Multi-family
32 UNIT MUTLIPL Multiple · Experiment, GA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $963 – $1,789
Heat risk 6/10 · Moderate
- Hot days now (above 104°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 39.0%
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 4 days/yr
- Unhealthy air days in 30 yrs
- 5 days/yr
Risk factors via First Street. Map © Google.
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 +30.0/30.0
- DSCR +10.0/10.0
- 1% rule +9.2/10.0
- ARV discount +7.5/15.0
- Rent growth +3.3/5.0
- Livability +2.8/5.0
- Condition / age +1.5/5.0
- Schools +1.4/10.0
- Appreciation +0.0/10.0
$2,250,000
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records
5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.
Listing remarks MLS
***See Documents for Inventory List------- Offered as a single package, this 32-unit C-class portfolio in the Griffin submarket presents a ground-floor value-add opportunity. The portfolio is bank-owned and currently producing limited cash flow (11 occupied units). Twenty-one units are currently vacant and will require municipal re-inspection prior to utility restoration.-------- This opportunity delivers value add and immediate upside through a focused rehab and lease-up strategy: 11 units currently producing $7350 monthly income and the remainder positioned for efficient turnover and increased rents. The package's scale reduces per-door rehab and management cost versus single-asset acquisitions, making it ideal for an operator seeking quick stabilization and cash-flow improvement.------- The portfolio spans a range of conditions, from turnkey homes that require minimal attention to properties in need of substantial capital expenditures. Many units fall in the middle, allowing an investor to take a phased approach to renovations and value-add improvements. By implementing strategic upgrades such as modernized interiors, improved landscaping, and energy-efficient features, the next owner can not only increase rents but also attract high-quality tenants and reduce vacancy rates. The offering is intentionally structured to attract hands-on investors who can convert cosmetic and systems upgrades into higher rents and increased valuation.------- Griffin, GA is poised right between Atlanta, GA and Macon Ga only 40 miles from each right along the I-75 Corridor. Griffin has been experiencing exciting growth as the last available area, relatively undeveloped in the larger metro Atlanta area. There is a newly constructed industrial park fully occupied. Large developments are ongoing on the interstate right outside of town, a new airport is in the final stages before starting construction, and our residential market is seeing an aggressive appreciation and expansion. Economically, we are seeing growth in all segments of the local economy. Griffin maintains the small town feel, attracting a variety of people and businesses while providing the location and infrastructure to become a true metro Atlanta market.------ Parcel Number (Spalding County)- Year Built -Building Address-Unit Name- City State Zip -Type Status------ 057 02004 1920 1026 W Broad St Griffin GA 30223 House Vacant 003C03061 1957 106 Riley Cir Griffin GA 30223 House Occupied 003C03061 1978 108 Riley Cir Griffin GA 30223 House Occupied 0302007 1945 117 Kentucky Ave Griffin GA 30223 House Vacant 002 15002A 1953 122 Realty Street Griffin GA 30223 Duplex Vacant 002 15002A 1953 124 Realty Street Griffin GA 30223 Duplex Occupied 06104016 1959 1321 Drewery Ave. Apt. A Griffin GA 30223 Duplex Occupied 06104016 19591321 Drewery Ave. Apt. B Griffin GA 30223 Duplex Vacant 061 05009 N/A 1328 Drewery Ave VACANT LOT Griffin GA 30223 VACANT LOT N/A 061 05008 N/A 1332 Drewery Ave VACANT LOT Griffin GA 30223 VACANT LOT N/A 06105006 1959 1340 Drewery Ave Apt. A Griffin GA 30223 Duplex Vacant 06105006 1959 1340 Drewery Ave Apt. B Griffin GA 30223 Duplex Occupied 06105006A 1959 1342 Drewery Ave Apt. A Griffin GA 30223 Duplex Vacant 06105006A 1959 1342 Drewery Ave Apt. B Griffin GA 30223 Duplex Vacant 064 01005 N/A 1431 Experiment St VACANT LOT Griffin GA 30223 VACANT LOT N/A 00705036A 1963 212 Austin St Griffin GA 30223 House Vacant 010 02023 1960 232 N 15th St Griffin GA 30223 House Occupied 00607022A 1956 420 N 3rd St Griffin GA 30223 House Occupied 00607022A 1957 422 N 3rd St Griffin GA 30223 House Vacant 008 01042 1950 448 New 10th St St Griffin GA 30223 House Occupied 00607026 1955 502 N 3rd St Griffin GA 30223 House Vacant 00705009 1964 513 Clifton Dr Griffin GA 30223 House Vacant 00705007 1962 517 Clifton Dr Griffin GA 30223 House Vacant 00705006 1962 519 Clifton Dr Griffin GA 30223 House Occupied
Key facts
- 1 acre lot
- Built 1977
- Listed 240 days
Neighborhood map
What this means for you Summary
Snapshot
- This is a multifamily listed at $2.25M. Condition is rated poor.
