11420 S Grove Dr · Lovejoy, GA 30228

$184,700

3 bd · 3.0 ba · 1,672 sqft · Townhouse public records · 61 Days on market

Built 2007 $110/sqft · at area comps Est $189k · at est.

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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 +19.5/30.0
• ARV discount +8.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11420 South Grove Drive! This conveniently located 3 bedroom townhome places you close to everything from shopping to groceries and almost every restaurant chain within 15 mins or less. Also conveniently located to Hartstfield Jackson International airport with about a 30 min drive.

Key facts

• 2 parking spots
• Built 2007
• Listed 61 days

Property features AI

Finance

• Other: Paved city street frontage; Directions available
• HOA & community: Homeowners association; Association maintains grounds; Street lights in community

Exterior

• Parking: 2 total parking spaces; Parking pad; Level driveway; Open parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Sewer available
• Home design: Two-level townhouse; Resale property; Fee simple ownership
• Construction: Vinyl siding; Composition shingle roof; Slab foundation
• Exterior features: Patio; Rear porch; Exterior lighting; Exterior storage; Other exterior features

Interior

• Kitchen: Eat-in kitchen; Breakfast bar; Double oven; Refrigerator
• Bedrooms: 3 bedrooms on the upper level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Walk-in closets; 2+ common walls
• Laundry & utility: Laundry on upper level in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $208 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.4% in Lovejoy — 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 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tara Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 584 students, 90% FRL); Eddie White Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 1,438 students, 90% FRL); Lovejoy High School (math 7% / reading 8%, grade F, #378 of 424 statewide, top 91%, 2,136 students, 90% FRL).
• Market conditions: Rents rising (+2.2%/yr); 561 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 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 $6k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,618 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (median comp): $188,860
• List price: $184,700
• Delta: -2.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11524 Kimberly Way	0.37mi	3/2.5	1,579 (-6%)	0mo	$245,490	$155	72
11531 Kimberly Way Lot 09	0.35mi	3/2.5	1,579 (-6%)	2mo	$279,990	$177	71
11535 Kimberly Way Lot 11	0.34mi	3/2.5	1,579 (-6%)	2mo	$269,990	$171	71
1740 Fielding Way	0.24mi	3/2.5	1,520 (-9%)	1mo	$169,900	$112	71
11541 Kimberly Way	0.36mi	3/2.5	1,579 (-6%)	2mo	$269,590	$171	70
11522 Kimberly Way	0.37mi	3/2.5	1,579 (-6%)	1mo	$275,491	$174	70
11526 Kimberly Way	0.38mi	3/2.5	1,579 (-6%)	1mo	$286,490	$181	70
11514 Kimberly Way	0.37mi	3/2.5	1,579 (-6%)	2mo	$285,990	$181	70
11518 Kimberly Way	0.37mi	3/2.5	1,579 (-6%)	2mo	$275,491	$174	70
11552 Kimberly Way #29	0.39mi	3/2.5	1,579 (-6%)	2mo	$269,990	$171	69
1761 Glen View Way	0.17mi	3/2.5	1,426 (-15%)	1mo	$150,000	$105	65
2296 Nicole Dr	0.71mi	3/2.5	1,584 (-5%)	1mo	$200,000	$126	55

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-18,147
• Equity at exit: $27,539

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,732
• Equity at exit: $15,969

Cash invested: $51,716 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 561
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$969
• Tax from tax record: −$281 /mo · $3,372/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $208

Break-even live

Break-even rent $1,679

Max offer price $184,700

Occupancy floor 84%

Sensitivity live

Price	-10% $313	-5% $261	+0% $208	+5% $156	+10% $104
Rent	-10% $55	-5% $132	+0% $208	+5% $285	+10% $362
Rate	-1.0pp $301	-0.5pp $255	base $208	+0.5pp $161	+1.0pp $112

