404 Woodcreek · Griffin, GA 30224

$299,900

4 bd · 3.0 ba · 2,833 sqft · SingleFamily public records · 40 Days on market

Built 2006 0.55 ac lot $106/sqft · 13% below area Est $345k · 13% under

---

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).

• ARV discount +13.4/15.0
• Cash flow +11.9/30.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Your Home Sweet Home in Autumn Ridge! Tucked away in a quiet cul-de-sac, this tranquil single-family split foyer retreat offers the perfect blend of comfort, charm, and modern updates. Step inside to discover 6 spacious bedrooms and 3 full baths. The home shines with new carpet, fresh paint, and beautiful wood flooring that add warmth and style throughout. Enjoy a remodeled bathroom, new stove/oven combo and thoughtful updates including a new water heater, central A/C air handler, and modern light fixtures - providing both beauty and peace of mind. The eat-in kitchen is the heart of the home, featuring a breakfast bar sun-filled morning room, walk-in pantry, and a separate appliance closet - all designed for convenience and connection. The formal dining and living rooms offer classic spaces for entertaining, while the family room/den on the terrace level create cozy areas for relaxation and fun. Step outside to your own backyard paradise - a space awaiting your personal touch! Spend sunny afternoons by the above-ground pool, lounge on the multi-tier deck, or host unforgettable gatherings at the tiki bar/cabana. With a little imagination, this outdoor space can become your ultimate staycation retreat! This Autumn Ridge gem truly has it all - space, upgrades, and serenity. Don't miss your chance to make this one-of-a-kind home yours!

Key facts

• Remodeled bathroom
• New water heater
• Eat-in kitchen

Tags

• REMODELED BATHROOM
• NEW STOVE OVEN COMBO
• NEW WATER HEATER
• CENTRAL A C AIR HANDLER
• MODERN LIGHT FIXTURES
• EAT-IN KITCHEN

Property features AI

Finance

• HOA & community: Near schools; Street lights

Exterior

• Parking: 2-car garage with front-facing garage and level driveway; Open parking available
• Utilities: Public water; Public sewer; Electric service with 110V and 220V (220V in laundry); Cable available; Underground utilities
• Home design: Multi/split levels; Resale property
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Private yard and private entrance; Rear stairs; Deck; Above-ground pool; Fenced yard with wood fencing; Cabana

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Stained and other style cabinets; Walk-in pantry; Other solid-surface counters
• Bedrooms: Oversized master with sitting room and master on main; 3 main-level bedrooms; 3 lower-level bedrooms
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: 3 full bathrooms; Master bath with double vanity, separate tub and shower, soaking tub and whirlpool tub; 2 main-level bathrooms; 1 lower-level full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: High 10-ft ceilings on main level; Tray ceilings; Walk-in closets; Disappearing attic stairs; Insulated windows; Living room fireplace
• Laundry & utility: Laundry located on lower level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-76 ($-909/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (14.5% below list).
• Recommended offer: $256k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Futral Road Elementary School (math 25% / reading 24%, grade F, #753 of 1,228 statewide, top 64%, 590 students, 98% FRL); Rehoboth Road Middle School (math 17% / reading 29%, grade F, #321 of 470 statewide, top 69%, 615 students, 67% FRL); Spalding High School (math 11% / reading 25%, grade F, #258 of 424 statewide, top 62%, 1,252 students, 67% FRL).
• Market conditions: Rents rising (+1.4%/yr); 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 342 units permitted in Spalding County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($70k/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 $9k 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 40 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago 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 $257k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 39% 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 $256,325 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (median comp): $345,481
• List price: $299,900
• Delta: -13.19%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
344 Stonewood	0.15mi	5/4.0 (+1)	2,524 (-11%)	7mo	$336,900	$133	60
131 Autumn Ridge Dr	0.35mi	3/2.5 (-1)	2,915 (+3%)	14mo	$272,500	$93	60

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.32×
• Total profit: $-57,378
• Equity at exit: $44,716