Deal economics
- At list price, monthly cash flow is $10k ($117k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($32k rent vs $2.25M).
- Recommended offer: $1.98M (12.0% below list) — sets the bar for market timing.
- Cap rate 11.5% vs local median 4.3% in Experiment — 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 56/100 on livability (#500 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing A-; Watch: schools 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.
- Market conditions: Rents rising (+3.3%/yr); 427 active listings in the ZIP; 37 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).
- At $31,986/mo this rent would consume 650% of the median local household income ($59k/yr) (locally 1297% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $16k of loan paydown is wiped out by about $68k 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 $630k cash investment doubles in ~7 years — after that, you're playing with house money.
Negotiation context
- It's been on market 240 days — a 12% lower offer ($1.98M) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- 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.
Questions for the listing agent
- It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.42% ✓
- Cap rate
- 11.48%
- Cash-on-cash
- 18.51%
- DSCR
- 1.82
- GRM
- 5.9
CMA / ARV
- ARV (median comp)
- $87,945
- List price
- $2,250,000
- Delta
- 2458.42%
- Verdict
- OVERPRICED
- Comps
- 2 within 2.0 mi
Projected returns pro-forma
-3.0% appreciation · 3.34% rent growth · sell at horizon
- IRR
- 10.6%
- Equity multiple
- 1.42×
- Total profit
- $265,918
- Equity at exit
- $335,482
- IRR
- 20.0%
- Equity multiple
- 2.71×
- Total profit
- $1,076,011
- Equity at exit
- $194,539
Cash invested: $630,000 (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
ZIP-level market 30223
- Rents YoY
- 3.3%
- Active inventory
- 427
- Price-to-rent
- 187.6×
Monthly cashflow live
- Estimated rent
- $31,986 high interval (Pro) →
- Mortgage (P&I)
- −$11,799
- Tax est. 1.5%
- −$2,812 /mo · $33,750/yr
- Insurance
- −$938
- HOA
- −$0
- Vacancy / Maint / Mgmt
- −$6,717
- Net cashflow
- $9,720
Break-even live
Sensitivity live
| Price | -10% $11,275 | -5% $10,497 | +0% $9,720 | +5% $8,942 | +10% $8,165 |
|---|---|---|---|---|---|
| Rent | -10% $7,193 | -5% $8,456 | +0% $9,720 | +5% $10,983 | +10% $12,247 |
| Rate | -1.0pp $10,853 | -0.5pp $10,292 | base $9,720 | +0.5pp $9,137 | +1.0pp $8,544 |
32-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 32× units | 1 | 1 | $32,000 |
| #1 | 1 | 1 | $1,000 |
| #2 | 1 | 1 | $1,000 |
| #3 | 1 | 1 | $1,000 |
| #4 | 1 | 1 | $1,000 |
| #5 | 1 | 1 | $1,000 |
| #6 | 1 | 1 | $1,000 |
| #7 | 1 | 1 | $1,000 |
| #8 | 1 | 1 | $1,000 |
| #9 | 1 | 1 | $1,000 |
| #10 | 1 | 1 | $1,000 |
| #11 | 1 | 1 | $1,000 |
| #12 | 1 | 1 | $1,000 |
| #13 | 1 | 1 | $1,000 |
| #14 | 1 | 1 | $1,000 |
| #15 | 1 | 1 | $1,000 |
| #16 | 1 | 1 | $1,000 |
| #17 | 1 | 1 | $1,000 |
| #18 | 1 | 1 | $1,000 |
| #19 | 1 | 1 | $1,000 |
| #20 | 1 | 1 | $1,000 |
| #21 | 1 | 1 | $1,000 |
| #22 | 1 | 1 | $1,000 |
| #23 | 1 | 1 | $1,000 |
| #24 | 1 | 1 | $1,000 |
| #25 | 1 | 1 | $1,000 |
| #26 | 1 | 1 | $1,000 |
| #27 | 1 | 1 | $1,000 |
| #28 | 1 | 1 | $1,000 |
| #29 | 1 | 1 | $1,000 |
| #30 | 1 | 1 | $1,000 |
| #31 | 1 | 1 | $1,000 |
| #32 | 1 | 1 | $1,000 |
| Total (32 units) | $31,986 | ||
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
- $562,500
- Closing costs
- $67,500
