58 S Singley Dr · Locust Grove, GA 30248

$227,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 49 Days on market

Built 1996 1.25 ac lot $183/sqft · 15% below area Est $269k · 15% under

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Why this score? — see what drove the C+ 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 +24.4/30.0
• ARV discount +14.5/15.0
• DSCR +7.9/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that's getting harder to find. Inside, you'll find a solid, maintained home that's ready for its next chapter. With all original finishes, it's the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

Key facts

• 1.25 acre lot
• 2 garage spots
• Built 1996

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $227k).
• Recommended offer: $220k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.1% in Locust Grove — 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 (#315 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.2%/yr); 499 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/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.
• Henry 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 49 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $227k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (median comp): $268,584
• List price: $227,000
• Delta: -15.48%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 S Singley Dr	0.06mi	3/2.0	1,206 (-3%)	16mo	$259,000	$215	79

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-9,402
• Equity at exit: $33,846

10-year hold

• IRR: 4.8%
• Equity multiple: 1.34×
• Total profit: $21,535
• Equity at exit: $19,627

Cash invested: $63,560 (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 30248

• Home prices YoY: -21.0%
• Rents YoY: 2.2%
• Active inventory: 499
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $462

Break-even live

Break-even rent $1,687

Max offer price $227,000

Occupancy floor 75%

Sensitivity live

Price	-10% $590	-5% $526	+0% $462	+5% $397	+10% $333
Rent	-10% $282	-5% $372	+0% $462	+5% $551	+10% $641
Rate	-1.0pp $576	-0.5pp $519	base $462	+0.5pp $403	+1.0pp $343

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Kings Cv Locust Grove, GA	3.0	2.0	1479	$1,570	$1.06	13d	1	1.03mi
213 Abby Ct Locust Grove, GA	4.0	2.5	1500	$2,300	$1.53	21d	1	1.34mi

Listing history 12 events

1. 2026-05-31
   days on market $227,000 Active 49 DOM
2. 2026-05-06
   status Back On Market 515-char remark

   Show marketing remark (539 chars)

   Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that’s getting harder to find. Inside, you’ll find a solid, maintained home that’s ready for its next chapter. With all original finishes, it’s the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

3. 2026-05-06
   status Active 539-char remark

   Show marketing remark (539 chars)

   Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that’s getting harder to find. Inside, you’ll find a solid, maintained home that’s ready for its next chapter. With all original finishes, it’s the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

4. 2026-05-01
   status Pending 539-char remark

   Show marketing remark (515 chars)

   Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that's getting harder to find. Inside, you'll find a solid, maintained home that's ready for its next chapter. With all original finishes, it's the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

5. 2026-05-01
   status Under Contract 515-char remark

   Show marketing remark (515 chars)

   Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that's getting harder to find. Inside, you'll find a solid, maintained home that's ready for its next chapter. With all original finishes, it's the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

6. 2026-04-22
   price $227,000 539-char remark

   Show marketing remark (539 chars)

   Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that’s getting harder to find. Inside, you’ll find a solid, maintained home that’s ready for its next chapter. With all original finishes, it’s the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

7. 2026-04-22
   price $227,000 515-char remark

   Show marketing remark (539 chars)

   Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that’s getting harder to find. Inside, you’ll find a solid, maintained home that’s ready for its next chapter. With all original finishes, it’s the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

8. 2026-04-22
   price $229,750 515-char remark

   Show marketing remark (539 chars)

   Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that’s getting harder to find. Inside, you’ll find a solid, maintained home that’s ready for its next chapter. With all original finishes, it’s the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

9. 2026-04-22
   price $229,750 539-char remark

   Show marketing remark (539 chars)

   Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that’s getting harder to find. Inside, you’ll find a solid, maintained home that’s ready for its next chapter. With all original finishes, it’s the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

10. 2026-04-06
    listed $247,000 New 515-char remark

    Show marketing remark (539 chars)

    Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that’s getting harder to find. Inside, you’ll find a solid, maintained home that’s ready for its next chapter. With all original finishes, it’s the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

11. 2026-04-06
    listed $247,000 Active 539-char remark

    Show marketing remark (539 chars)

    Welcome to peaceful country living in the beautiful and growing Locust Grove area! This 3-bedroom, 2-bath ranch sits on 1.25 acres, offering the kind of space and freedom that’s getting harder to find. Inside, you’ll find a solid, maintained home that’s ready for its next chapter. With all original finishes, it’s the perfect opportunity to create a space that truly reflects your style and memories for years to come. This home is to be sold "as is". Agents please see private remarks about the home.

12. 1997-05-16
    soldstatus $92,500

ⓘ 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: $568 · $47/mo
• Projected year-2 tax: $2,088 · $174/mo
• Expected delta: +$1,520/yr (+$127/mo · 267.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 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: $27,249
• − Mortgage interest: −$12,716
• − Property taxes: −$568
• − Insurance: −$1,135
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$6,604
• Taxable income: $1,867
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $5,091/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Locust Grove

• Score: 62/100
• State rank: #315
• US rank: #17034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,038
• Household income: $83,823
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 485.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 37% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.09%
• Current HPI: 203.5358
• Rent YoY: ▲ 2.16%
• 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

+145.4% since first listed

11 events — show timeline

• 2026-05-06 Relisted — GAMLS
• 2026-05-06 Relisted — FMLS
• 2026-05-01 Pending — FMLS
• 2026-05-01 Pending — GAMLS
• 2026-04-22 Price Changed $227,000 FMLS
• 2026-04-22 Price Changed $227,000 GAMLS
• 2026-04-22 Price Changed $229,750 GAMLS
• 2026-04-22 Price Changed $229,750 FMLS
• 2026-04-06 Listed $247,000 FMLS
• 2026-04-06 Listed $247,000 GAMLS
• 1997-05-16 Sold (Public Records) $92,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $568 · -0.1% YoY. Source: county tax records.