166 Crystal Brk · Griffin, GA 30223

$171,500

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 39 Days on market

Built 1993 4,356 sqft lot $165/sqft · at area comps Est $175k · 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 +15.7/30.0
• ARV discount +8.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.4/10.0
• 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

Welcome home to this beautifully updated 3-bedroom, 1-bath ranch-style home tucked away on a quiet cul-de-sac in northwest Griffin/Spalding County. Conveniently located near shopping and dining, and just 45 minutes from Hartsfield-Jackson Airport, this home offers both comfort and accessibility. Step inside to find a completely refreshed interior featuring all new paint, brand-new flooring throughout, stylish new light fixtures, and a fully updated kitchen with all new stainless steel appliances. The exterior has been thoughtfully upgraded as well, with fresh paint and a brand-new roof providing peace of mind for years to come. Outside, enjoy a freshly sodded side and backyard, perfect for

Key facts

• Brand-new roof
• Updated interior
• 4,356 sq ft lot

Tags

• UPDATED INTERIOR
• FULLY UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FRESHLY SODDED BACKYARD
• BRAND-NEW PRIVACY FENCE
• BRAND-NEW ROOF

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Parking pad (open parking)
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single-family house; Updated/remodeled; Built in 1993
• Construction: Vinyl siding; Composition roof; Built in 1993
• Exterior features: Back yard with privacy wood fencing; Fenced yard; Located on a cul-de-sac

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; One-level living; Family room
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $74 ($889/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 $145k (15.6% below list).
• Recommended offer: $145k (15.6% 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: Cowan Road Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 566 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 (+3.3%/yr); 440 active listings in the ZIP; 22 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 $5k 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 39 days — a 3% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 42% 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 $144,800 (15.6% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 0.84% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $175,471
• List price: $171,500
• Delta: -2.26%
• 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
164 Crystal Brk	0.01mi	3/2.0	1,108 (+6%)	2mo	$180,000	$162	87
154 Crystal Brk	0.08mi	3/2.0	1,112 (+7%)	1mo	$184,700	$166	84
128 Tuscany Ln	0.06mi	3/2.0	1,112 (+7%)	5mo	$180,000	$162	82
128 Crystal Brk	0.20mi	3/2.0	992 (-5%)	5mo	$171,000	$172	79
82 Crystal Brk	0.42mi	3/2.0	1,040 (0%)	4mo	$165,000	$159	77
120 Tuscany Ln	0.09mi	3/2.0	1,123 (+8%)	9mo	$175,000	$156	75
151 Crystal Brk	0.08mi	3/2.0	1,144 (+10%)	9mo	$168,000	$147	72
129 Tuscany Ln	0.09mi	3/2.0	1,142 (+10%)	10mo	$174,000	$152	71
100 Crystal Brk	0.33mi	3/2.0	1,144 (+10%)	1mo	$182,000	$159	67
1615 Hallmark Hills Dr	0.53mi	3/2.0	1,095 (+5%)	2mo	$168,000	$153	65
110 Wedgewood Walk	0.23mi	3/2.0	1,196 (+15%)	7mo	$179,000	$150	58
1639 Hallmark Hills Dr	0.62mi	2/1.0 (-1)	942 (-9%)	10mo	$138,500	$147	38

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-22,622
• Equity at exit: $25,571

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-11,766
• Equity at exit: $14,828

Cash invested: $48,020 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$899
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $74

