265 Griffin Rd · Gumlog, GA 30557

$189,000

3 bd · 2.0 ba · 1,655 sqft · SingleFamily public records · 126 Days on market

Built 1940 6.85 ac lot Est $353k · 46% 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 +16.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OWNER FINANCING AVAILABLE! Incredible opportunity to own 6.85 private acres in Martin, GA. Complete with a 4-bedroom, 2-bath home, detached workshop, and peaceful stream running along the back of the property. Built in 1940, this home is full of potential and ready for your vision. Whether you're an investor, flipper, or buyer looking to create your dream home, homestead, or private retreat, this property offers the space and flexibility to make it happen. The large lot provides privacy with no subdivision restrictions, perfect for those seeking room to expand, work, or simply enjoy quiet country living. Additional features include a carport and spacious workshop ideal for storage or hobbies. Conveniently located near Lake Hartwell and just minutes from Lavonia's shopping and dining, you'll enjoy the perfect balance of seclusion and accessibility. Sold as-is. Opportunities like this don't come around often, bring your ideas and make it your own!

Key facts

• Private acres
• Versatile acreage
• Detached workshop

Tags

• PRIVATE ACRES
• PEACEFUL STREAM
• DETACHED WORKSHOP
• VERSATILE ACREAGE
• NEAR LAKE HARTWELL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $170k (10.1% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.7% in Gumlog — 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 66/100 on livability (#185 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lavonia Elementary School (math 31% / reading 28%, grade F, #633 of 1,228 statewide, top 54%, 549 students, 68% FRL); Franklin County Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 826 students, 60% FRL); Franklin County High School (math 34% / reading 34%, grade F, #93 of 424 statewide, top 23%, 1,048 students, 49% FRL).
• Market conditions: 125 active listings in the ZIP; 163 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $10k; list at $189k implies a 1790% 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: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 0.90% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $352,515
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Anderson Thomas Rd Unit F2	0.61mi	3/2.0	1,787 (+8%)	19mo	$379,900	$213	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $110,192
• Equity at exit: $170,266

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $318,727
• Equity at exit: $367,185

Cash invested: $52,920 (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 30557

• Home prices YoY: 5.6%
• Active inventory: 125
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$158 /mo · $1,894/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $114

Break-even live

Break-even rent $1,554

Max offer price $189,000

Occupancy floor 88%

Sensitivity live

Price	-10% $221	-5% $168	+0% $114	+5% $61	+10% $7
Rent	-10% $-20	-5% $47	+0% $114	+5% $181	+10% $248
Rate	-1.0pp $209	-0.5pp $162	base $114	+0.5pp $65	+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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   days on market $189,000 Active 126 DOM
2. 2026-06-08
   days on market $189,000 Active 125 DOM
3. 2026-06-07
   days on market $189,000 Active 124 DOM
4. 2026-06-07
   days on market $189,000 Active 123 DOM
5. 2026-06-03
   status $189,000 Active 120 DOM
6. 2026-05-06
   status Back On Market 972-char remark

   Show marketing remark (972 chars)

   OWNER FINANCING AVAILABLE! Incredible opportunity to own 6.85 private acres in Martin, GA. Complete with a 4-bedroom, 2-bath home, detached workshop, and peaceful stream running along the back of the property. Built in 1940, this home is full of potential and ready for your vision. Whether you're an investor, flipper, or buyer looking to create your dream home, homestead, or private retreat, this property offers the space and flexibility to make it happen. The large lot provides privacy with no subdivision restrictions, perfect for those seeking room to expand, work, or simply enjoy quiet country living. Additional features include a carport and spacious workshop ideal for storage or hobbies. Conveniently located near Lake Hartwell and just minutes from Lavonia's shopping and dining, you'll enjoy the perfect balance of seclusion and accessibility. Sold as-is. Opportunities like this don't come around often, bring your ideas and make it your own!

