70 Grove Creek Dr · Locust Grove, GA 30248

$235,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 96 Days on market

Built 1990 Est $196k · 20% over

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Why this score? — see what drove the F 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 +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 2-bathroom home in the sought-after Grove Creek neighborhood, just minutes from downtown Locust Grove. From the inviting front porch to the thoughtfully designed interior, this home is move-in ready with modern upgrades throughout. Step inside to discover an open floor plan featuring fresh interior and exterior paint, a stunning stacked stone fireplace, and spacious living areas perfect for relaxing or entertaining. The updated kitchen is a true showstopper, boasting sleek white cabinetry, granite countertops, stainless steel appliances, and ample storage and prep space. Adjacent to the kitchen, the dining area offers seamless access to the brand-new deck and fenced backyard-ideal for outdoor gatherings. The private primary suite is a retreat of its own, featuring a beautifully remodeled ensuite with a double vanity and a luxurious new jacuzzi tub/shower combo, all enhanced by natural light from the skylight above. A split-bedroom layout ensures privacy, with two additional bedrooms and a stylishly updated hall bath on the opposite side of the home. Additional upgrades include a newer HVAC system, appliances, gutters, blinds, and designer light fixtures that add warmth and elegance throughout. Conveniently located with easy access to shopping, dining, I-75, and all that Locust Grove has to offer, this home is priced to sell-don't miss your chance to make it yours! Up to $2,000 in Lender Credit with preferred lender, New American Funding: Becky Brown - 678.478.1612.

Key facts

• Brand new deck
• Double vanity
• Remodeled ensuite

Tags

• UPDATED KITCHEN
• STACKED STONE FIREPLACE
• BRAND NEW DECK
• FENCED BACKYARD
• REMODELED ENSUITE
• DOUBLE VANITY

Property features AI

Exterior

• Parking: Parking pad with space for 4 vehicles
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-story (one level); Resale property; Fee simple ownership
• Construction: Vinyl siding; Slab foundation; Other roof type; Built with vinyl exterior materials
• Exterior features: Private yard; Front porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three main-level bedrooms; Split bedroom plan
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bathroom with a soaking tub
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One factory-built fireplace; No shared/common walls; Other interior features
• Laundry & utility: Laundry room and in-hall laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $37 ($444/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 $205k (12.8% below list).
• Recommended offer: $205k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.1% in Locust Grove — 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 62/100 on livability (#315 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Unity Grove Elementary School (math 33% / reading 30%, grade F, #612 of 1,228 statewide, top 50%, 838 students, 53% FRL); Locust Grove Middle (math 30% / reading 35%, grade F, #221 of 470 statewide, top 48%, 1,103 students, 51% FRL); Locust Grove High (math 7% / reading 33%, grade F, #232 of 424 statewide, top 56%, 1,637 students, 41% FRL).
• Market conditions: Rents rising (+2.2%/yr); 496 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,819 (12.8% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.87% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $195,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Rockwood Ln	0.19mi	3/2.0	1,296 (+8%)	5mo	$165,000	$127	74
152 Skyland Dr E	0.12mi	3/2.0	1,296 (+8%)	12mo	$195,000	$150	72
128 Locust Rd	0.55mi	3/2.0	1,228 (+2%)	5mo	$224,900	$183	66
150 Grove Creek Dr	0.15mi	3/2.0	1,321 (+10%)	13mo	$245,000	$185	65
23 Skyland Dr W	0.36mi	3/2.0	1,260 (+5%)	12mo	$265,000	$210	65
20 Maddox Dr	0.35mi	3/1.0	1,254 (+4%)	13mo	$209,000	$167	61
140 Grove Creek Dr	0.13mi	3/1.0	1,334 (+11%)	12mo	$209,000	$157	61
361 Hemlock Ln	0.68mi	3/2.0	1,250 (+4%)	3mo	$155,000	$124	59
228 Roberts Trl	0.75mi	3/2.0	1,248 (+4%)	8mo	$225,000	$180	52
261 Lakeview Dr	0.74mi	3/2.0	1,250 (+4%)	10mo	$166,000	$133	50
303 Kellys Walk	0.61mi	3/2.0	1,366 (+14%)	5mo	$212,000	$155	44
45 Fuller Rd	0.71mi	3/2.0	1,350 (+12%)	15mo	$219,900	$163	34