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 37 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1313 Ridgeview Dr Griffin, GA | 3.0 | 1.0 | 840 | $1,050 | $1.25 | 25d | 1 | 0.16mi |
| 126 W Lexington Ave Griffin, GA | 3.0 | 2.5 | 2146 | $1,596 | $0.74 | 6d | 1 | 0.71mi |
| 816 Lane St Griffin, GA | 3.0 | 2.0 | 1120 | $1,300 | $1.16 | 44d | 1 | 0.82mi |
| 804 N 8th St Griffin, GA | 2.0 | 1.0 | 600 | $750 | $1.25 | 2d | 30 | 0.86mi |
| 214 Kentucky Ave Unit D Griffin, GA | 2.0 | 1.0 | 700 | $1,050 | $1.50 | 6d | 1 | 0.91mi |
| 117 Blanton Ave Unit A Griffin, GA | 2.0 | 1.0 | 718 | $975 | $1.36 | 25d | 1 | 0.94mi |
| 117 Realty St Griffin, GA | 3.0 | 1.0 | 1928 | $999 | $0.52 | 25d | 1 | 0.95mi |
| 114 Blanton Ave Griffin, GA | 3.0 | 2.0 | 1274 | $1,523 | $1.20 | 21d | 1 | 0.97mi |
| 212 Alabama St Griffin, GA | 2.0 | 1.0 | 728 | $995 | $1.37 | 44d | 1 | 0.99mi |
| 512 Elles Way Griffin, GA | 3.0 | 2.0 | — | $1,440 | — | 13d | 1 | 1.17mi |
| 205 W Cherry St Griffin, GA | 2.0 | 1.0 | 972 | $950 | $0.98 | 3d | 1 | 1.18mi |
| 503 Wheeler St Griffin, GA | 2.0 | 1.0 | 1028 | $1,250 | $1.22 | 44d | 1 | 1.21mi |
| 731 Williams St Unit A Griffin, GA | 1.0 | 1.0 | 770 | $800 | $1.04 | 44d | 1 | 1.22mi |
| 708 Ellis St Griffin, GA | 2.0 | 1.0 | 768 | $1,000 | $1.30 | 3d | 1 | 1.22mi |
| 732 Williams St Griffin, GA | 2.0 | 1.0 | 1287 | $1,200 | $0.93 | 6d | 1 | 1.24mi |
| 813 W Quilly St Griffin, GA | 2.0 | 1.0 | 838 | $1,200 | $1.43 | 5d | 1 | 1.24mi |
| 615 N 17th St Griffin, GA | 3.0 | 2.0 | 1504 | $1,300 | $0.86 | 20d | 1 | 1.26mi |
| 413 N Hill St Unit B Griffin, GA | 2.0 | 1.0 | 792 | $875 | $1.10 | 4d | 1 | 1.31mi |
| 115 W Tinsley St Unit B Griffin, GA | 2.0 | 1.0 | — | $825 | — | 25d | 1 | 1.33mi |
| 113 W Tinsley St Unit B Griffin, GA | 2.0 | 1.0 | — | $850 | — | 25d | 1 | 1.33mi |
| 324 Adams St Griffin, GA | 3.0 | 2.0 | — | $1,650 | — | 44d | 1 | 1.34mi |
| 324 Adams St Griffin, GA | 3.0 | 2.0 | 1363 | $1,595 | $1.17 | 25d | 1 | 1.34mi |
| 352 Adams St Griffin, GA | 3.0 | 1.5 | 1296 | $1,350 | $1.04 | 44d | 1 | 1.34mi |
| 716 Ray St Griffin, GA | 2.0 | 1.0 | 788 | $1,300 | $1.65 | 44d | 1 | 1.37mi |
| 405 N 15th St Unit A Griffin, GA | 1.0 | 1.0 | 586 | $650 | $1.11 | 3d | 1 | 1.38mi |
| 502 W Broadway St Griffin, GA | 1.0–2.0 | 1.0–2.0 | 1133 | $1,745 | $1.54 | 2d | 17 | 1.39mi |
| 315 W Chappell St Unit 317 Griffin, GA | 2.0 | 1.0 | 980 | $900 | $0.92 | 25d | 1 | 1.41mi |
| 353 N 13th St Unit 353 Griffin, GA | 2.0 | 1.0 | 1059 | $950 | $0.90 | 25d | 1 | 1.42mi |
| 308 N 8th St Griffin, GA | 3.0 | 2.0 | 1150 | $1,350 | $1.17 | 11d | 1 | 1.42mi |
| 592 Elles Way Griffin, GA | 3.0 | 2.0 | 1260 | $1,350 | $1.07 | 44d | 1 | 1.42mi |
| 136 Henry Burch Dr Griffin, GA | 3.0 | 2.5 | 1886 | $1,895 | $1.00 | 13d | 1 | 1.46mi |
| 415 N 18th St Unit 417 D Griffin, GA | 2.0 | 1.0 | 865 | $1,050 | $1.21 | 44d | 1 | 1.47mi |
| 363 N 16th St Griffin, GA | 3.0 | 2.0 | 1300 | $1,550 | $1.19 | 45d | 1 | 1.48mi |
| 217 W Central Ave Unit B Griffin, GA | 2.0 | 1.0 | 750 | $995 | $1.33 | 6d | 1 | 1.48mi |
| 419 N 18th St Unit F Griffin, GA | 2.0 | 1.0 | 865 | $1,050 | $1.21 | 25d | 1 | 1.49mi |
| 419 N 18th St Griffin, GA | 2.0 | 1.0 | 865 | $1,050 | $1.21 | 19d | 1 | 1.49mi |
| 317 N 4th St Griffin, GA | 2.0 | 1.0 | 760 | $1,000 | $1.32 | 25d | 1 | 1.49mi |
Listing history 2 events
-
2026-05-14status Under Contract 3996-char remark
Show marketing remark (3996 chars)
