4454 Georgia Highway 3 · Sunny Side, GA 30223

$204,900

3 bd · 1.0 ba · 1,603 sqft · SingleFamily public records · 185 Days on market

Built 1961 0.85 ac lot $128/sqft · 17% below area Est $273k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.7/30.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Livability +2.2/5.0
• 1% rule +2.1/10.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurry Hurry!Great buy in todays market. Price Reduced!! HVAC just checked and all in order. No termites but treated any plus new vapor barrier. 4 bedrooms and two baths with an office or playroom plus a cloak room. Carpet and flooring is in good condition. Split bedroom, nice to have your own private space. Kitchen with good appliances and lots of cabinets. Septic tank and drain field is almost new. Large family room and did I mention 4 bedrooms! House is all electric. Great place to raise a family and an easy commute to Atlanta. ** Price reduced again! Owner says get it sold. All offers considered**

Key facts

• Lots of cabinets
• Good appliances
• Office or playroom

Tags

• OFFICE OR PLAYROOM
• CLOAK ROOM
• GOOD APPLIANCES
• LOTS OF CABINETS
• ALMOST NEW SEPTIC TANK
• ALMOST NEW DRAIN FIELD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (29.4% below list).
• Recommended offer: $145k (29.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#604 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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: Beaverbrook Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 298 students, 99% FRL); Cowan Road Middle School (math 8% / reading 14%, grade F, #426 of 470 statewide, top 91%, 543 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 99% FRL vs 68% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 440 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k 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 185 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $205k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,557 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

• ARV (median comp): $272,942
• List price: $204,900
• Delta: -24.93%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4464 Old Atlanta Rd	0.02mi	4/2.0 (+1)	1,800 (+12%)	0mo	$250,000	$139	69
252 Pomona Rd	0.24mi	3/2.0	1,594 (-1%)	23mo	$312,700	$196	65
4023 Old Atlanta Rd	0.65mi	2/1.5 (-1)	1,384 (-14%)	15mo	$193,000	$139	27

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-43,774
• Equity at exit: $30,551

10-year hold

• IRR: -15.3%
• Equity multiple: 0.12×
• Total profit: $-50,430
• Equity at exit: $17,716

Cash invested: $57,372 (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: 440
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-173

Break-even live

Break-even rent $1,665

Max offer price $174,314

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-115	+0% $-173	+5% $-231	+10% $-289
Rent	-10% $-287	-5% $-230	+0% $-173	+5% $-116	+10% $-59
Rate	-1.0pp $-70	-0.5pp $-121	base $-173	+0.5pp $-226	+1.0pp $-280

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Doves Ln Unit A Griffin, GA	2.0	1.0	1650	$1,400	$0.85	45d	1	0.76mi

Listing history 16 events

1. 2026-05-31
   days on market $204,900 Active 185 DOM
2. 2026-04-09
   status Back On Market 608-char remark

   Show marketing remark (608 chars)

   Hurry Hurry!Great buy in todays market. Price Reduced!! HVAC just checked and all in order. No termites but treated any plus new vapor barrier. 4 bedrooms and two baths with an office or playroom plus a cloak room. Carpet and flooring is in good condition. Split bedroom, nice to have your own private space. Kitchen with good appliances and lots of cabinets. Septic tank and drain field is almost new. Large family room and did I mention 4 bedrooms! House is all electric. Great place to raise a family and an easy commute to Atlanta. ** Price reduced again! Owner says get it sold. All offers considered**

3. 2026-04-01
   status Under Contract 608-char remark

   Show marketing remark (608 chars)

   Hurry Hurry!Great buy in todays market. Price Reduced!! HVAC just checked and all in order. No termites but treated any plus new vapor barrier. 4 bedrooms and two baths with an office or playroom plus a cloak room. Carpet and flooring is in good condition. Split bedroom, nice to have your own private space. Kitchen with good appliances and lots of cabinets. Septic tank and drain field is almost new. Large family room and did I mention 4 bedrooms! House is all electric. Great place to raise a family and an easy commute to Atlanta. ** Price reduced again! Owner says get it sold. All offers considered**

4. 2026-03-31
   status Back On Market 608-char remark

   Show marketing remark (608 chars)

   Hurry Hurry!Great buy in todays market. Price Reduced!! HVAC just checked and all in order. No termites but treated any plus new vapor barrier. 4 bedrooms and two baths with an office or playroom plus a cloak room. Carpet and flooring is in good condition. Split bedroom, nice to have your own private space. Kitchen with good appliances and lots of cabinets. Septic tank and drain field is almost new. Large family room and did I mention 4 bedrooms! House is all electric. Great place to raise a family and an easy commute to Atlanta. ** Price reduced again! Owner says get it sold. All offers considered**

5. 2026-03-30
   historical 608-char remark

   Show marketing remark (608 chars)

   Hurry Hurry!Great buy in todays market. Price Reduced!! HVAC just checked and all in order. No termites but treated any plus new vapor barrier. 4 bedrooms and two baths with an office or playroom plus a cloak room. Carpet and flooring is in good condition. Split bedroom, nice to have your own private space. Kitchen with good appliances and lots of cabinets. Septic tank and drain field is almost new. Large family room and did I mention 4 bedrooms! House is all electric. Great place to raise a family and an easy commute to Atlanta. ** Price reduced again! Owner says get it sold. All offers considered**

6. 2026-03-12
   price $204,900 608-char remark

   Show marketing remark (608 chars)

