140 Astilbe Meadow Dr · Locust Grove, GA 30248

$299,900

4 bd · 3.0 ba · 1,775 sqft · SingleFamily public records · 73 Days on market

Built 2006 6,534 sqft lot $169/sqft · at area comps Est $289k · at est.

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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 +15.3/30.0
• ARV discount +5.8/15.0
• DSCR +4.7/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• 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

This well-maintained, one-level ranch home offers comfortable and convenient living with four spacious bedrooms and three full bathrooms, providing room for family, guests, or a home office setup. The thoughtfully designed layout allows for easy flow between living spaces, all on a single level- ideal for both everyday living and entertaining. The home features a two-car garage with ample storage and easy access, along with durable four-side brick construction that offers low maintenance and long-term value. With no HOA, you'll enjoy the freedom and flexibility to truly make the property your own with additional restrictions or fees. Conveniently located just minutes from shopping, dining, and medical facilities, this home combines privacy and accessibility in a highly desirable area. Whether you're looking for a primary residence or a solid investment, this property delivers both comfort and convenience.

Key facts

• Private space
• 4 side brick
• 6,534 sq ft lot

Tags

• PRIVATE SPACE
• 4 SIDE BRICK

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 $108 ($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 $239k (20.3% below list).
• Recommended offer: $239k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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+, schools 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.
• Market conditions: Rents rising (+2.2%/yr); 499 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/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.
• 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 73 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 32% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,034 (20.3% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (median comp): $288,866
• List price: $299,900
• Delta: 3.82%
• 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
926 Locust Rd	0.23mi	4/2.5	1,746 (-2%)	2mo	$347,000	$199	83
128 Astilbe Meadow Dr	0.03mi	4/3.0	1,900 (+7%)	7mo	$245,900	$129	81
533 Grove Pointe Ct	0.13mi	4/2.0	1,690 (-5%)	7mo	$273,000	$162	76
231 Grove Pointe Dr	0.27mi	3/2.0 (-1)	1,740 (-2%)	10mo	$288,000	$166	67
110 Coulter Woods Dr	0.37mi	4/2.0	1,911 (+8%)	4mo	$299,900	$157	62
121 Jaley Pkwy	0.70mi	4/3.5	1,758 (-1%)	4mo	$295,000	$168	60
116 Coulter Woods Dr	0.41mi	3/2.0 (-1)	1,836 (+3%)	9mo	$249,000	$136	59
466 Grove Pointe Ct	0.39mi	3/2.0 (-1)	2,024 (+14%)	1mo	$339,900	$168	48
703 Grove Pointe Cir	0.73mi	4/2.0	1,612 (-9%)	7mo	$289,000	$179	41
606 Grove Pointe Way	0.50mi	3/2.0 (-1)	2,020 (+14%)	10mo	$305,000	$151	36
625 Locust Rd	0.54mi	3/2.0 (-1)	1,569 (-12%)	12mo	$210,000	$134	36
401 Grove Pointe Ct	0.71mi	3/2.0 (-1)	1,563 (-12%)	12mo	$255,000	$163	28

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-43,854
• Equity at exit: $44,716

10-year hold

• IRR: -7.4%
• Equity multiple: 0.55×
• Total profit: $-37,983
• 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 30248

• Home prices YoY: -21.0%
• Rents YoY: 2.2%
• Active inventory: 499
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,390 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$83 /mo · $990/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $108

Break-even live

Break-even rent $2,253

Max offer price $299,900

Occupancy floor 90%

Sensitivity live

Price	-10% $278	-5% $193	+0% $108	+5% $23	+10% $-62
Rent	-10% $-81	-5% $14	+0% $108	+5% $203	+10% $297
Rate	-1.0pp $259	-0.5pp $184	base $108	+0.5pp $30	+1.0pp $-49

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 Grove Pointe Cir Locust Grove, GA	3.0	2.0	1674	$2,030	$1.21	0d	1	0.69mi
725 Grove Pointe Cir Locust Grove, GA	3.0	2.0	1669	$1,940	$1.16	0d	1	0.71mi
213 Abby Ct Locust Grove, GA	4.0	2.5	1500	$2,300	$1.53	21d	1	0.82mi
317 Nutwood Trce Locust Grove, GA	3.0	2.5	1690	$1,985	$1.17	44d	1	1.50mi
236 Sableshire Way Locust Grove, GA	4.0	2.5	1907	$2,080	$1.09	25d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $299,900 Active 73 DOM
2. 2026-06-18
   days on market $299,900 Active 70 DOM
3. 2026-06-17
   days on market $299,900 Active 69 DOM
4. 2026-06-16
   days on market $299,900 Active 68 DOM
5. 2026-06-15
   days on market $299,900 Active 67 DOM
6. 2026-06-13
   days on market $299,900 Active 65 DOM
7. 2026-06-09
   days on market $299,900 Active 61 DOM
8. 2026-06-08
   days on market $299,900 Active 60 DOM
9. 2026-06-07
   days on market $299,900 Active 59 DOM
10. 2026-06-04
    days on market $299,900 Active 56 DOM
11. 2026-06-03
    days on market $299,900 Active 55 DOM
12. 2026-06-02
    days on market $299,900 Active 54 DOM
13. 2026-06-01
    days on market $299,900 Active 53 DOM
14. 2026-05-31
    days on market $299,900 Active 52 DOM
15. 2026-04-09
    listed $299,900 New 925-char remark

    Show marketing remark (925 chars)

    This well-maintained, one-level ranch home offers comfortable and convenient living with four spacious bedrooms and three full bathrooms, providing room for family, guests, or a home office setup. The thoughtfully designed layout allows for easy flow between living spaces, all on a single level- ideal for both everyday living and entertaining. The home features a two-car garage with ample storage and easy access, along with durable four-side brick construction that offers low maintenance and long-term value. With no HOA, you'll enjoy the freedom and flexibility to truly make the property your own with additional restrictions or fees. Conveniently located just minutes from shopping, dining, and medical facilities, this home combines privacy and accessibility in a highly desirable area. Whether you're looking for a primary residence or a solid investment, this property delivers both comfort and convenience.

16. 2008-12-22
    soldstatus $1,912,161

ⓘ 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: $990 · $83/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$1,769/yr (+$147/mo · 178.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 32% 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: $28,684
• − Mortgage interest: −$16,799
• − Property taxes: −$990
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$8,724
• Taxable loss: −$3,919
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $2,239/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

-84.3% since first listed

2 events — show timeline

• 2026-04-09 Listed $299,900 GAMLS
• 2008-12-22 Sold (Public Records) $1,912,161 Public Records

Property tax history

-4.0%/yr

Latest (2025): $990 · +84.3% YoY. Source: county tax records.