161 Grove Rd · Locust Grove, GA 30248

$204,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 71 Days on market

Built 1969 0.75 ac lot Est $189k · 8% over

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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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• ARV discount +3.9/15.0
• 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

Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

Key facts

• Covered patio
• Storage shed
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• STAINLESS STEEL APPLIANCES
• COVERED PATIO
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached carport; Two carport spaces; Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; Electric service (110 volts); Electricity and natural gas available
• Home design: One-story home
• Construction: Brick 4-sides, vinyl siding, and wood siding construction; Composition roof; Block foundation; Resale condition; Built construction materials listed (year built not provided)
• Exterior features: Other exterior features; Paved road frontage

Interior

• Kitchen: Stone countertops; Dishwasher; Gas range; Range hood
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry area (other features)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/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 $201k (1.7% below list).
• Recommended offer: $192k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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+, amenities 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.
• Zoned schools: Unity Grove Elementary School (math 33% / reading 30%, grade F, #612 of 1,228 statewide, top 50%, 838 students, 53% FRL); Locust Grove Middle (math 30% / reading 35%, grade F, #221 of 470 statewide, top 48%, 1,103 students, 51% FRL); Locust Grove High (math 7% / reading 33%, grade F, #232 of 424 statewide, top 56%, 1,637 students, 41% FRL).
• Market conditions: Rents rising (+2.2%/yr); 496 active listings in the ZIP; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 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.
• 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 71 days — a 6% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $204k implies a 77% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 0.98% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $188,928
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Grove Rd	0.00mi	3/1.0	984 (0%)	1mo	$204,000	$207	99
4216 Highway 42 S	0.24mi	3/1.0	910 (-8%)	9mo	$125,000	$137	69
265 Club Dr	0.65mi	3/1.0	912 (-7%)	0mo	$174,900	$192	57
73 Highpoint Ln	0.55mi	2/2.0 (-1)	960 (-2%)	13mo	$140,000	$146	51
107 Club Dr	0.74mi	3/1.5	1,056 (+7%)	6mo	$229,000	$217	46
9 Ridgewood Ln	0.42mi	3/2.0	852 (-13%)	15mo	$53,000	$62	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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-11,189
• Equity at exit: $30,417

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $13,546
• Equity at exit: $17,638

Cash invested: $57,120 (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: 496
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$1,070
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $371

Break-even live

Break-even rent $1,536

Max offer price $204,000

Occupancy floor 76%

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-21
   status Under Contract 560-char remark

   Show marketing remark (560 chars)

   Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

2. 2026-04-21
   status Pending

   Show marketing remark (560 chars)

   Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

3. 2026-04-09
   price $204,000 560-char remark

   Show marketing remark (560 chars)

   Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

4. 2026-04-09
   price $204,000

   Show marketing remark (560 chars)

   Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

5. 2026-03-19
   price $208,000

   Show marketing remark (560 chars)

   Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

6. 2026-03-19
   price $208,000 560-char remark

   Show marketing remark (560 chars)

   Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

7. 2026-02-26
   price $213,000

   Show marketing remark (560 chars)

   Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

8. 2026-02-26
   price $213,000 560-char remark

   Show marketing remark (560 chars)

   Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

9. 2026-02-18
   listed $216,000 New 560-char remark

   Show marketing remark (560 chars)

   Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

10. 2026-02-18
    status Active

    Show marketing remark (560 chars)

    Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

11. 2026-02-17
    historical $216,000 560-char remark

    Show marketing remark (560 chars)

    Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

12. 2026-02-04
    listed $216,000 New 560-char remark

    Show marketing remark (560 chars)

    Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

13. 2026-02-04
    listed $216,000 Active

    Show marketing remark (560 chars)

    Discover the charm of 161 Grove Rd, a property that boasts a fresh interior paint job, giving it a clean and modern feel. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a sleek touch to the space. Step outside to enjoy the covered patio, perfect for entertaining. The property also includes a storage shed, providing ample space for your gardening tools or outdoor equipment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

14. 2017-10-02
    soldstatus $115,000
15. 2017-09-22
    soldstatus $114,900 Sold 459-char remark

    Show marketing remark (459 chars)

    BETTER THAN NEW! All brick ranch that has been totally renovated-w/new paint, flooring, new light & plumbing fixtures, new HVAC, new appliances, new cabinets, new insulation, beautiful real wood front door, new storm doors, new windows, new electric & panel box, roof recently replaced-carport w/planters, BIG back yard, quiet street, yet close to the Historic downtown Locust Grove area! Close to Strong Rock, restaurants and shopping-USDA-100% area!

16. 2017-08-23
    status Under Contract 459-char remark

    Show marketing remark (459 chars)

    BETTER THAN NEW! All brick ranch that has been totally renovated-w/new paint, flooring, new light & plumbing fixtures, new HVAC, new appliances, new cabinets, new insulation, beautiful real wood front door, new storm doors, new windows, new electric & panel box, roof recently replaced-carport w/planters, BIG back yard, quiet street, yet close to the Historic downtown Locust Grove area! Close to Strong Rock, restaurants and shopping-USDA-100% area!

17. 2017-08-01
    listed $114,900 New 459-char remark

    Show marketing remark (459 chars)

    BETTER THAN NEW! All brick ranch that has been totally renovated-w/new paint, flooring, new light & plumbing fixtures, new HVAC, new appliances, new cabinets, new insulation, beautiful real wood front door, new storm doors, new windows, new electric & panel box, roof recently replaced-carport w/planters, BIG back yard, quiet street, yet close to the Historic downtown Locust Grove area! Close to Strong Rock, restaurants and shopping-USDA-100% area!

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $1,877 · $156/mo
• Expected delta: +$1,171/yr (+$98/mo · 165.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 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: $24,073
• − Mortgage interest: −$11,427
• − Property taxes: −$706
• − Insurance: −$1,020
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$5,935
• Taxable income: $1,133
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $4,182/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

• Census place: Locust Grove, GA
• County: Henry County · 316,359 people
• City population: 36,038
• 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

+77.5% since first listed

17 events — show timeline

• 2026-04-21 Pending — GAMLS
• 2026-04-21 Pending — FMLS
• 2026-04-09 Price Changed $204,000 GAMLS
• 2026-04-09 Price Changed $204,000 FMLS
• 2026-03-19 Price Changed $208,000 FMLS
• 2026-03-19 Price Changed $208,000 GAMLS
• 2026-02-26 Price Changed $213,000 FMLS
• 2026-02-26 Price Changed $213,000 GAMLS
• 2026-02-18 Listed $216,000 GAMLS
• 2026-02-18 Relisted — FMLS
• 2026-02-17 Coming Soon $216,000 GAMLS
• 2026-02-04 Listed $216,000 FMLS
• 2026-02-04 Listed $216,000 GAMLS
• 2017-10-02 Sold (Public Records) $115,000 Public Records
• 2017-09-22 Sold (MLS) $114,900 GAMLS
• 2017-08-23 Pending — GAMLS
• 2017-08-01 Listed $114,900 GAMLS

Property tax history

+6.3%/yr

Latest (2025): $706 · +88.4% YoY. Source: county tax records.