending 858-char remark

   Show marketing remark (852 chars)

   Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It's the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

2. 2026-05-14
   status Under Contract 852-char remark

   Show marketing remark (852 chars)

   Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It's the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

3. 2026-03-18
   price $245,000 858-char remark

   Show marketing remark (852 chars)

   Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It's the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

4. 2026-03-18
   price $245,000 852-char remark

   Show marketing remark (852 chars)

   Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It's the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

5. 2026-03-09
   price $250,000 858-char remark

   Show marketing remark (852 chars)

   Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It's the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

6. 2026-03-09
   price $250,000 852-char remark

   Show marketing remark (852 chars)

   Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It's the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

7. 2026-02-26
   price $255,000 858-char remark

   Show marketing remark (852 chars)

   Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It's the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

8. 2026-02-26
   price $255,000 852-char remark

   Show marketing remark (852 chars)

   Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It's the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

9. 2026-02-18
   listed $260,000 Active 858-char remark

   Show marketing remark (858 chars)

   Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It’s the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

10. 2026-02-17
    listed $260,000 New 852-char remark

    Show marketing remark (852 chars)

    Located in a well-established area of Griffin, this all-brick home offers a convenient setting with quick access to town while maintaining a quiet, neighborhood feel. The curb appeal starts immediately with a beautiful, mature yard featuring large shade trees and established landscaping that create a timeless, inviting presence. It's the kind of setting that takes years to grow. The home itself is where the low maintenance truly shines. With a newer roof, newer HVAC system, and fresh interior and exterior paint, the major components have already been addressed. All-brick construction adds durability and long-term peace of mind, and the home has been well cared for throughout. This is a solid property in a desirable, established area with meaningful updates already completed and a strong overall presentation from the street to the structure.

11. 2014-01-07
    price $80,000
12. 2013-12-20
    soldstatus $80,000 Sold
13. 2013-11-27
    status Under Contract
14. 2013-11-27
    price $82,500
15. 2013-11-08
    price $82,500 Reduced
16. 2013-10-07
    price $89,000 Reduced
17. 2013-09-04
    listed $98,900 New
18. 2006-12-08
    soldstatus $119,200

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$730/yr (+$61/mo · 47.9%)

ⓘ 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 37% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,187
• − Mortgage interest: −$13,724
• − Property taxes: −$1,524
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$7,127
• Taxable loss: −$4,962
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $553/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

• 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

+105.5% since first listed

18 events — show timeline

• 2026-05-14 Pending — EABOR
• 2026-05-14 Pending — GAMLS
• 2026-03-18 Price Changed $245,000 EABOR
• 2026-03-18 Price Changed $245,000 GAMLS
• 2026-03-09 Price Changed $250,000 EABOR
• 2026-03-09 Price Changed $250,000 GAMLS
• 2026-02-26 Price Changed $255,000 EABOR
• 2026-02-26 Price Changed $255,000 GAMLS
• 2026-02-18 Listed $260,000 EABOR
• 2026-02-17 Listed $260,000 GAMLS
• 2014-01-07 Price Changed $80,000 GAMLS
• 2013-12-20 Sold (MLS) $80,000 GAMLS
• 2013-11-27 Pending — GAMLS
• 2013-11-27 Price Changed $82,500 GAMLS
• 2013-11-08 Price Changed $82,500 GAMLS
• 2013-10-07 Price Changed $89,000 GAMLS
• 2013-09-04 Listed $98,900 GAMLS
• 2006-12-08 Sold (Public Records) $119,200 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,524 · -0.8% YoY. Source: county tax records.