548 N Hill St · Griffin, GA 30223

$99,900

3 bd · 2.0 ba · 1,233 sqft · SingleFamily public records · 21 Days on market

Built 1949 7,405 sqft lot Est $143k · 30% under

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Why this score? — see what drove the B 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Investor special!! 3BR/2BA ranch on fenced corner lot with great potential. Spacious one level floor plan and large fenced back yard. Located in an area experiencing continued growth and development, including nearby new construction apartments and new construction rental homes, making this an excellent opportunity for investors, rental income or renovations. Property sold As-Is. Owner is a licensed real estate broker.

Key facts

• Fenced corner lot
• 7,405 sq ft lot
• Built 1949

Tags

• FENCED CORNER LOT
• LARGE FENCED BACK YARD

Property features AI

Finance

• Other: Lot approximately 0.17 acre (city lot); Listing broker: P.B.S. Realty Company
• Financial info: Listed As Is; agent owned / agent/seller relationship; investor owned
• HOA & community: No association

Exterior

• Parking: Parking pad with open parking available
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Sewer connected; Water available
• Home design: Single-family residential house; Built in 1949; Corner city lot
• Construction: Press board construction; Block foundation
• Exterior features: Back yard; Chain-link fencing; Composition roof

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Heating present (type listed as Other); Ceiling fan(s); Window unit(s)
• Interior features: One-level living; Family room; Separate dining room; Crawl space foundation; Has fireplace (1) with unspecified type
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Moore Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 386 students, 98% FRL); Kennedy Road Middle School (math 11% / reading 20%, grade F, #392 of 470 statewide, top 84%, 477 students, 98% FRL); Griffin High School (math 7% / reading 19%, grade F, #331 of 424 statewide, top 78%, 1,498 students, 98% FRL) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 427 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 43% 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — 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. 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: 1.29% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.84%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $143,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 N Hill St	0.04mi	3/1.0	1,104 (-10%)	2mo	$75,000	$68	75
572 Elles Way	0.55mi	3/2.0	1,260 (+2%)	3mo	$145,750	$116	69
219 Lexington Ave	0.42mi	3/2.0	1,204 (-2%)	11mo	$195,000	$162	67
209 W Tinsley St	0.34mi	2/2.0 (-1)	1,320 (+7%)	1mo	$127,000	$96	67
818 Haskell Ward Dr	0.28mi	3/2.0	1,120 (-9%)	6mo	$76,098	$68	66
820 Haskell Ward Dr	0.29mi	3/2.0	1,120 (-9%)	9mo	$104,000	$93	64
411 Palace St	0.47mi	2/2.0 (-1)	1,178 (-4%)	5mo	$196,000	$166	62
233 E Tinsley St	0.34mi	3/3.0	1,417 (+15%)	1mo	$240,000	$169	55
715 E Chappell St	0.68mi	3/1.0	1,280 (+4%)	5mo	$75,000	$59	54
714 Ellis St	0.60mi	2/2.0 (-1)	1,224 (-1%)	16mo	$22,000	$18	52
317 N 10th St	0.53mi	3/2.0	1,101 (-11%)	17mo	$159,900	$145	44
213 W Central Ave	0.49mi	3/1.0	1,064 (-14%)	17mo	$162,000	$152	36

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $7,769
• Equity at exit: $14,895

10-year hold

• IRR: 16.7%
• Equity multiple: 2.39×
• Total profit: $38,865
• Equity at exit: $8,638

Cash invested: $27,972 (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 30223

• Rents YoY: 3.3%
• Active inventory: 427
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$524
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $369