***See Documents for Inventory List------- Offered as a single package, this 32-unit C-class portfolio in the Griffin submarket presents a ground-floor value-add opportunity. The portfolio is bank-owned and currently producing limited cash flow (11 occupied units). Twenty-one units are currently vacant and will require municipal re-inspection prior to utility restoration.-------- This opportunity delivers value add and immediate upside through a focused rehab and lease-up strategy: 11 units currently producing $7350 monthly income and the remainder positioned for efficient turnover and increased rents. The package's scale reduces per-door rehab and management cost versus single-asset acquisitions, making it ideal for an operator seeking quick stabilization and cash-flow improvement.------- The portfolio spans a range of conditions, from turnkey homes that require minimal attention to properties in need of substantial capital expenditures. Many units fall in the middle, allowing an investor to take a phased approach to renovations and value-add improvements. By implementing strategic upgrades such as modernized interiors, improved landscaping, and energy-efficient features, the next owner can not only increase rents but also attract high-quality tenants and reduce vacancy rates. The offering is intentionally structured to attract hands-on investors who can convert cosmetic and systems upgrades into higher rents and increased valuation.------- Griffin, GA is poised right between Atlanta, GA and Macon Ga only 40 miles from each right along the I-75 Corridor. Griffin has been experiencing exciting growth as the last available area, relatively undeveloped in the larger metro Atlanta area. There is a newly constructed industrial park fully occupied. Large developments are ongoing on the interstate right outside of town, a new airport is in the final stages before starting construction, and our residential market is seeing an aggressive appreciation and expansion. Economically, we are seeing growth in all segments of the local economy. Griffin maintains the small town feel, attracting a variety of people and businesses while providing the location and infrastructure to become a true metro Atlanta market.------ Parcel Number (Spalding County)- Year Built -Building Address-Unit Name- City State Zip -Type Status------ 057 02004 1920 1026 W Broad St Griffin GA 30223 House Vacant 003C03061 1957 106 Riley Cir Griffin GA 30223 House Occupied 003C03061 1978 108 Riley Cir Griffin GA 30223 House Occupied 0302007 1945 117 Kentucky Ave Griffin GA 30223 House Vacant 002 15002A 1953 122 Realty Street Griffin GA 30223 Duplex Vacant 002 15002A 1953 124 Realty Street Griffin GA 30223 Duplex Occupied 06104016 1959 1321 Drewery Ave. Apt. A Griffin GA 30223 Duplex Occupied 06104016 19591321 Drewery Ave. Apt. B Griffin GA 30223 Duplex Vacant 061 05009 N/A 1328 Drewery Ave VACANT LOT Griffin GA 30223 VACANT LOT N/A 061 05008 N/A 1332 Drewery Ave VACANT LOT Griffin GA 30223 VACANT LOT N/A 06105006 1959 1340 Drewery Ave Apt. A Griffin GA 30223 Duplex Vacant 06105006 1959 1340 Drewery Ave Apt. B Griffin GA 30223 Duplex Occupied 06105006A 1959 1342 Drewery Ave Apt. A Griffin GA 30223 Duplex Vacant 06105006A 1959 1342 Drewery Ave Apt. B Griffin GA 30223 Duplex Vacant 064 01005 N/A 1431 Experiment St VACANT LOT Griffin GA 30223 VACANT LOT N/A 00705036A 1963 212 Austin St Griffin GA 30223 House Vacant 010 02023 1960 232 N 15th St Griffin GA 30223 House Occupied 00607022A 1956 420 N 3rd St Griffin GA 30223 House Occupied 00607022A 1957 422 N 3rd St Griffin GA 30223 House Vacant 008 01042 1950 448 New 10th St St Griffin GA 30223 House Occupied 00607026 1955 502 N 3rd St Griffin GA 30223 House Vacant 00705009 1964 513 Clifton Dr Griffin GA 30223 House Vacant 00705007 1962 517 Clifton Dr Griffin GA 30223 House Vacant 00705006 1962 519 Clifton Dr Griffin GA 30223 House Occupied
-