10-year hold

• IRR: -16.6%
• Equity multiple: 0.14×
• Total profit: $-71,897
• Equity at exit: $25,930

Cash invested: $83,972 (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 30224

• Rents YoY: 1.4%
• Active inventory: 236
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,563 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$403 /mo · $4,837/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-76

Break-even live

Break-even rent $2,659

Max offer price $286,517

Occupancy floor 98%

Sensitivity live

Price	-10% $94	-5% $9	+0% $-76	+5% $-161	+10% $-246
Rent	-10% $-278	-5% $-177	+0% $-76	+5% $25	+10% $127
Rate	-1.0pp $75	-0.5pp $1	base $-76	+0.5pp $-153	+1.0pp $-233

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Stonewood Griffin, GA	5.0	3.0	2764	$2,800	$1.01	19d	1	0.15mi
127 Hunts Mill Cir Griffin, GA	4.0	3.0	2375	$2,205	$0.93	0d	1	0.45mi
1133 E College St Griffin, GA	3.0	2.0	3468	$1,900	$0.55	45d	1	1.14mi

Listing history 39 events

1. 2026-06-21
   days on market $299,900 Active 40 DOM
2. 2026-06-18
   days on market $299,900 Active 37 DOM
3. 2026-06-17
   days on market $299,900 Active 36 DOM
4. 2026-06-16
   days on market $299,900 Active 35 DOM
5. 2026-06-15
   days on market $299,900 Active 34 DOM
6. 2026-06-13
   days on market $299,900 Active 32 DOM
7. 2026-06-09
   days on market $299,900 Active 28 DOM
8. 2026-06-08
   days on market $299,900 Active 27 DOM
9. 2026-06-07
   days on market $299,900 Active 26 DOM
10. 2026-06-04
    days on market $299,900 Active 23 DOM
11. 2026-06-03
    days on market $299,900 Active 22 DOM
12. 2026-06-02
    days on market $299,900 Active 21 DOM
13. 2026-06-01
    days on market $299,900 Active 20 DOM
14. 2026-05-31
    days on market $299,900 Active 19 DOM
15. 2026-05-12
    listed $299,900 New 1383-char remark

    Show marketing remark (1383 chars)

    Welcome to Your Home Sweet Home in Autumn Ridge! Tucked away in a quiet cul-de-sac, this tranquil single-family split foyer retreat offers the perfect blend of comfort, charm, and modern updates. Step inside to discover 6 spacious bedrooms and 3 full baths. The home shines with new carpet, fresh paint, and beautiful wood flooring that add warmth and style throughout. Enjoy a remodeled bathroom, new stove/oven combo and thoughtful updates including a new water heater, central A/C air handler, and modern light fixtures - providing both beauty and peace of mind. The eat-in kitchen is the heart of the home, featuring a breakfast bar sun-filled morning room, walk-in pantry, and a separate appliance closet - all designed for convenience and connection. The formal dining and living rooms offer classic spaces for entertaining, while the family room/den on the terrace level create cozy areas for relaxation and fun. Step outside to your own backyard paradise - a space awaiting your personal touch! Spend sunny afternoons by the above-ground pool, lounge on the multi-tier deck, or host unforgettable gatherings at the tiki bar/cabana. With a little imagination, this outdoor space can become your ultimate staycation retreat! This Autumn Ridge gem truly has it all - space, upgrades, and serenity. Don't miss your chance to make this one-of-a-kind home yours!

16. 2026-05-12
    listed $299,900 Active 1413-char remark

    Show marketing remark (1383 chars)

