700 Griffin St · Grantville, GA 30220

$125,000

2 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 35 Days on market

Built 1960 2.50 ac lot $105/sqft · 56% below area

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer-upper 2-bedroom, 1-bath ranch home sits on a spacious and level 2.5acre lot, offering endless potential with plenty of room to expand. The home itself needs work, making it an ideal opportunity for an investor or skilled buyer looking to renovate or reimagine the space.

Key facts

• 2.5 acre lot
• 2 parking spots
• Built 1960

Property features AI

Finance

• Other: Lot size approximately 2.5 acres
• Financial info: Listing offered As-Is; Cash offers only
• HOA & community: No HOA

Exterior

• Parking: Open parking with parking pad (2 total parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Propane available
• Home design: Single family residence (house); Built in 1960; One story
• Construction: Wood siding; Composition roof; Public records show building area 1192
• Exterior features: Porch; Level lot; Partially wooded

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Has heating (type listed as Other); No central cooling
• Interior features: One-level living; Public records list living area as 1192; No fireplace; Fixer condition
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.5% in Grantville — 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 64/100 on livability (#242 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.
• Coweta County (rural): math 37% / reading 43% proficiency, ranked #36 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glanton Elementary (math 17% / reading 32%, grade F, #753 of 1,228 statewide, top 64%, 264 students, 66% FRL); Smokey Road Middle School (math 21% / reading 33%, grade F, #271 of 470 statewide, top 60%, 595 students, 60% FRL); Newnan High School (math 42% / reading 26%, grade F, #93 of 424 statewide, top 23%, 2,335 students, 41% FRL) — zoned schools average 56% FRL vs 37% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 65 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 963 units permitted in Coweta County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Coweta County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (median comp): $287,254
• List price: $125,000
• Delta: -56.48%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,148
• Equity at exit: $18,638

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $23,525
• Equity at exit: $10,808

Cash invested: $35,000 (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 30220

• Home prices YoY: -5.5%
• Active inventory: 65
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$656
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $300

Break-even live

Break-even rent $992

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Jenny Rd Grantville, GA	3.0	2.0	1075	$1,695	$1.58	18d	1	1.01mi
82 Maple St Grantville, GA	2.0	1.5	1144	$1,075	$0.94	24d	1	1.07mi
125 Arnold St Grantville, GA	2.0	1.0	1018	$950	$0.93	20d	1	1.16mi
180 W Grantville Rd Grantville, GA	3.0	2.0	1280	$1,475	$1.15	13d	1	1.26mi
22 Edmond Leigh Cir Grantville, GA	3.0	1.0	1088	$1,199	$1.10	24d	1	1.30mi

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 35 DOM
2. 2026-06-17
   days on market $125,000 Active 34 DOM
3. 2026-06-16
   days on market $125,000 Active 33 DOM
4. 2026-06-15
   days on market $125,000 Active 32 DOM
5. 2026-06-13
   days on market $125,000 Active 30 DOM
6. 2026-06-09
   days on market $125,000 Active 26 DOM
7. 2026-06-08
   days on market $125,000 Active 25 DOM
8. 2026-06-07
   days on market $125,000 Active 24 DOM
9. 2026-06-04
   days on market $125,000 Active 21 DOM
10. 2026-06-03
    days on market $125,000 Active 20 DOM
11. 2026-06-02
    days on market $125,000 Active 19 DOM
12. 2026-06-01
    days on market $125,000 Active 18 DOM
13. 2026-05-31
    days on market $125,000 Active 17 DOM
14. 2026-05-14
    listed $125,000 New 276-char remark
15. 2026-05-14
    historical $125,000 276-char remark

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$238/yr (+$20/mo · 26.1%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,466
• − Mortgage interest: −$7,002
• − Property taxes: −$912
• − Insurance: −$625
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$3,636
• Taxable income: $1,657
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $3,208/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: Coweta County
• NCES district ID: 1301500
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $62,978
• Composite: 35.72/100
• National rank: #4860
• State rank: #36 of 174 in GA

Livability — Grantville

• Score: 64/100
• State rank: #242
• US rank: #13777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grantville, GA
• County: Coweta County · 148,589 people
• City population: 5,366
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 5,366
• Household income: $72,091
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 59.0

Population outlook (Coweta County) Hauer SSP2

• Today (2025): 162,063 people
• By 2030: 173,373 · +7.0%
• By 2040: 194,658 · +20.1%
• By 2050: 212,246 · +31.0%
• By 2075: 246,544 · +52.1%
• By 2100: 257,059 · +58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 23% Two or more races 4% Asian 2%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Coweta

• 2024 margin: Solid R (+33.9) · D 32.7% · R 66.6%
• 2008→2024 swing: +7.3pp toward D · 2008: -41.2pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+35.5 2016: R+42.3 2012: R+44.1 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.44%
• Current HPI: 298.8739
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $125,000 GAMLS
• 2026-05-14 Coming Soon $125,000 GAMLS

Property tax history

+13.7%/yr

Latest (2025): $912 · +1.3% YoY. Source: county tax records.