105 Hunts Mill Cir · Griffin, GA 30224

$291,900

4 bd · 2.5 ba · 2,032 sqft · SingleFamily · 30 Days on market

Built 2025 0.32 ac lot $35/mo HOA · 1% of rent

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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).

• Cash flow +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.1/10.0
• 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

4 bedroom/2.5 bath two-story home on a cul-de-sac homesite in small community featuring sidewalks and a playground. All 4 bedrooms are upstairs- check out our Zillow walk through tour of this home. * * The kitchen has granite tops and s/s appliances (stove, microwave and dishwasher), an island with sink and breakfast bar, overlooking the family room and dining area. There is also a walk-in pantry. The owner's suite with tray ceiling is upstairs and features double sinks, garden tub w/ shower, nicely sized walk in closet plus a linen closet. There are 2 additional closets, 3 additional bedrooms, a full bathroom and laundry room upstairs. Luxury vinyl flooring and carpet. Bathroom vanities a

Key facts

• Granite tops
• Cul-de-sac homesite
• Small community

Tags

• CUL-DE-SAC HOMESITE
• SMALL COMMUNITY
• SIDEWALKS
• PLAYGROUND
• GRANITE TOPS
• S S APPLIANCES

Property features AI

Finance

• Other: New construction home with home warranty
• HOA & community: HOA with $425 monthly fee (includes management fee); Initiation fee $150; Community playground

Exterior

• Parking: Attached garage with garage door opener; Garage on kitchen level
• Utilities: Public water; Public sewer; Sewer connected; Underground utilities
• Home design: Single-family house; New construction; Two levels
• Construction: Built in 2025; Concrete and wood siding construction; Composition roof; Slab foundation
• Exterior features: Patio; Cul-de-sac lot; Level lot

Interior

• Kitchen: Breakfast bar; Kitchen island; Solid surface counters; Walk-in pantry; Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total baths)
• Heating & cooling: Electric heating with heat pump; Cooling with heat pump and ceiling fans
• Interior features: Soaking tub; Tray ceilings; Entrance foyer; Walk-in closets; Family room, foyer, and laundry room included
• Laundry & utility: Laundry on upper level; Electric water heater

🏗️ New construction. The $291,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $292,014.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $122 ($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 $236k (19.3% below list).
• Recommended offer: $236k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 4 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 40% 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 30 days — a 2% lower offer ($288k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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 $141k; list at $292k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 43% 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 $235,567 (19.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (median comp): $292,014
• List price: $291,900
• Delta: -0.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Hunts Mill Cir	0.12mi	4/2.5	2,074 (+2%)	6mo	$297,900	$144	86
145 Hunts Mill Cir	0.08mi	4/2.5	1,870 (-8%)	1mo	$261,900	$140	82
216 Autumn Ridge Dr	0.22mi	4/2.5	2,000 (-2%)	8mo	$283,000	$142	81
138 Hunts Mill Cir	0.07mi	4/2.5	2,189 (+8%)	8mo	$349,900	$160	78
200 Rocky Creek Dr	0.27mi	3/2.5 (-1)	2,102 (+3%)	8mo	$210,000	$100	70
510 Knollwood	0.48mi	4/3.0	1,976 (-3%)	12mo	$299,900	$152	61
529 Knollwood	0.68mi	4/3.0	2,007 (-1%)	6mo	$280,000	$140	59
1328 Macarthur Dr	0.44mi	3/2.0 (-1)	2,021 (-0%)	16mo	$310,000	$153	58
204 Kennelsman Dr	0.65mi	4/2.5	1,929 (-5%)	10mo	$305,100	$158	53
268 Kennelsman Dr	0.65mi	4/2.0	1,864 (-8%)	3mo	$298,500	$160	52
201 Peppertree	0.35mi	5/3.0 (+1)	1,826 (-10%)	13mo	$267,000	$146	49
511 Knollwood	0.49mi	3/2.0 (-1)	2,200 (+8%)	15mo	$284,900	$130	44

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: -15.1%
• Equity multiple: 0.47×
• Total profit: $-43,357
• Equity at exit: $43,540

10-year hold

• IRR: -9.1%
• Equity multiple: 0.47×
• Total profit: $-42,938
• Equity at exit: $25,248

Cash invested: $81,764 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,356 medium
• Mortgage (P&I): −$1,531
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$122
• HOA: −$35
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $122

