805 Pamela Dr · Griffin, GA 30224

$159,900

2 bd · 2.0 ba · 1,119 sqft · MultiFamily public records · 26 Days on market

Built 1955 10,018 sqft lot

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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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investor special. Home renovated in last year. New plumbing and electrical. Some new windows installed. Excellent rental 3 bedroom ranch on level lot.

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1955

Property features AI

Finance

• Other: Listing terms include Cash, Conventional, FHA, and VA Loan
• HOA & community: No HOA

Exterior

• Parking: Attached parking (2 spaces total); Has attached garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family house; Residential property; Built in 1955; One story
• Construction: Wood siding construction; Composition roof; Slab foundation
• Exterior features: Back yard fencing; Level lot; Has a view

Interior

• Kitchen: Refrigerator; Breakfast area
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fan(s) and electric cooling
• Interior features: One-level living; Updated/remodeled condition; Den; Breakfast area
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $30 ($354/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 $128k (20.2% below list).
• Recommended offer: $128k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Anne Street Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 314 students, 98% FRL); Rehoboth Road Middle School (math 17% / reading 29%, grade F, #321 of 470 statewide, top 69%, 615 students, 67% FRL); Griffin High School (math 7% / reading 19%, grade F, #331 of 424 statewide, top 78%, 1,498 students, 98% FRL) — zoned schools average 88% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 233 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 342 units permitted in Spalding County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 $29k; list at $160k implies a 451% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $127,670 (20.2% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-26,087
• Equity at exit: $23,842

10-year hold

• IRR: -11.3%
• Equity multiple: 0.36×
• Total profit: $-28,475
• Equity at exit: $13,825

Cash invested: $44,772 (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: 233
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$839
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $30

Break-even live

Break-even rent $1,239

Max offer price $159,900

Occupancy floor 93%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 Beck St Griffin, GA	3.0	1.0	900	$1,250	$1.39	43d	1	0.03mi
1104 Meriwether St Griffin, GA	2.0	1.0	806	$915	$1.14	24d	1	0.16mi
1344 D F Fuller Dr Griffin, GA	3.0	1.0	800	$1,200	$1.50	24d	1	0.40mi
1320 N Cherokee Ave Griffin, GA	3.0	2.0	1468	$1,611	$1.10	12d	1	0.49mi
1128 W College St Unit A-1 Model Unit Griffin, GA	2.0	1.0	900	$1,250	$1.39	43d	1	0.63mi
738 W Poplar St Unit 4 Griffin, GA	1.0	1.0	755	$600	$0.79	10d	1	0.63mi
617 Meriwether St Griffin, GA	1.0–2.0	1.0	745	$1,481	$1.99	1d	4	0.67mi
616 W Poplar St Unit 1 Griffin, GA	1.0	1.0	900	$595	$0.66	22d	1	0.72mi
614 W Poplar St Griffin, GA	3.0	1.0	1100	$1,100	$1.00	22d	1	0.73mi
521 Meriwether St Unit C Triplex Griffin, GA	2.0	1.0	800	$1,200	$1.50	43d	1	0.75mi
521 Meriwether St Apt C Griffin, GA	2.0	1.0	800	$1,150	$1.44	43d	1	0.75mi
521 Meriwether St Unit A Triplex Griffin, GA	2.0	1.0	850	$1,250	$1.47	43d	1	0.75mi
422 Meriwether St Unit 2 Griffin, GA	3.0	2.0	1100	$1,250	$1.14	12d	1	0.83mi
416 W Poplar St Griffin, GA	1.0–2.0	1.0	925	$1,436	$1.55	1d	4	0.84mi
614 W Solomon St Griffin, GA	1.0	1.0	1404	$799	$0.57	24d	1	0.88mi
207 Hillside Cir Griffin, GA	3.0	1.0	1054	$1,100	$1.04	22d	1	0.91mi
215 Hillside Cir Griffin, GA	2.0	1.0	1002	$975	$0.97	24d	1	0.94mi
700 S Hill St Unit 717-D Griffin, GA	2.0	1.0	810	$1,195	$1.48	43d	1	0.95mi
700 S Hill St Griffin, GA	2.0	1.0	810	$1,195	$1.48	24d	1	0.95mi
1701 Summerwoods Ln Griffin, GA	2.0	2.0	1209	$1,500	$1.24	43d	1	1.01mi
1785 Summerwoods Ln Griffin, GA	2.0	2.0	1204	$1,499	$1.25	24d	1	1.03mi
1712 Summerwoods Ln Griffin, GA	2.0	2.0	1209	$1,500	$1.24	43d	1	1.06mi
363 N 16th St Griffin, GA	3.0	2.0	1300	$1,550	$1.19	44d	1	1.07mi
358 N 19th St Griffin, GA	2.0	1.0	936	$1,025	$1.10	2d	1	1.09mi
1740 Summerwoods Ln Griffin, GA	2.0	2.0	1209	$1,395	$1.15	17d	1	1.09mi
356 N 19th St Griffin, GA	2.0	1.5	896	$995	$1.11	1d	1	1.10mi
353 N 13th St Unit 353 Griffin, GA	2.0	1.0	1059	$950	$0.90	24d	1	1.12mi
419 N 18th St Unit F Griffin, GA	2.0	1.0	865	$1,050	$1.21	24d	1	1.15mi
419 N 18th St Griffin, GA	2.0	1.0	865	$1,050	$1.21	18d	1	1.15mi
716 Ray St Griffin, GA	2.0	1.0	788	$1,300	$1.65	43d	1	1.16mi
133 S Hill St Unit 201 Griffin, GA	2.0	1.0	1350	$1,299	$0.96	43d	1	1.17mi
415 N 18th St Unit 417 D Griffin, GA	2.0	1.0	865	$1,050	$1.21	43d	1	1.17mi
502 W Broadway St Griffin, GA	1.0–2.0	1.0–2.0	1133	$1,745	$1.54	1d	17	1.21mi
416 Terracedale Ct Griffin, GA	2.0	2.0	1225	$1,595	$1.30	43d	1	1.25mi
311 S 5th St Unit A Griffin, GA	2.0	1.0	975	$1,350	$1.38	43d	1	1.26mi
315 W Chappell St Unit 317 Griffin, GA	2.0	1.0	980	$900	$0.92	24d	1	1.26mi
217 W Central Ave Unit B Griffin, GA	2.0	1.0	750	$995	$1.33	5d	1	1.27mi
813 W Quilly St Griffin, GA	2.0	1.0	838	$1,200	$1.43	4d	1	1.29mi
732 Williams St Griffin, GA	2.0	1.0	1287	$1,200	$0.93	5d	1	1.29mi
731 Williams St Unit A Griffin, GA	1.0	1.0	770	$800	$1.04	43d	1	1.31mi