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: $46,175
• Closing costs: $5,541
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2019 Grove Way Lovejoy, GA	3.0	2.5	1524	$1,395	$0.92	45d	1	0.03mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	26d	1	0.07mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	0d	1	0.07mi
1902 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,555	$0.98	5d	1	0.08mi
1851 Simmons Ln Lovejoy, GA	4.0	2.5	1940	$2,211	$1.14	0d	1	0.11mi
11517 Haleigh St Lovejoy, GA	3.0	3.0	2228	$2,000	$0.90	45d	1	0.12mi
1992 Lovejoy Rd Lovejoy, GA	1.0–3.0	1.0–2.0	1085	$1,902	$1.75	0d	23	0.14mi
1781 Fielding Way Lovejoy, GA	3.0	2.5	1370	$1,545	$1.13	45d	1	0.16mi
1906 Dalton Way Lovejoy, GA	3.0	3.0	2228	$2,100	$0.94	45d	1	0.17mi
11664 Flemming Ct Lovejoy, GA	3.0	2.5	2025	$2,040	$1.01	0d	1	0.34mi
11540 Alicias Ct Lovejoy, GA	3.0	2.5	1876	$1,711	$0.91	7d	1	0.34mi
11522 Kimberly Way Lovejoy, GA	3.0	2.5	1700	$2,200	$1.29	6d	1	0.35mi
11531 Kimberly Way Lovejoy, GA	3.0	2.5	1579	$2,200	$1.39	6d	1	0.35mi
2051 Registry Ct Lovejoy, GA	4.0	3.0	2188	$1,940	$0.89	45d	1	0.42mi
11866 Registry Blvd Unit 1 Hampton, GA	3.0	2.0	1488	$1,650	$1.11	26d	1	0.43mi
2056 Registry Pl Lovejoy, GA	3.0	2.0	1488	$1,825	$1.23	45d	1	0.48mi
11248 James Madison Dr Hampton, GA	3.0	2.5	1986	$1,980	$1.00	13d	1	0.49mi
11236 James Madison Dr Hampton, GA	3.0	2.5	1518	$1,870	$1.23	45d	1	0.50mi
11649 Mendenhall Ct Hampton, GA	3.0	2.5	1568	$2,300	$1.47	22d	1	0.56mi
11722 Chatham Dr Hampton, GA	3.0	2.5	1600	$2,300	$1.44	26d	1	0.58mi
2355 Brianna Dr Lovejoy, GA	3.0	2.5	1876	$1,476	$0.79	14d	1	0.61mi
2361 Brianna Dr Lovejoy, GA	3.0	2.5	1384	$1,525	$1.10	23d	1	0.61mi
2367 Brianna Dr Lovejoy, GA	3.0	2.5	1440	$1,695	$1.18	45d	1	0.61mi
11523 Vinea Ln Lovejoy, GA	3.0	2.0	1557	$1,850	$1.19	45d	1	0.65mi
1562 Onalee Dr Hampton, GA	3.0	2.0	2125	$1,800	$0.85	45d	1	0.66mi
1562 Onalee Dr Hampton, GA	3.0	2.5	2125	$1,775	$0.84	20d	1	0.66mi
1578 Onalee Dr Hampton, GA	3.0	2.5	1709	$1,800	$1.05	26d	1	0.67mi
2306 Nicole Dr Lovejoy, GA	3.0	2.5	1324	$1,800	$1.36	45d	1	0.67mi
2411 Brianna Dr Lovejoy, GA	3.0	2.0	1432	$1,826	$1.28	4d	1	0.68mi
11166 Knotty Pine Pl Hampton, GA	3.0	2.0	1285	$1,995	$1.55	0d	1	0.68mi
11560 Winston Dr Lovejoy, GA	3.0	3.0	1710	$2,710	$1.58	45d	1	0.71mi
11352 Michelle Way Lovejoy, GA	3.0	2.5	1440	$1,485	$1.03	14d	1	0.72mi
2257 Sugarleaf Trl Lovejoy, GA	3.0	2.0	1624	$1,775	$1.09	45d	1	0.72mi
2275 Nicole Dr Lovejoy, GA	4.0	2.0	1800	$1,835	$1.02	7d	1	0.73mi
11688 Brightside Pkwy Lovejoy, GA	4.0	2.5	2089	$2,200	$1.05	0d	1	0.75mi
11942 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,639	$1.15	45d	1	0.77mi
11940 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,699	$1.20	45d	1	0.77mi
2251 Nicole Dr #119 Hampton, GA	3.0	2.5	1324	$1,700	$1.28	26d	1	0.78mi
1591 Elizabeth Ln Hampton, GA	3.0	2.0	1352	$1,591	$1.18	45d	1	0.80mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	45d	1	0.81mi

Listing history 16 events

1. 2026-06-21
   days on market $184,700 Active 61 DOM
2. 2026-06-18
   days on market $184,700 Active 58 DOM
3. 2026-06-17
   days on market $184,700 Active 57 DOM
4. 2026-06-16
   days on market $184,700 Active 56 DOM
5. 2026-06-15
   days on market $184,700 Active 55 DOM
6. 2026-06-13
   days on market $184,700 Active 53 DOM
7. 2026-06-09
   days on market $184,700 Active 49 DOM
8. 2026-06-08
   days on market $184,700 Active 48 DOM
9. 2026-06-07
   days on market $184,700 Active 47 DOM
10. 2026-06-04
    days on market $184,700 Active 44 DOM
11. 2026-06-03
    days on market $184,700 Active 43 DOM
12. 2026-06-02
    days on market $184,700 Active 42 DOM
13. 2026-06-01
    days on market $184,700 Active 41 DOM
14. 2026-05-31
    days on market $184,700 Active 40 DOM
15. 2026-04-21
    listed $184,700 New 294-char remark

    Show marketing remark (294 chars)

    Welcome to 11420 South Grove Drive! This conveniently located 3 bedroom townhome places you close to everything from shopping to groceries and almost every restaurant chain within 15 mins or less. Also conveniently located to Hartstfield Jackson International airport with about a 30 min drive.

16. 2026-04-21
    listed $184,700 Active 294-char remark

    Show marketing remark (294 chars)

    Welcome to 11420 South Grove Drive! This conveniently located 3 bedroom townhome places you close to everything from shopping to groceries and almost every restaurant chain within 15 mins or less. Also conveniently located to Hartstfield Jackson International airport with about a 30 min drive.

ⓘ 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: $3,372 · $281/mo
• Projected year-2 tax: $3,372 · $281/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 · 20 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: $23,315
• − Mortgage interest: −$10,346
• − Property taxes: −$3,372
• − Insurance: −$924
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$5,373
• Taxable loss: −$429
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,604/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lovejoy, GA
• County: Henry County · 316,359 people
• City population: 606
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-21 Listed $184,700 FMLS
• 2026-04-21 Listed $184,700 GAMLS

Property tax history

+4.8%/yr

Latest (2025): $3,372 · -1.1% YoY. Source: county tax records.