Break-even live

Break-even rent $1,354

Max offer price $171,500

Occupancy floor 90%

Sensitivity live

Price	-10% $171	-5% $123	+0% $74	+5% $26	+10% $-23
Rent	-10% $-40	-5% $17	+0% $74	+5% $131	+10% $189
Rate	-1.0pp $160	-0.5pp $118	base $74	+0.5pp $30	+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: $42,875
• Closing costs: $5,145
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Tuscany Ln Griffin, GA	3.0	2.0	1131	$1,350	$1.19	14d	1	0.05mi
136 Tuscany Ln Griffin, GA	3.0	2.0	1144	$1,600	$1.40	26d	1	0.07mi
127 Tuscany Ln Griffin, GA	3.0	2.0	1112	$1,495	$1.34	7d	1	0.09mi
113 Shandon Ln Griffin, GA	3.0	2.0	1075	$1,495	$1.39	45d	1	0.38mi
1597 W McIntosh Rd Griffin, GA	1.0–2.0	1.0–2.0	884	$1,376	$1.56	0d	19	0.49mi
1608 Hallmark Hills Dr Griffin, GA	2.0	2.0	1280	$1,545	$1.21	14d	1	0.50mi
1601 Hallmark Hills Dr Griffin, GA	3.0	2.5	1272	$1,620	$1.27	26d	1	0.53mi
642 N Pine Hill Rd Griffin, GA	2.0	2.0	1140	$1,195	$1.05	45d	1	1.15mi
415 N 18th St Unit 417 D Griffin, GA	2.0	1.0	865	$1,050	$1.21	45d	1	1.18mi
419 N 18th St Griffin, GA	2.0	1.0	865	$1,050	$1.21	20d	1	1.20mi
419 N 18th St Unit F Griffin, GA	2.0	1.0	865	$1,050	$1.21	26d	1	1.20mi
356 N 19th St Griffin, GA	2.0	1.5	896	$995	$1.11	0d	1	1.22mi
358 N 19th St Apt E Griffin, GA	2.0	1.0	936	$1,025	$1.10	0d	1	1.25mi
358 N 19th St Unit 358E Griffin, GA	2.0	1.5	896	$1,025	$1.14	0d	1	1.25mi
215 Hillside Cir Griffin, GA	2.0	1.0	1002	$975	$0.97	26d	1	1.29mi
207 Hillside Cir Griffin, GA	3.0	1.0	1054	$1,100	$1.04	23d	1	1.31mi
363 N 16th St Griffin, GA	3.0	2.0	1300	$1,550	$1.19	46d	1	1.39mi
928 Ray St Griffin, GA	4.0	1.0	1133	$1,300	$1.15	45d	1	1.40mi
1308 Greenbriar Dr Griffin, GA	3.0	2.0	1178	$1,535	$1.30	0d	1	1.44mi
813 W Quilly St Griffin, GA	2.0	1.0	838	$1,200	$1.43	6d	1	1.44mi
43 Ninety Two Pl Griffin, GA	2.0	2.0	1084	$1,200	$1.11	45d	1	1.46mi
732 Williams St Griffin, GA	2.0	1.0	1287	$1,200	$0.93	7d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $171,500 Active 39 DOM
2. 2026-06-18
   days on market $171,500 Active 36 DOM
3. 2026-06-17
   days on market $171,500 Active 35 DOM
4. 2026-06-16
   days on market $171,500 Active 34 DOM
5. 2026-06-15
   days on market $171,500 Active 33 DOM
6. 2026-06-13
   days on market $171,500 Active 31 DOM
7. 2026-06-09
   days on market $171,500 Active 27 DOM
8. 2026-06-08
   days on market $171,500 Active 26 DOM
9. 2026-06-07
   days on market $171,500 Active 25 DOM
10. 2026-06-04
    days on market $171,500 Active 22 DOM
11. 2026-06-03
    days on market $171,500 Active 21 DOM
12. 2026-06-02
    days on market $171,500 Active 20 DOM
13. 2026-06-01
    days on market $171,500 Active 19 DOM
14. 2026-05-31
    days on market $171,500 Active 18 DOM
15. 2026-05-13
    listed $171,500 New 925-char remark
16. 2019-12-04
    soldstatus $2,654,800
17. 2000-03-08
    soldstatus $61,000
18. 2000-03-08
    soldstatus $61,300

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,578 · $131/mo
• Expected delta: +$390/yr (+$33/mo · 32.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% 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: $17,376
• − Mortgage interest: −$9,607
• − Property taxes: −$1,188
• − Insurance: −$858
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$4,989
• Taxable loss: −$2,045
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,380/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

+181.1% since first listed

4 events — show timeline

• 2026-05-13 Listed $171,500 GAMLS
• 2019-12-04 Sold (Public Records) $2,654,800 Public Records
• 2000-03-08 Sold (Public Records) $61,300 Public Records
• 2000-03-08 Sold (Public Records) $61,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,188 · -2.2% YoY. Source: county tax records.