    Welcome to Your Home Sweet Home in Autumn Ridge! Tucked away in a quiet cul-de-sac, this tranquil single-family split foyer retreat offers the perfect blend of comfort, charm, and modern updates. Step inside to discover 6 spacious bedrooms and 3 full baths. The home shines with new carpet, fresh paint, and beautiful wood flooring that add warmth and style throughout. Enjoy a remodeled bathroom, new stove/oven combo and thoughtful updates including a new water heater, central A/C air handler, and modern light fixtures - providing both beauty and peace of mind. The eat-in kitchen is the heart of the home, featuring a breakfast bar sun-filled morning room, walk-in pantry, and a separate appliance closet - all designed for convenience and connection. The formal dining and living rooms offer classic spaces for entertaining, while the family room/den on the terrace level create cozy areas for relaxation and fun. Step outside to your own backyard paradise - a space awaiting your personal touch! Spend sunny afternoons by the above-ground pool, lounge on the multi-tier deck, or host unforgettable gatherings at the tiki bar/cabana. With a little imagination, this outdoor space can become your ultimate staycation retreat! This Autumn Ridge gem truly has it all - space, upgrades, and serenity. Don't miss your chance to make this one-of-a-kind home yours!

17. 2026-05-08
    historical
18. 2026-05-08
    historical
19. 2026-01-30
    price $305,000
20. 2026-01-30
    price $305,000
21. 2025-11-06
    price $309,000
22. 2025-11-06
    price $309,000
23. 2025-10-24
    listed $318,000 New
24. 2025-10-24
    listed $318,000 Active
25. 2025-03-21
    soldstatus $257,000
26. 2025-02-12
    soldstatus $257,000 Sold
27. 2025-01-02
    status Under Contract
28. 2024-12-27
    listed $250,000 New
29. 2020-09-09
    soldstatus $175,000
30. 2020-08-27
    soldstatus $175,000 Closed
31. 2020-08-27
    soldstatus $175,000 Sold
32. 2020-07-13
    historical Active Under Contract
33. 2020-07-13
    status Under Contract
34. 2020-07-08
    price $179,900
35. 2020-07-07
    price $179,900
36. 2020-07-07
    listed $180,000 Active
37. 2020-07-07
    listed $180,000 New
38. 2007-09-06
    soldstatus $375,000
39. 2006-07-13
    soldstatus $824,000

ⓘ 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: $4,837 · $403/mo
• Projected year-2 tax: $4,837 · $403/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,759
• − Mortgage interest: −$16,799
• − Property taxes: −$4,837
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − Depreciation: −$8,724
• Taxable loss: −$6,022
• Est. tax savings @ 24.0%: +$1,445
• After-tax cash flow: $536/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

• County: Spalding County · 66,676 people
• City population: 28,414
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,414
• Household income: $70,216
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 735.0

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: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Serbian 1% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -181.83%
• Current HPI: 232.3039
• Rent YoY: ▲ 1.42%
• 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

-63.6% since first listed

25 events — show timeline

• 2026-05-12 Listed $299,900 FMLS
• 2026-05-12 Listed $299,900 GAMLS
• 2026-05-08 Listing Removed — FMLS
• 2026-05-08 Listing Removed — GAMLS
• 2026-01-30 Price Changed $305,000 GAMLS
• 2026-01-30 Price Changed $305,000 FMLS
• 2025-11-06 Price Changed $309,000 GAMLS
• 2025-11-06 Price Changed $309,000 FMLS
• 2025-10-24 Listed $318,000 FMLS
• 2025-10-24 Listed $318,000 GAMLS
• 2025-03-21 Sold (Public Records) $257,000 Public Records
• 2025-02-12 Sold (MLS) $257,000 GAMLS
• 2025-01-02 Pending — GAMLS
• 2024-12-27 Listed $250,000 GAMLS
• 2020-09-09 Sold (Public Records) $175,000 Public Records
• 2020-08-27 Sold (MLS) $175,000 GAMLS
• 2020-08-27 Sold (MLS) $175,000 FMLS
• 2020-07-13 Contingent — FMLS
• 2020-07-13 Pending — GAMLS
• 2020-07-08 Price Changed $179,900 GAMLS
• 2020-07-07 Price Changed $179,900 FMLS
• 2020-07-07 Listed $180,000 GAMLS
• 2020-07-07 Listed $180,000 FMLS
• 2007-09-06 Sold (Public Records) $375,000 Public Records
• 2006-07-13 Sold (Public Records) $824,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,837 · +1.4% YoY. Source: county tax records.