Break-even live

Break-even rent $826

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Alabama St Griffin, GA	2.0	1.0	728	$995	$1.37	43d	1	0.16mi
114 Blanton Ave Griffin, GA	3.0	2.0	1274	$1,523	$1.20	20d	1	0.20mi
205 W Cherry St Griffin, GA	2.0	1.0	972	$950	$0.98	2d	1	0.21mi
117 Blanton Ave Unit A Griffin, GA	2.0	1.0	718	$975	$1.36	24d	1	0.22mi
413 N Hill St Unit B Griffin, GA	2.0	1.0	792	$875	$1.10	3d	1	0.27mi
816 Lane St Griffin, GA	3.0	2.0	1120	$1,300	$1.16	43d	1	0.28mi
324 Adams St Griffin, GA	3.0	2.0	1363	$1,595	$1.17	24d	1	0.30mi
352 Adams St Griffin, GA	3.0	1.5	1296	$1,350	$1.04	43d	1	0.31mi
214 Kentucky Ave Unit D Griffin, GA	2.0	1.0	700	$1,050	$1.50	5d	1	0.34mi
308 N 8th St Griffin, GA	3.0	2.0	1150	$1,350	$1.17	11d	1	0.39mi
503 Wheeler St Griffin, GA	2.0	1.0	1028	$1,250	$1.22	43d	1	0.40mi
317 N 4th St Griffin, GA	2.0	1.0	760	$1,000	$1.32	24d	1	0.44mi
315 W Chappell St Unit 317 Griffin, GA	2.0	1.0	980	$900	$0.92	24d	1	0.47mi
217 W Central Ave Unit B Griffin, GA	2.0	1.0	750	$995	$1.33	5d	1	0.48mi
502 W Broadway St Griffin, GA	1.0–2.0	1.0–2.0	1133	$1,745	$1.54	1d	17	0.54mi
592 Elles Way Griffin, GA	3.0	2.0	1260	$1,350	$1.07	43d	1	0.55mi
708 Ellis St Griffin, GA	2.0	1.0	768	$1,000	$1.30	2d	1	0.59mi
732 Williams St Griffin, GA	2.0	1.0	1287	$1,200	$0.93	5d	1	0.65mi
813 W Quilly St Griffin, GA	2.0	1.0	838	$1,200	$1.43	4d	1	0.69mi
353 N 13th St Unit 353 Griffin, GA	2.0	1.0	1059	$950	$0.90	24d	1	0.71mi
716 Ray St Griffin, GA	2.0	1.0	788	$1,300	$1.65	43d	1	0.71mi
133 S Hill St Unit 201 Griffin, GA	2.0	1.0	1350	$1,299	$0.96	43d	1	0.73mi
812 E Tinsley St Unit 814 Griffin, GA	2.0	1.0	800	$975	$1.22	43d	1	0.84mi
625 E Wall St Griffin, GA	3.0	2.0	1128	$1,200	$1.06	20d	1	0.86mi
311 S 5th St Unit A Griffin, GA	2.0	1.0	975	$1,350	$1.38	43d	1	0.89mi
928 Ray St Griffin, GA	4.0	1.0	1133	$1,300	$1.15	43d	1	0.90mi
1313 Ridgeview Dr Griffin, GA	3.0	1.0	840	$1,050	$1.25	24d	1	0.92mi
416 W Poplar St Griffin, GA	1.0–2.0	1.0	925	$1,436	$1.55	1d	4	0.93mi
363 N 16th St Griffin, GA	3.0	2.0	1300	$1,550	$1.19	44d	1	0.94mi
422 Meriwether St Unit 2 Griffin, GA	3.0	2.0	1100	$1,250	$1.14	12d	1	0.96mi
614 W Poplar St Griffin, GA	3.0	1.0	1100	$1,100	$1.00	22d	1	1.00mi
521 Meriwether St Unit A Triplex Griffin, GA	2.0	1.0	850	$1,250	$1.47	43d	1	1.01mi
521 Meriwether St Apt C Griffin, GA	2.0	1.0	800	$1,150	$1.44	43d	1	1.01mi
521 Meriwether St Unit C Triplex Griffin, GA	2.0	1.0	800	$1,200	$1.50	43d	1	1.01mi
416 Terracedale Ct Griffin, GA	2.0	2.0	1225	$1,595	$1.30	43d	1	1.04mi
617 Meriwether St Griffin, GA	1.0–2.0	1.0	745	$1,481	$1.99	1d	4	1.08mi
415 N 18th St Unit 417 D Griffin, GA	2.0	1.0	865	$1,050	$1.21	43d	1	1.09mi
419 N 18th St Unit F Griffin, GA	2.0	1.0	865	$1,050	$1.21	24d	1	1.10mi
419 N 18th St Griffin, GA	2.0	1.0	865	$1,050	$1.21	18d	1	1.10mi
358 N 19th St Griffin, GA	2.0	1.0	936	$1,025	$1.10	1d	1	1.12mi

Listing history 15 events

1. 2026-06-18
   days on market $99,900 Active 21 DOM
2. 2026-06-17
   days on market $99,900 Active 20 DOM
3. 2026-06-16
   days on market $99,900 Active 19 DOM
4. 2026-06-15
   days on market $99,900 Active 18 DOM
5. 2026-06-13
   statusdays on market $99,900 Active 16 DOM
6. 2026-06-09
   days on market $99,900 New 12 DOM
7. 2026-06-08
   days on market $99,900 New 11 DOM
8. 2026-06-07
   days on market $99,900 New 10 DOM
9. 2026-06-04
   days on market $99,900 New 7 DOM
10. 2026-06-03
    days on market $99,900 New 6 DOM
11. 2026-06-02
    days on market $99,900 New 5 DOM
12. 2026-06-01
    days on market $99,900 New 4 DOM
13. 2026-05-31
    days on market $99,900 New 3 DOM
14. 2026-05-28
    listed $99,900 New
15. 2026-01-30
    soldstatus $65,000

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,042 · $87/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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% 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: $15,517
• − Mortgage interest: −$5,596
• − Property taxes: −$1,042
• − Insurance: −$500
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,906
• Taxable income: $2,991
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $3,713/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): 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

+53.7% since first listed

2 events — show timeline

• 2026-05-28 Listed $99,900 GAMLS
• 2026-01-30 Sold (Public Records) $65,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,042 · +639.9% YoY. Source: county tax records.