Listing history 38 events

1. 2026-06-18
   days on market $159,900 Active 26 DOM
2. 2026-06-17
   days on market $159,900 Active 25 DOM
3. 2026-06-16
   days on market $159,900 Active 24 DOM
4. 2026-06-15
   days on market $159,900 Active 23 DOM
5. 2026-06-13
   days on market $159,900 Active 21 DOM
6. 2026-06-09
   days on market $159,900 Active 17 DOM
7. 2026-06-08
   days on market $159,900 Active 16 DOM
8. 2026-06-07
   days on market $159,900 Active 15 DOM
9. 2026-06-04
   days on market $159,900 Active 12 DOM
10. 2026-06-03
    days on market $159,900 Active 11 DOM
11. 2026-06-02
    days on market $159,900 Active 10 DOM
12. 2026-06-01
    days on market $159,900 Active 9 DOM
13. 2026-05-31
    days on market $159,900 Active 8 DOM
14. 2026-05-22
    listed $159,900 New
15. 2018-07-30
    soldstatus $29,000 Sold 150-char remark

    Show marketing remark (150 chars)

    Investor special. Home renovated in last year. New plumbing and electrical. Some new windows installed. Excellent rental 3 bedroom ranch on level lot.

16. 2018-06-21
    status Under Contract 150-char remark

    Show marketing remark (150 chars)

    Investor special. Home renovated in last year. New plumbing and electrical. Some new windows installed. Excellent rental 3 bedroom ranch on level lot.

17. 2018-05-05
    price $29,000 150-char remark

    Show marketing remark (150 chars)

    Investor special. Home renovated in last year. New plumbing and electrical. Some new windows installed. Excellent rental 3 bedroom ranch on level lot.

18. 2018-03-24
    price $35,000 150-char remark

    Show marketing remark (150 chars)

    Investor special. Home renovated in last year. New plumbing and electrical. Some new windows installed. Excellent rental 3 bedroom ranch on level lot.