2025-09-12$2,250,000 New 3996-char remark
Show marketing remark (3996 chars)
***See Documents for Inventory List------- Offered as a single package, this 32-unit C-class portfolio in the Griffin submarket presents a ground-floor value-add opportunity. The portfolio is bank-owned and currently producing limited cash flow (11 occupied units). Twenty-one units are currently vacant and will require municipal re-inspection prior to utility restoration.-------- This opportunity delivers value add and immediate upside through a focused rehab and lease-up strategy: 11 units currently producing $7350 monthly income and the remainder positioned for efficient turnover and increased rents. The package's scale reduces per-door rehab and management cost versus single-asset acquisitions, making it ideal for an operator seeking quick stabilization and cash-flow improvement.------- The portfolio spans a range of conditions, from turnkey homes that require minimal attention to properties in need of substantial capital expenditures. Many units fall in the middle, allowing an investor to take a phased approach to renovations and value-add improvements. By implementing strategic upgrades such as modernized interiors, improved landscaping, and energy-efficient features, the next owner can not only increase rents but also attract high-quality tenants and reduce vacancy rates. The offering is intentionally structured to attract hands-on investors who can convert cosmetic and systems upgrades into higher rents and increased valuation.------- Griffin, GA is poised right between Atlanta, GA and Macon Ga only 40 miles from each right along the I-75 Corridor. Griffin has been experiencing exciting growth as the last available area, relatively undeveloped in the larger metro Atlanta area. There is a newly constructed industrial park fully occupied. Large developments are ongoing on the interstate right outside of town, a new airport is in the final stages before starting construction, and our residential market is seeing an aggressive appreciation and expansion. Economically, we are seeing growth in all segments of the local economy. Griffin maintains the small town feel, attracting a variety of people and businesses while providing the location and infrastructure to become a true metro Atlanta market.------ Parcel Number (Spalding County)- Year Built -Building Address-Unit Name- City State Zip -Type Status------ 057 02004 1920 1026 W Broad St Griffin GA 30223 House Vacant 003C03061 1957 106 Riley Cir Griffin GA 30223 House Occupied 003C03061 1978 108 Riley Cir Griffin GA 30223 House Occupied 0302007 1945 117 Kentucky Ave Griffin GA 30223 House Vacant 002 15002A 1953 122 Realty Street Griffin GA 30223 Duplex Vacant 002 15002A 1953 124 Realty Street Griffin GA 30223 Duplex Occupied 06104016 1959 1321 Drewery Ave. Apt. A Griffin GA 30223 Duplex Occupied 06104016 19591321 Drewery Ave. Apt. B Griffin GA 30223 Duplex Vacant 061 05009 N/A 1328 Drewery Ave VACANT LOT Griffin GA 30223 VACANT LOT N/A 061 05008 N/A 1332 Drewery Ave VACANT LOT Griffin GA 30223 VACANT LOT N/A 06105006 1959 1340 Drewery Ave Apt. A Griffin GA 30223 Duplex Vacant 06105006 1959 1340 Drewery Ave Apt. B Griffin GA 30223 Duplex Occupied 06105006A 1959 1342 Drewery Ave Apt. A Griffin GA 30223 Duplex Vacant 06105006A 1959 1342 Drewery Ave Apt. B Griffin GA 