718 N Hill St · Griffin, GA 30223

$99,000

3 bd · 2.0 ba · 2,119 sqft · SingleFamily public records · 30 Days on market

Built 1940 0.34 ac 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Investor Alert! High-Potential Flip or Rental in Griffin. Don't miss this spacious 1940s classic situated on a prime corner lot. Featuring a massive 2,119-square-foot footprint, this home includes 4 large bedrooms, an additional nursery/office space, 2 bathrooms, and a valuable detached garage. Located just minutes from downtown Griffin and local amenities, this property offers incredible bones and a substantial layout for a creative renovation. Priced to move quickly-perfect for building immediate equity in a strong rental and resale market.

Key facts

• Prime corner lot
• Creative renovation
• Substantial layout

Tags

• PRIME CORNER LOT
• CREATIVE RENOVATION
• SUBSTANTIAL LAYOUT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer; Cable available; Electricity available; Other utilities
• Home design: Two levels; Resale property
• Construction: Brick and HardiPlank-style exterior; Shingle roof; Brick/mortar foundation; Built with conventional construction materials
• Exterior features: Rear porch

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: One bedroom on the main level; Three bedrooms on the upper level; Bedroom features: Other
• Flooring: Carpet; Laminate; Wood
• Bathrooms: Two full bathrooms; One full bathroom on the main level; One full bathroom on the upper level; Master bathroom features: Other
• Heating & cooling: Window unit(s) for cooling; Other heating; Other electric
• Interior features: One fireplace located in the family room; No shared/common walls; Den, Dining Room, Family Room, Kitchen; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Moore Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 386 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); 440 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $684 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $99k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 43% 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.69%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $256,399
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 W Lexington Ave	0.25mi	4/1.5 (+1)	2,145 (+1%)	23mo	$260,000	$121	60
125 W Lexington Ave	0.29mi	4/3.0 (+1)	2,334 (+10%)	5mo	$243,000	$104	57
520 E Quilly St	0.60mi	3/2.5	2,100 (-1%)	20mo	$270,000	$129	52
526 E Quilly St	0.61mi	3/2.5	2,100 (-1%)	20mo	$280,000	$133	52
208 W Chappell St	0.56mi	4/2.0 (+1)	1,936 (-9%)	16mo	$162,000	$84	41

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $13,369
• Equity at exit: $14,761

10-year hold

• IRR: 21.3%
• Equity multiple: 2.83×
• Total profit: $50,783
• Equity at exit: $8,560

Cash invested: $27,720 (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: 440
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$519
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $455

Break-even live

Break-even rent $782

Max offer price $99,000

Occupancy floor 62%

Sensitivity live

Price	-10% $511	-5% $483	+0% $455	+5% $427	+10% $399
Rent	-10% $348	-5% $401	+0% $455	+5% $508	+10% $562
Rate	-1.0pp $505	-0.5pp $480	base $455	+0.5pp $429	+1.0pp $403

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Realty St Griffin, GA	3.0	1.0	1928	$999	$0.52	26d	1	0.06mi
126 W Lexington Ave Griffin, GA	3.0	2.5	2146	$1,596	$0.74	7d	1	0.23mi
502 W Broadway St Griffin, GA	1.0–2.0	1.0–2.0	1133	$1,745	$1.54	0d	17	0.64mi
205 W Broadway St Griffin, GA	4.0	2.0	1884	$1,650	$0.88	20d	1	0.65mi
615 N 17th St Griffin, GA	3.0	2.0	1504	$1,300	$0.86	21d	1	0.99mi
217 S 11 St Unit A Griffin, GA	3.0	1.0	1763	$1,150	$0.65	0d	1	1.03mi

Listing history 16 events

1. 2026-06-21
   days on market $99,000 Active 30 DOM
2. 2026-06-18
   days on market $99,000 Active 27 DOM
3. 2026-06-17
   days on market $99,000 Active 26 DOM
4. 2026-06-16
   days on market $99,000 Active 25 DOM
5. 2026-06-15
   days on market $99,000 Active 24 DOM
6. 2026-06-13
   pricedays on market $99,000 Active 22 DOM
7. 2026-06-09
   days on market $120,000 Active 18 DOM
8. 2026-06-08
   days on market $120,000 Active 17 DOM
9. 2026-06-07
   days on market $120,000 Active 16 DOM
10. 2026-06-04
    days on market $120,000 Active 13 DOM
11. 2026-06-03
    days on market $120,000 Active 12 DOM
12. 2026-06-02
    days on market $120,000 Active 11 DOM
13. 2026-06-01
    days on market $120,000 Active 10 DOM
14. 2026-05-31
    days on market $120,000 Active 9 DOM
15. 2026-05-22
    listed $120,000 Active

    Show marketing remark (548 chars)

    Investor Alert! High-Potential Flip or Rental in Griffin. Don't miss this spacious 1940s classic situated on a prime corner lot. Featuring a massive 2,119-square-foot footprint, this home includes 4 large bedrooms, an additional nursery/office space, 2 bathrooms, and a valuable detached garage. Located just minutes from downtown Griffin and local amenities, this property offers incredible bones and a substantial layout for a creative renovation. Priced to move quickly-perfect for building immediate equity in a strong rental and resale market.

16. 1994-09-16
    soldstatus $40,500

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$223/yr (+$19/mo · 32.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% 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: $16,291
• − Mortgage interest: −$5,546
• − Property taxes: −$687
• − Insurance: −$495
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$2,880
• Taxable income: $4,077
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $4,479/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

+144.4% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $99,000 GAMLS
• 2026-06-10 Price Changed $99,000 FMLS
• 2026-05-22 Listed $120,000 FMLS
• 2026-05-22 Listed $120,000 GAMLS
• 1994-09-16 Sold (Public Records) $40,500 Public Records

Property tax history

-2.7%/yr

Latest (2025): $687 · -2.3% YoY. Source: county tax records.