963 E Solomon St · Griffin, GA 30223

$96,000

3 bd · 1.0 ba · 1,750 sqft · SingleFamily public records · 71 Days on market

Built 1948 8,712 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A MUST SEE! A well maintained and updated 3 bedroom and 1 bathroom home located minutes away from the downtown Griffin area! This wonderful home features a large level private fenced backyard with storage/utility building and screened in back porch, a spacious kitchen with a breakfast area, large dining room, living/family room with plenty of natural light from the bay window, spacious bedrooms and remodeled bathroom. Home Warranty Included to Cover Specific Appliances and Systems with full price offer.

Key facts

• Fireside family room
• Private backyard
• Spacious kitchen

Tags

• FIRESIDE FAMILY ROOM
• SPACIOUS KITCHEN
• SCREENED PORCH
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $90k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: Jackson Road Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 363 students, 98% FRL); Kennedy Road Middle School (math 11% / reading 20%, grade F, #392 of 470 statewide, top 84%, 477 students, 98% FRL); Spalding High School (math 11% / reading 25%, grade F, #258 of 424 statewide, top 62%, 1,252 students, 67% FRL) — zoned schools average 88% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 427 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $664 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $54k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 35% 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 $90,240 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.17%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $232,750
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
963 E Solomon St	0.00mi	3/1.0	1,750 (0%)	1mo	$96,000	$55	99
727 E Broadway St	0.48mi	3/2.0	1,784 (+2%)	9mo	$168,000	$94	63
142 Spalding St	0.09mi	3/2.0	1,536 (-12%)	15mo	$75,000	$49	59
850 E Solomon St	0.32mi	3/2.5	1,900 (+9%)	12mo	$253,000	$133	55
1153 Dewey St	0.50mi	4/2.5 (+1)	1,792 (+2%)	10mo	$305,000	$170	54
320 Morris St	0.52mi	4/2.0 (+1)	1,516 (-13%)	4mo	$220,000	$145	41
647 Brook Cir	0.65mi	3/2.5	2,000 (+14%)	16mo	$354,900	$177	26

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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $18,009
• Equity at exit: $14,314

10-year hold

• IRR: 25.4%
• Equity multiple: 3.24×
• Total profit: $60,338
• Equity at exit: $8,300

Cash invested: $26,880 (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: 427
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$503
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $519

Break-even live

Break-even rent $802

Max offer price $96,000

Occupancy floor 59%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
592 Elles Way Griffin, GA	3.0	2.0	1260	$1,350	$1.07	43d	1	0.76mi
218 Irving Ave Griffin, GA	3.0	1.0	1306	$1,250	$0.96	12d	1	0.87mi
218 Irving Ave Griffin, GA	3.0	1.0	1306	$1,290	$0.99	43d	1	0.87mi
416 Terracedale Ct Griffin, GA	2.0	2.0	1225	$1,595	$1.30	43d	1	0.94mi
352 Adams St Griffin, GA	3.0	1.5	1296	$1,350	$1.04	43d	1	0.95mi
324 Adams St Griffin, GA	3.0	2.0	1363	$1,595	$1.17	24d	1	0.96mi
133 S Hill St Unit 201 Griffin, GA	2.0	1.0	1350	$1,299	$0.96	43d	1	1.11mi
205 W Broadway St Griffin, GA	4.0	2.0	1884	$1,650	$0.88	18d	1	1.22mi
114 Blanton Ave Griffin, GA	3.0	2.0	1274	$1,523	$1.20	20d	1	1.25mi
117 Realty St Griffin, GA	3.0	1.0	1928	$999	$0.52	24d	1	1.36mi
502 W Broadway St Griffin, GA	1.0–2.0	1.0–2.0	1133	$1,745	$1.54	1d	17	1.49mi
217 S 11 St Unit A Griffin, GA	3.0	1.0	1763	$1,200	$0.68	5d	1	1.49mi

Listing history 12 events

1. 2026-04-01
   status Under Contract
2. 2026-03-12
   price $96,000
3. 2026-02-28
   status Back On Market
4. 2026-02-20
   status Pending Offer Approval
5. 2026-02-10
   price $120,000
6. 2026-01-12
   listed $150,000 New
7. 2022-06-02
   soldstatus $180,000
8. 2022-06-01
   soldstatus $180,000 Sold 517-char remark

   Show marketing remark (517 chars)

   THIS IS A MUST SEE! A well maintained and updated 3 bedroom and 1 bathroom home located minutes away from the downtown Griffin area! This wonderful home features a large level private fenced backyard with storage/utility building and screened in back porch, a spacious kitchen with a breakfast area, large dining room, living/family room with plenty of natural light from the bay window, spacious bedrooms and remodeled bathroom. Home Warranty Included to Cover Specific Appliances and Systems with full price offer.

9. 2022-04-28
   status Under Contract 517-char remark

   Show marketing remark (517 chars)

   THIS IS A MUST SEE! A well maintained and updated 3 bedroom and 1 bathroom home located minutes away from the downtown Griffin area! This wonderful home features a large level private fenced backyard with storage/utility building and screened in back porch, a spacious kitchen with a breakfast area, large dining room, living/family room with plenty of natural light from the bay window, spacious bedrooms and remodeled bathroom. Home Warranty Included to Cover Specific Appliances and Systems with full price offer.

10. 2022-04-19
    listed $175,000 New 517-char remark

    Show marketing remark (517 chars)

    THIS IS A MUST SEE! A well maintained and updated 3 bedroom and 1 bathroom home located minutes away from the downtown Griffin area! This wonderful home features a large level private fenced backyard with storage/utility building and screened in back porch, a spacious kitchen with a breakfast area, large dining room, living/family room with plenty of natural light from the bay window, spacious bedrooms and remodeled bathroom. Home Warranty Included to Cover Specific Appliances and Systems with full price offer.

11. 2006-02-02
    soldstatus $65,000
12. 1995-12-12
    soldstatus $35,000

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% 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: $17,506
• − Mortgage interest: −$5,377
• − Property taxes: −$1,080
• − Insurance: −$480
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$2,793
• Taxable income: $4,975
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $5,035/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): 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

+174.3% since first listed

12 events — show timeline

• 2026-04-01 Pending — GAMLS
• 2026-03-12 Price Changed $96,000 GAMLS
• 2026-02-28 Relisted — GAMLS
• 2026-02-20 Pending — GAMLS
• 2026-02-10 Price Changed $120,000 GAMLS
• 2026-01-12 Listed $150,000 GAMLS
• 2022-06-02 Sold (Public Records) $180,000 Public Records
• 2022-06-01 Sold (MLS) $180,000 GAMLS
• 2022-04-28 Pending — GAMLS
• 2022-04-19 Listed $175,000 GAMLS
• 2006-02-02 Sold (Public Records) $65,000 Public Records
• 1995-12-12 Sold (Public Records) $35,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,080 · -2.2% YoY. Source: county tax records.