7. 2026-04-28
   status Pending

   Show marketing remark (972 chars)

   OWNER FINANCING AVAILABLE! Incredible opportunity to own 6.85 private acres in Martin, GA. Complete with a 4-bedroom, 2-bath home, detached workshop, and peaceful stream running along the back of the property. Built in 1940, this home is full of potential and ready for your vision. Whether you're an investor, flipper, or buyer looking to create your dream home, homestead, or private retreat, this property offers the space and flexibility to make it happen. The large lot provides privacy with no subdivision restrictions, perfect for those seeking room to expand, work, or simply enjoy quiet country living. Additional features include a carport and spacious workshop ideal for storage or hobbies. Conveniently located near Lake Hartwell and just minutes from Lavonia's shopping and dining, you'll enjoy the perfect balance of seclusion and accessibility. Sold as-is. Opportunities like this don't come around often, bring your ideas and make it your own!

8. 2026-04-28
   status Under Contract 972-char remark

   Show marketing remark (972 chars)

   OWNER FINANCING AVAILABLE! Incredible opportunity to own 6.85 private acres in Martin, GA. Complete with a 4-bedroom, 2-bath home, detached workshop, and peaceful stream running along the back of the property. Built in 1940, this home is full of potential and ready for your vision. Whether you're an investor, flipper, or buyer looking to create your dream home, homestead, or private retreat, this property offers the space and flexibility to make it happen. The large lot provides privacy with no subdivision restrictions, perfect for those seeking room to expand, work, or simply enjoy quiet country living. Additional features include a carport and spacious workshop ideal for storage or hobbies. Conveniently located near Lake Hartwell and just minutes from Lavonia's shopping and dining, you'll enjoy the perfect balance of seclusion and accessibility. Sold as-is. Opportunities like this don't come around often, bring your ideas and make it your own!

9. 2026-04-22
   status Active

   Show marketing remark (972 chars)

   OWNER FINANCING AVAILABLE! Incredible opportunity to own 6.85 private acres in Martin, GA. Complete with a 4-bedroom, 2-bath home, detached workshop, and peaceful stream running along the back of the property. Built in 1940, this home is full of potential and ready for your vision. Whether you're an investor, flipper, or buyer looking to create your dream home, homestead, or private retreat, this property offers the space and flexibility to make it happen. The large lot provides privacy with no subdivision restrictions, perfect for those seeking room to expand, work, or simply enjoy quiet country living. Additional features include a carport and spacious workshop ideal for storage or hobbies. Conveniently located near Lake Hartwell and just minutes from Lavonia's shopping and dining, you'll enjoy the perfect balance of seclusion and accessibility. Sold as-is. Opportunities like this don't come around often, bring your ideas and make it your own!

10. 2026-04-22
    status Back On Market 972-char remark

    Show marketing remark (972 chars)

    OWNER FINANCING AVAILABLE! Incredible opportunity to own 6.85 private acres in Martin, GA. Complete with a 4-bedroom, 2-bath home, detached workshop, and peaceful stream running along the back of the property. Built in 1940, this home is full of potential and ready for your vision. Whether you're an investor, flipper, or buyer looking to create your dream home, homestead, or private retreat, this property offers the space and flexibility to make it happen. The large lot provides privacy with no subdivision restrictions, perfect for those seeking room to expand, work, or simply enjoy quiet country living. Additional features include a carport and spacious workshop ideal for storage or hobbies. Conveniently located near Lake Hartwell and just minutes from Lavonia's shopping and dining, you'll enjoy the perfect balance of seclusion and accessibility. Sold as-is. Opportunities like this don't come around often, bring your ideas and make it your own!

11. 2026-04-18
    historical 972-char remark

    Show marketing remark (972 chars)

    OWNER FINANCING AVAILABLE! Incredible opportunity to own 6.85 private acres in Martin, GA. Complete with a 4-bedroom, 2-bath home, detached workshop, and peaceful stream running along the back of the property. Built in 1940, this home is full of potential and ready for your vision. Whether you're an investor, flipper, or buyer looking to create your dream home, homestead, or private retreat, this property offers the space and flexibility to make it happen. The large lot provides privacy with no subdivision restrictions, perfect for those seeking room to expand, work, or simply enjoy quiet country living. Additional features include a carport and spacious workshop ideal for storage or hobbies. Conveniently located near Lake Hartwell and just minutes from Lavonia's shopping and dining, you'll enjoy the perfect balance of seclusion and accessibility. Sold as-is. Opportunities like this don't come around often, bring your ideas and make it your own!