30223 Duplex Vacant 064 01005 N/A 1431 Experiment St VACANT LOT Griffin GA 30223 VACANT LOT N/A 00705036A 1963 212 Austin St Griffin GA 30223 House Vacant 010 02023 1960 232 N 15th St Griffin GA 30223 House Occupied 00607022A 1956 420 N 3rd St Griffin GA 30223 House Occupied 00607022A 1957 422 N 3rd St Griffin GA 30223 House Vacant 008 01042 1950 448 New 10th St St Griffin GA 30223 House Occupied 00607026 1955 502 N 3rd St Griffin GA 30223 House Vacant 00705009 1964 513 Clifton Dr Griffin GA 30223 House Vacant 00705007 1962 517 Clifton Dr Griffin GA 30223 House Vacant 00705006 1962 519 Clifton Dr Griffin GA 30223 House Occupied
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 6/10 Major 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out
Nearby sold comps map
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Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $383,832
- − Mortgage interest
- −$126,035
- − Property taxes
- −$33,750
- − Insurance
- −$11,250
- − Repairs & maintenance
- −$30,707
- − Management
- −$30,707
- − Depreciation
- −$65,455
- Taxable income
- $85,929
- Est. tax owed @ 24.0%
- −$20,623
- After-tax cash flow
- $96,013/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.
Condition & rehab AI · 12 photos
This multi-family property requires extensive repairs and maintenance to improve its condition and increase its value.
Repairs flagged
- Major Boarded-up windows — Security and safety risk
- Major Weathered siding — Structural integrity and aesthetic
- Major Overgrown vegetation — Safety and aesthetics
Value-add opportunities
- Both Landscaping and exterior maintenance — Improves curb appeal and safety
- Both Window repairs — Enhances safety and security
- Both Siding repair/replacement — Improves aesthetics and structural integrity
Renovation cost estimate screening
| Repair item | Severity | Est. cost |
|---|---|---|
| Boarded-up windows · Security and safety risk | Major | $15,000–50,000 |
| Weathered siding · Structural integrity and aesthetic | Major | $15,000–50,000 |
| Overgrown vegetation · Safety and aesthetics | Major | $15,000–50,000 |
| Total estimated repair cost · 3 items | $45,000–150,000 |
Value-add ROI direction
- Both Landscaping and exterior maintenance — Improves curb appeal and safety ↑
- Both Window repairs — Enhances safety and security ↑
- Both Siding repair/replacement — Improves aesthetics and structural integrity ↑
ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.
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 — Experiment
- Score
- 56/100
- State rank
- #500
- US rank
- #22868
Category grades
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Experiment, GA
- County
- Spalding County · 66,676 people
- City population
- 38,262
- Metro
- Atlanta-Sandy Springs-Alpharetta, GA
- Population (ZIP)
- 38,262
- Household income
- $59,054
- Rent vs 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 |
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| Retail | 1 | $160B |
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| Transportation / Logistics | 1 | $91B |
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| Airlines | 1 | $62B |
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| Consumer Goods | 1 | $47B |
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| Utilities | 1 | $25B |
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Price history
2 events — show timeline
- 2026-05-14 Pending — GAMLS
- 2025-09-12 Listed $2,250,000 GAMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…