Break-even live

Break-even rent $2,201

Max offer price $292,014

Occupancy floor 90%

Sensitivity live

Price	-10% $288	-5% $205	+0% $122	+5% $-293	+10% $-394
Rent	-10% $-64	-5% $29	+0% $122	+5% $215	+10% $308
Rate	-1.0pp $269	-0.5pp $197	base $122	+0.5pp $47	+1.0pp $-30

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: $73,003
• Closing costs: $8,760
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Hunts Mill Cir Griffin, GA	4.0	3.0	2375	$2,205	$0.93	0d	1	0.16mi
343 Stonewood Griffin, GA	5.0	3.0	2764	$2,800	$1.01	18d	1	0.33mi
1348 Maple Dr Griffin, GA	3.0	2.0	1493	$1,795	$1.20	45d	1	0.75mi
1482 Wesley Dr Unit NA Griffin, GA	4.0	2.0	2160	$2,200	$1.02	0d	1	1.26mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 31 events

1. 2026-05-05
   price $278,900 1130-char remark
2. 2026-04-29
   listed $283,900 New 1130-char remark
3. 2026-04-28
   historical
4. 2026-03-04
   listed $286,900 New
5. 2026-03-03
   historical
6. 2026-01-31
   listed $289,900 New
7. 2026-01-30
   status Back On Market
8. 2026-01-30
   historical
9. 2025-12-31
   status Under Contract
10. 2025-12-16
    price $289,900
11. 2025-10-30
    price $293,900
12. 2025-10-04
    listed $307,900 New
13. 2025-09-30
    historical
14. 2025-09-03
    status Back On Market
15. 2025-08-30
    historical
16. 2025-08-22
    price $309,900
17. 2025-07-09
    price $324,900
18. 2025-04-01
    listed $329,900 New
19. 2024-07-02
    soldstatus $140,700
20. 2024-07-01
    soldstatus $35,175 Sold
21. 2024-07-01
    soldstatus $35,175 Closed
22. 2024-02-28
    status Pending
23. 2024-02-14
    status Under Contract
24. 2024-02-14
    historical Active Under Contract
25. 2024-02-05
    price $40,900
26. 2024-02-05
    price $40,900
27. 2023-12-05
    listed $43,900 New
28. 2023-12-05
    listed $43,900 Active
29. 2023-11-30
    historical
30. 2023-09-27
    price $44,900
31. 2023-08-29
    listed $49,900 New

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $2,685 · $224/mo
• Expected delta: +$2,077/yr (+$173/mo · 341.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% 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: $28,268
• − Mortgage interest: −$16,357
• − Property taxes: −$609
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − HOA: −$420
• − Depreciation: −$8,495
• Taxable loss: −$3,596
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $2,330/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

+485.0% since first listed

33 events — show timeline

• 2026-05-29 Pending — GAMLS
• 2026-05-29 Price Changed $291,900 GAMLS
• 2026-05-05 Price Changed $278,900 GAMLS
• 2026-04-29 Listed $283,900 GAMLS
• 2026-04-28 Listing Removed — GAMLS
• 2026-03-04 Listed $286,900 GAMLS
• 2026-03-03 Listing Removed — GAMLS
• 2026-01-31 Listed $289,900 GAMLS
• 2026-01-30 Relisted — GAMLS
• 2026-01-30 Listing Removed — GAMLS
• 2025-12-31 Pending — GAMLS
• 2025-12-16 Price Changed $289,900 GAMLS
• 2025-10-30 Price Changed $293,900 GAMLS
• 2025-10-04 Listed $307,900 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-03 Relisted — GAMLS
• 2025-08-30 Listing Removed — GAMLS
• 2025-08-22 Price Changed $309,900 GAMLS
• 2025-07-09 Price Changed $324,900 GAMLS
• 2025-04-01 Listed $329,900 GAMLS
• 2024-07-02 Sold (Public Records) $140,700 Public Records
• 2024-07-01 Sold (MLS) $35,175 FMLS
• 2024-07-01 Sold (MLS) $35,175 GAMLS
• 2024-02-28 Pending — FMLS
• 2024-02-14 Pending — GAMLS
• 2024-02-14 Contingent — FMLS
• 2024-02-05 Price Changed $40,900 GAMLS
• 2024-02-05 Price Changed $40,900 FMLS
• 2023-12-05 Listed $43,900 FMLS
• 2023-12-05 Listed $43,900 GAMLS
• 2023-11-30 Listing Removed — GAMLS
• 2023-09-27 Price Changed $44,900 GAMLS
• 2023-08-29 Listed $49,900 GAMLS

Property tax history

+21.8%/yr

Latest (2025): $609 · -19.8% YoY. Source: county tax records.