12. 2026-04-18
    historical

    Show marketing remark (972 chars)

    OWNER FINANCING AVAILABLE! Incredible opportunity to own 6.85 private acres in Martin, GA. Complete with a 4-bedroom, 2-bath home, detached workshop, and peaceful stream running along the back of the property. Built in 1940, this home is full of potential and ready for your vision. Whether you're an investor, flipper, or buyer looking to create your dream home, homestead, or private retreat, this property offers the space and flexibility to make it happen. The large lot provides privacy with no subdivision restrictions, perfect for those seeking room to expand, work, or simply enjoy quiet country living. Additional features include a carport and spacious workshop ideal for storage or hobbies. Conveniently located near Lake Hartwell and just minutes from Lavonia's shopping and dining, you'll enjoy the perfect balance of seclusion and accessibility. Sold as-is. Opportunities like this don't come around often, bring your ideas and make it your own!

13. 2026-04-18
    historical

    Show marketing remark (972 chars)

    OWNER FINANCING AVAILABLE! Incredible opportunity to own 6.85 private acres in Martin, GA. Complete with a 4-bedroom, 2-bath home, detached workshop, and peaceful stream running along the back of the property. Built in 1940, this home is full of potential and ready for your vision. Whether you're an investor, flipper, or buyer looking to create your dream home, homestead, or private retreat, this property offers the space and flexibility to make it happen. The large lot provides privacy with no subdivision restrictions, perfect for those seeking room to expand, work, or simply enjoy quiet country living. Additional features include a carport and spacious workshop ideal for storage or hobbies. Conveniently located near Lake Hartwell and just minutes from Lavonia's shopping and dining, you'll enjoy the perfect balance of seclusion and accessibility. Sold as-is. Opportunities like this don't come around often, bring your ideas and make it your own!

14. 2025-12-19
    listed $189,000 Active
15. 2025-12-18
    listed $189,000 New 972-char remark

    Show marketing remark (972 chars)

    OWNER FINANCING AVAILABLE! Incredible opportunity to own 6.85 private acres in Martin, GA. Complete with a 4-bedroom, 2-bath home, detached workshop, and peaceful stream running along the back of the property. Built in 1940, this home is full of potential and ready for your vision. Whether you're an investor, flipper, or buyer looking to create your dream home, homestead, or private retreat, this property offers the space and flexibility to make it happen. The large lot provides privacy with no subdivision restrictions, perfect for those seeking room to expand, work, or simply enjoy quiet country living. Additional features include a carport and spacious workshop ideal for storage or hobbies. Conveniently located near Lake Hartwell and just minutes from Lavonia's shopping and dining, you'll enjoy the perfect balance of seclusion and accessibility. Sold as-is. Opportunities like this don't come around often, bring your ideas and make it your own!

16. 1992-08-22
    soldstatus $10,000

ⓘ 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: $1,894 · $158/mo
• Projected year-2 tax: $1,894 · $158/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,385
• − Mortgage interest: −$10,587
• − Property taxes: −$1,894
• − Insurance: −$945
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$5,498
• Taxable loss: −$1,801
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $1,804/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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Gumlog

• Score: 66/100
• State rank: #185
• US rank: #11633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,905

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 4%
• Common ancestry: Italian 5% Serbian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.48%
• Current HPI: 350.6536
• Rent YoY: —
• Metro: —
• 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

+1790.0% since first listed

11 events — show timeline

• 2026-05-06 Relisted — GAMLS
• 2026-04-28 Pending — Hive MLS
• 2026-04-28 Pending — GAMLS
• 2026-04-22 Relisted — Hive MLS
• 2026-04-22 Relisted — GAMLS
• 2026-04-18 Listing Removed — Hive MLS
• 2026-04-18 Listing Removed — Hive MLS
• 2026-04-18 Listing Removed — GAMLS
• 2025-12-19 Listed $189,000 Hive MLS
• 2025-12-18 Listed $189,000 GAMLS
• 1992-08-22 Sold (Public Records) $10,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,894 · +18.9% YoY. Source: county tax records.