512 Terry Dr · Griffin, GA 30223

$150,000

3 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 51 Days on market

Built 1982 0.31 ac lot $81/sqft · 27% below area Est $205k · 27% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet cul-de-sac, this ranch-style home offers plenty of character and a layout that works well for both everyday living and entertaining. The spacious family room flows into the open kitchen with a center island, creating a natural gathering space. Just off the main living area, double French doors lead out to the back deck-an ideal spot to relax outdoors or fire up the grill. The layout provides comfortable living spaces with good flow throughout the home, making it easy to enjoy time at home or host guests. Conveniently located with easy access to major highways, along with nearby shopping and dining options, this property combines a peaceful setting with everyday accessibility. Be sure to check out the 360 3D tour to explore the home virtually before scheduling your showing.

Key facts

• Double french doors
• Back deck
• Cul-de-sac

Tags

• CUL-DE-SAC
• SPACIOUS FAMILY ROOM
• OPEN KITCHEN
• CENTER ISLAND
• DOUBLE FRENCH DOORS
• BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+3.3%/yr); 427 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 342 units permitted in Spalding County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $4k 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 51 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.04% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (median comp): $205,385
• List price: $150,000
• Delta: -26.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1822 Hallmark Dr	0.23mi	3/2.0	1,821 (-2%)	10mo	$188,000	$103	78
119 Amberwood Ln	0.16mi	3/2.0	1,784 (-4%)	13mo	$147,000	$82	75
1816 Hallmark Dr	0.26mi	4/2.0 (+1)	1,776 (-4%)	10mo	$110,000	$62	68
1464 Beatty St	0.74mi	3/2.0	1,760 (-5%)	3mo	$216,000	$123	55
119 Sherbrooke Way	0.54mi	3/2.0	2,004 (+8%)	11mo	$315,000	$157	53
1605 Rosewood Dr	0.53mi	3/2.0	1,779 (-4%)	20mo	$231,000	$130	52
1520 Oakview Dr	0.55mi	3/2.0	1,723 (-7%)	13mo	$217,000	$126	52
1705 Ridge St	0.69mi	4/2.0 (+1)	1,708 (-8%)	1mo	$229,000	$134	49
1534 Ridgewood Dr	0.52mi	3/2.5	1,732 (-7%)	20mo	$195,000	$113	46
2107 W Mcintosh Rd	0.55mi	3/2.0	1,583 (-15%)	8mo	$265,000	$167	43
1404 Oakview Dr	0.67mi	3/2.0	1,719 (-7%)	17mo	$219,000	$127	42
1530 Ridgewood Dr	0.55mi	3/2.0	1,598 (-14%)	17mo	$244,500	$153	37

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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,139
• Equity at exit: $22,365

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $13,098
• Equity at exit: $12,969

Cash invested: $42,000 (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 30223

• Rents YoY: 3.3%
• Active inventory: 427
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $230

Break-even live

Break-even rent $1,267

Max offer price $150,000

Occupancy floor 80%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Hallmark Hills Dr Griffin, GA	3.0	2.5	1272	$1,620	$1.27	24d	1	0.16mi
1608 Hallmark Hills Dr Griffin, GA	2.0	2.0	1280	$1,545	$1.21	12d	1	0.19mi
103 Waterford Way Griffin, GA	2.0	2.0	1657	$1,250	$0.75	12d	1	0.78mi

Listing history 15 events

1. 2026-05-15
   status Under Contract 806-char remark

   Show marketing remark (806 chars)

   Tucked away on a quiet cul-de-sac, this ranch-style home offers plenty of character and a layout that works well for both everyday living and entertaining. The spacious family room flows into the open kitchen with a center island, creating a natural gathering space. Just off the main living area, double French doors lead out to the back deck-an ideal spot to relax outdoors or fire up the grill. The layout provides comfortable living spaces with good flow throughout the home, making it easy to enjoy time at home or host guests. Conveniently located with easy access to major highways, along with nearby shopping and dining options, this property combines a peaceful setting with everyday accessibility. Be sure to check out the 360 3D tour to explore the home virtually before scheduling your showing.