   Hurry Hurry!Great buy in todays market. Price Reduced!! HVAC just checked and all in order. No termites but treated any plus new vapor barrier. 4 bedrooms and two baths with an office or playroom plus a cloak room. Carpet and flooring is in good condition. Split bedroom, nice to have your own private space. Kitchen with good appliances and lots of cabinets. Septic tank and drain field is almost new. Large family room and did I mention 4 bedrooms! House is all electric. Great place to raise a family and an easy commute to Atlanta. ** Price reduced again! Owner says get it sold. All offers considered**

7. 2026-01-29
   price $209,900 608-char remark

   Show marketing remark (608 chars)

   Hurry Hurry!Great buy in todays market. Price Reduced!! HVAC just checked and all in order. No termites but treated any plus new vapor barrier. 4 bedrooms and two baths with an office or playroom plus a cloak room. Carpet and flooring is in good condition. Split bedroom, nice to have your own private space. Kitchen with good appliances and lots of cabinets. Septic tank and drain field is almost new. Large family room and did I mention 4 bedrooms! House is all electric. Great place to raise a family and an easy commute to Atlanta. ** Price reduced again! Owner says get it sold. All offers considered**

8. 2026-01-08
   price $214,900 608-char remark

   Show marketing remark (608 chars)

   Hurry Hurry!Great buy in todays market. Price Reduced!! HVAC just checked and all in order. No termites but treated any plus new vapor barrier. 4 bedrooms and two baths with an office or playroom plus a cloak room. Carpet and flooring is in good condition. Split bedroom, nice to have your own private space. Kitchen with good appliances and lots of cabinets. Septic tank and drain field is almost new. Large family room and did I mention 4 bedrooms! House is all electric. Great place to raise a family and an easy commute to Atlanta. ** Price reduced again! Owner says get it sold. All offers considered**

9. 2025-11-18
   listed $225,000 New 608-char remark

   Show marketing remark (608 chars)

   Hurry Hurry!Great buy in todays market. Price Reduced!! HVAC just checked and all in order. No termites but treated any plus new vapor barrier. 4 bedrooms and two baths with an office or playroom plus a cloak room. Carpet and flooring is in good condition. Split bedroom, nice to have your own private space. Kitchen with good appliances and lots of cabinets. Septic tank and drain field is almost new. Large family room and did I mention 4 bedrooms! House is all electric. Great place to raise a family and an easy commute to Atlanta. ** Price reduced again! Owner says get it sold. All offers considered**

10. 2021-06-03
    soldstatus $99,000
11. 2021-05-28
    soldstatus $99,000 Sold 220-char remark

    Show marketing remark (220 chars)

    Investor Special! Tenant Occupied, With new lease just signed. New roof and full renovation so it makes it makes in an easy investment. Ac Recently refurbished. NO SHOWINGS until due diligence. Do not Disturb tenant.

12. 2021-05-04
    status Under Contract 220-char remark

    Show marketing remark (220 chars)

    Investor Special! Tenant Occupied, With new lease just signed. New roof and full renovation so it makes it makes in an easy investment. Ac Recently refurbished. NO SHOWINGS until due diligence. Do not Disturb tenant.

13. 2021-04-04
    price $105,000 220-char remark

    Show marketing remark (220 chars)

    Investor Special! Tenant Occupied, With new lease just signed. New roof and full renovation so it makes it makes in an easy investment. Ac Recently refurbished. NO SHOWINGS until due diligence. Do not Disturb tenant.

14. 2021-02-26
    price $120,000 220-char remark

    Show marketing remark (220 chars)

    Investor Special! Tenant Occupied, With new lease just signed. New roof and full renovation so it makes it makes in an easy investment. Ac Recently refurbished. NO SHOWINGS until due diligence. Do not Disturb tenant.

15. 2021-02-23
    price $130,000 220-char remark

    Show marketing remark (220 chars)

    Investor Special! Tenant Occupied, With new lease just signed. New roof and full renovation so it makes it makes in an easy investment. Ac Recently refurbished. NO SHOWINGS until due diligence. Do not Disturb tenant.

16. 2021-02-13
    listed $150,000 New 220-char remark

    Show marketing remark (220 chars)

    Investor Special! Tenant Occupied, With new lease just signed. New roof and full renovation so it makes it makes in an easy investment. Ac Recently refurbished. NO SHOWINGS until due diligence. Do not Disturb tenant.

ⓘ 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: $1,863 · $155/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$22/yr (+$2/mo · 1.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,347
• − Mortgage interest: −$11,478
• − Property taxes: −$1,863
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$5,961
• Taxable loss: −$5,754
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-697/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 — Sunny Side

• Score: 44/100
• State rank: #604
• US rank: #26828

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing D- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spalding County · 66,676 people
• City population: 6
• 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

+36.6% since first listed

15 events — show timeline

• 2026-04-09 Relisted — GAMLS
• 2026-04-01 Pending — GAMLS
• 2026-03-31 Relisted — GAMLS
• 2026-03-30 Listing Removed — GAMLS
• 2026-03-12 Price Changed $204,900 GAMLS
• 2026-01-29 Price Changed $209,900 GAMLS
• 2026-01-08 Price Changed $214,900 GAMLS
• 2025-11-18 Listed $225,000 GAMLS
• 2021-06-03 Sold (Public Records) $99,000 Public Records
• 2021-05-28 Sold (MLS) $99,000 GAMLS
• 2021-05-04 Pending — GAMLS
• 2021-04-04 Price Changed $105,000 GAMLS
• 2021-02-26 Price Changed $120,000 GAMLS
• 2021-02-23 Price Changed $130,000 GAMLS
• 2021-02-13 Listed $150,000 GAMLS

Property tax history

+5.2%/yr

Latest (2025): $1,863 · -1.1% YoY. Source: county tax records.