19. 2018-03-02
    listed $39,000 New 150-char remark

    Show marketing remark (150 chars)

    Investor special. Home renovated in last year. New plumbing and electrical. Some new windows installed. Excellent rental 3 bedroom ranch on level lot.

20. 2017-10-20
    status Pending 71-char remark

    Show marketing remark (71 chars)

    3 bedroom 1 bath ranch home in excellent condition, recently renovated.

21. 2017-10-20
    status Under Contract

    Show marketing remark (71 chars)

    3 bedroom 1 bath ranch home in excellent condition, recently renovated.

22. 2017-10-20
    soldstatus $29,000 Sold 71-char remark

    Show marketing remark (71 chars)

    3 bedroom 1 bath ranch home in excellent condition, recently renovated.

23. 2017-10-20
    soldstatus $29,000 Sold

    Show marketing remark (71 chars)

    3 bedroom 1 bath ranch home in excellent condition, recently renovated.

24. 2017-09-21
    price $37,000

    Show marketing remark (71 chars)

    3 bedroom 1 bath ranch home in excellent condition, recently renovated.

25. 2017-09-21
    price $37,000 71-char remark

    Show marketing remark (71 chars)

    3 bedroom 1 bath ranch home in excellent condition, recently renovated.

26. 2017-09-06
    price $37,990

    Show marketing remark (71 chars)

    3 bedroom 1 bath ranch home in excellent condition, recently renovated.

27. 2017-09-06
    price $37,990 71-char remark

    Show marketing remark (71 chars)

    3 bedroom 1 bath ranch home in excellent condition, recently renovated.

28. 2017-08-21
    listed $39,990 Active 71-char remark

    Show marketing remark (71 chars)

    3 bedroom 1 bath ranch home in excellent condition, recently renovated.

29. 2017-08-21
    listed $39,990 New

    Show marketing remark (71 chars)

    3 bedroom 1 bath ranch home in excellent condition, recently renovated.

30. 2017-05-11
    soldstatus $15,000 Sold
31. 2017-05-08
    status Under Contract
32. 2017-04-27
    listed $16,500 New
33. 2017-01-26
    soldstatus $12,924 Sold
34. 2016-12-29
    status Under Contract
35. 2016-12-03
    price $13,400
36. 2016-11-15
    status Back on Market
37. 2016-11-14
    status Under Contract
38. 2016-11-04
    listed $16,324 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: $887 · $74/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$584/yr (+$49/mo · 65.8%)

ⓘ 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 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: $15,320
• − Mortgage interest: −$8,957
• − Property taxes: −$887
• − Insurance: −$800
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$4,652
• Taxable loss: −$2,426
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $936/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

• Census place: Griffin, GA
• 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

+879.5% since first listed

25 events — show timeline

• 2026-05-22 Listed $159,900 GAMLS
• 2018-07-30 Sold (MLS) $29,000 GAMLS
• 2018-06-21 Pending — GAMLS
• 2018-05-05 Price Changed $29,000 GAMLS
• 2018-03-24 Price Changed $35,000 GAMLS
• 2018-03-02 Listed $39,000 GAMLS
• 2017-10-20 Pending — FMLS
• 2017-10-20 Pending — GAMLS
• 2017-10-20 Sold (MLS) $29,000 GAMLS
• 2017-10-20 Sold (MLS) $29,000 FMLS
• 2017-09-21 Price Changed $37,000 GAMLS
• 2017-09-21 Price Changed $37,000 FMLS
• 2017-09-06 Price Changed $37,990 GAMLS
• 2017-09-06 Price Changed $37,990 FMLS
• 2017-08-21 Listed $39,990 FMLS
• 2017-08-21 Listed $39,990 GAMLS
• 2017-05-11 Sold (MLS) $15,000 GAMLS
• 2017-05-08 Pending — GAMLS
• 2017-04-27 Listed $16,500 GAMLS
• 2017-01-26 Sold (MLS) $12,924 GAMLS
• 2016-12-29 Pending — GAMLS
• 2016-12-03 Price Changed $13,400 GAMLS
• 2016-11-15 Relisted — GAMLS
• 2016-11-14 Pending — GAMLS
• 2016-11-04 Listed $16,324 GAMLS

Property tax history

+1.4%/yr

Latest (2025): $887 · -2.2% YoY. Source: county tax records.