2. 2026-05-07
   status Pending Offer Approval 806-char remark

   Show marketing remark (806 chars)

   Tucked away on a quiet cul-de-sac, this ranch-style home offers plenty of character and a layout that works well for both everyday living and entertaining. The spacious family room flows into the open kitchen with a center island, creating a natural gathering space. Just off the main living area, double French doors lead out to the back deck-an ideal spot to relax outdoors or fire up the grill. The layout provides comfortable living spaces with good flow throughout the home, making it easy to enjoy time at home or host guests. Conveniently located with easy access to major highways, along with nearby shopping and dining options, this property combines a peaceful setting with everyday accessibility. Be sure to check out the 360 3D tour to explore the home virtually before scheduling your showing.

3. 2026-04-27
   price $150,000 806-char remark

   Show marketing remark (806 chars)

   Tucked away on a quiet cul-de-sac, this ranch-style home offers plenty of character and a layout that works well for both everyday living and entertaining. The spacious family room flows into the open kitchen with a center island, creating a natural gathering space. Just off the main living area, double French doors lead out to the back deck-an ideal spot to relax outdoors or fire up the grill. The layout provides comfortable living spaces with good flow throughout the home, making it easy to enjoy time at home or host guests. Conveniently located with easy access to major highways, along with nearby shopping and dining options, this property combines a peaceful setting with everyday accessibility. Be sure to check out the 360 3D tour to explore the home virtually before scheduling your showing.

4. 2026-03-16
   listed $160,000 New 806-char remark

   Show marketing remark (806 chars)

   Tucked away on a quiet cul-de-sac, this ranch-style home offers plenty of character and a layout that works well for both everyday living and entertaining. The spacious family room flows into the open kitchen with a center island, creating a natural gathering space. Just off the main living area, double French doors lead out to the back deck-an ideal spot to relax outdoors or fire up the grill. The layout provides comfortable living spaces with good flow throughout the home, making it easy to enjoy time at home or host guests. Conveniently located with easy access to major highways, along with nearby shopping and dining options, this property combines a peaceful setting with everyday accessibility. Be sure to check out the 360 3D tour to explore the home virtually before scheduling your showing.

5. 2018-07-19
   soldstatus $122,400
6. 2018-07-16
   soldstatus $122,350 Sold 572-char remark

   Show marketing remark (572 chars)

   Privately tucked away in a quiet cul-de-sac, this gorgeous ranch home radiates tons of character and charm! The spacious family room, open-concept kitchen with center island, and adjacent living room space create the ideal setup for entertaining friends and hosting family events. The double French doors off the living room provide walkout access to the deck out back, perfect for relaxing in the sun or barbecuing with friends. With easy highway access and tons of dining and shopping options right down the road, this location is a commuter's dream that cannot be beat!

7. 2018-07-16
   soldstatus $122,350 Sold

   Show marketing remark (572 chars)

   Privately tucked away in a quiet cul-de-sac, this gorgeous ranch home radiates tons of character and charm! The spacious family room, open-concept kitchen with center island, and adjacent living room space create the ideal setup for entertaining friends and hosting family events. The double French doors off the living room provide walkout access to the deck out back, perfect for relaxing in the sun or barbecuing with friends. With easy highway access and tons of dining and shopping options right down the road, this location is a commuter's dream that cannot be beat!

8. 2018-06-18
   status Under Contract

   Show marketing remark (572 chars)

   Privately tucked away in a quiet cul-de-sac, this gorgeous ranch home radiates tons of character and charm! The spacious family room, open-concept kitchen with center island, and adjacent living room space create the ideal setup for entertaining friends and hosting family events. The double French doors off the living room provide walkout access to the deck out back, perfect for relaxing in the sun or barbecuing with friends. With easy highway access and tons of dining and shopping options right down the road, this location is a commuter's dream that cannot be beat!

9. 2018-06-18
   status Pending 572-char remark

   Show marketing remark (572 chars)

   Privately tucked away in a quiet cul-de-sac, this gorgeous ranch home radiates tons of character and charm! The spacious family room, open-concept kitchen with center island, and adjacent living room space create the ideal setup for entertaining friends and hosting family events. The double French doors off the living room provide walkout access to the deck out back, perfect for relaxing in the sun or barbecuing with friends. With easy highway access and tons of dining and shopping options right down the road, this location is a commuter's dream that cannot be beat!

10. 2018-06-14
    status Back on Market

    Show marketing remark (572 chars)

    Privately tucked away in a quiet cul-de-sac, this gorgeous ranch home radiates tons of character and charm! The spacious family room, open-concept kitchen with center island, and adjacent living room space create the ideal setup for entertaining friends and hosting family events. The double French doors off the living room provide walkout access to the deck out back, perfect for relaxing in the sun or barbecuing with friends. With easy highway access and tons of dining and shopping options right down the road, this location is a commuter's dream that cannot be beat!

11. 2018-06-14
    status Active 572-char remark

    Show marketing remark (572 chars)

    Privately tucked away in a quiet cul-de-sac, this gorgeous ranch home radiates tons of character and charm! The spacious family room, open-concept kitchen with center island, and adjacent living room space create the ideal setup for entertaining friends and hosting family events. The double French doors off the living room provide walkout access to the deck out back, perfect for relaxing in the sun or barbecuing with friends. With easy highway access and tons of dining and shopping options right down the road, this location is a commuter's dream that cannot be beat!

12. 2018-05-08
    status Under Contract

    Show marketing remark (572 chars)

    Privately tucked away in a quiet cul-de-sac, this gorgeous ranch home radiates tons of character and charm! The spacious family room, open-concept kitchen with center island, and adjacent living room space create the ideal setup for entertaining friends and hosting family events. The double French doors off the living room provide walkout access to the deck out back, perfect for relaxing in the sun or barbecuing with friends. With easy highway access and tons of dining and shopping options right down the road, this location is a commuter's dream that cannot be beat!

13. 2018-05-08
    status Pending 572-char remark

    Show marketing remark (572 chars)

    Privately tucked away in a quiet cul-de-sac, this gorgeous ranch home radiates tons of character and charm! The spacious family room, open-concept kitchen with center island, and adjacent living room space create the ideal setup for entertaining friends and hosting family events. The double French doors off the living room provide walkout access to the deck out back, perfect for relaxing in the sun or barbecuing with friends. With easy highway access and tons of dining and shopping options right down the road, this location is a commuter's dream that cannot be beat!

14. 2018-05-04
    listed $119,900 Active 572-char remark

    Show marketing remark (572 chars)

    Privately tucked away in a quiet cul-de-sac, this gorgeous ranch home radiates tons of character and charm! The spacious family room, open-concept kitchen with center island, and adjacent living room space create the ideal setup for entertaining friends and hosting family events. The double French doors off the living room provide walkout access to the deck out back, perfect for relaxing in the sun or barbecuing with friends. With easy highway access and tons of dining and shopping options right down the road, this location is a commuter's dream that cannot be beat!

15. 2018-05-04
    listed $119,900 New

    Show marketing remark (572 chars)

    Privately tucked away in a quiet cul-de-sac, this gorgeous ranch home radiates tons of character and charm! The spacious family room, open-concept kitchen with center island, and adjacent living room space create the ideal setup for entertaining friends and hosting family events. The double French doors off the living room provide walkout access to the deck out back, perfect for relaxing in the sun or barbecuing with friends. With easy highway access and tons of dining and shopping options right down the road, this location is a commuter's dream that cannot be beat!

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/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 7/10 Severe 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $18,693
• − Mortgage interest: −$8,402
• − Property taxes: −$1,821
• − Insurance: −$750
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,364
• Taxable income: $365
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,669/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): 38,262
• Household income: $59,054
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 1297.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 38% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 6% Korean 1%

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: ▼ -142.92%
• Current HPI: 225.7933
• Rent YoY: ▲ 3.34%
• 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

+25.1% since first listed

15 events — show timeline

• 2026-05-15 Pending — GAMLS
• 2026-05-07 Pending — GAMLS
• 2026-04-27 Price Changed $150,000 GAMLS
• 2026-03-16 Listed $160,000 GAMLS
• 2018-07-19 Sold (Public Records) $122,400 Public Records
• 2018-07-16 Sold (MLS) $122,350 GAMLS
• 2018-07-16 Sold (MLS) $122,350 FMLS
• 2018-06-18 Pending — GAMLS
• 2018-06-18 Pending — FMLS
• 2018-06-14 Relisted — GAMLS
• 2018-06-14 Relisted — FMLS
• 2018-05-08 Pending — GAMLS
• 2018-05-08 Pending — FMLS
• 2018-05-04 Listed $119,900 GAMLS
• 2018-05-04 Listed $119,900 FMLS

Property tax history

+1.8%/yr

Latest (2020): $1,821 · +3.8% YoY. Source: county tax records.