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-37,437
• Equity at exit: $35,039

10-year hold

• IRR: -9.3%
• Equity multiple: 0.45×
• Total profit: $-36,475
• Equity at exit: $20,319

Cash invested: $65,800 (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 30248

• Home prices YoY: -21.0%
• Rents YoY: 2.2%
• Active inventory: 496
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$251 /mo · $3,010/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $37

Break-even live

Break-even rent $2,001

Max offer price $235,000

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Kings Cv Locust Grove, GA	3.0	2.0	1479	$1,570	$1.06	12d	1	0.50mi
308 Kellys Walk Locust Grove, GA	3.0	2.0	1319	$1,805	$1.37	1d	1	0.60mi
125 Waters Edge Dr Locust Grove, GA	3.0	2.0	1320	$1,825	$1.38	24d	1	0.81mi
1221 Browns Country Ln Locust Grove, GA	3.0	2.0	1379	$1,759	$1.28	43d	1	1.34mi
213 Abby Ct Locust Grove, GA	4.0	2.5	1500	$2,300	$1.53	20d	1	1.38mi

Listing history 34 events

1. 2026-06-08
   statusdays on marketlisting id $235,000 Under Contract 96 DOM
2. 2026-04-29
   status Pending
3. 2026-04-22
   status Under Contract 1536-char remark

   Show marketing remark (1536 chars)

   Welcome to this beautifully updated 3-bedroom, 2-bathroom home in the sought-after Grove Creek neighborhood, just minutes from downtown Locust Grove. From the inviting front porch to the thoughtfully designed interior, this home is move-in ready with modern upgrades throughout. Step inside to discover an open floor plan featuring fresh interior and exterior paint, a stunning stacked stone fireplace, and spacious living areas perfect for relaxing or entertaining. The updated kitchen is a true showstopper, boasting sleek white cabinetry, granite countertops, stainless steel appliances, and ample storage and prep space. Adjacent to the kitchen, the dining area offers seamless access to the brand-new deck and fenced backyard-ideal for outdoor gatherings. The private primary suite is a retreat of its own, featuring a beautifully remodeled ensuite with a double vanity and a luxurious new jacuzzi tub/shower combo, all enhanced by natural light from the skylight above. A split-bedroom layout ensures privacy, with two additional bedrooms and a stylishly updated hall bath on the opposite side of the home. Additional upgrades include a newer HVAC system, appliances, gutters, blinds, and designer light fixtures that add warmth and elegance throughout. Conveniently located with easy access to shopping, dining, I-75, and all that Locust Grove has to offer, this home is priced to sell-don't miss your chance to make it yours! Up to $2,000 in Lender Credit with preferred lender, New American Funding: Becky Brown - 678.478.1612.

4. 2026-04-15
   listed $235,000 Active
5. 2026-01-13
   listed $235,000 New 1536-char remark

   Show marketing remark (1536 chars)

   Welcome to this beautifully updated 3-bedroom, 2-bathroom home in the sought-after Grove Creek neighborhood, just minutes from downtown Locust Grove. From the inviting front porch to the thoughtfully designed interior, this home is move-in ready with modern upgrades throughout. Step inside to discover an open floor plan featuring fresh interior and exterior paint, a stunning stacked stone fireplace, and spacious living areas perfect for relaxing or entertaining. The updated kitchen is a true showstopper, boasting sleek white cabinetry, granite countertops, stainless steel appliances, and ample storage and prep space. Adjacent to the kitchen, the dining area offers seamless access to the brand-new deck and fenced backyard-ideal for outdoor gatherings. The private primary suite is a retreat of its own, featuring a beautifully remodeled ensuite with a double vanity and a luxurious new jacuzzi tub/shower combo, all enhanced by natural light from the skylight above. A split-bedroom layout ensures privacy, with two additional bedrooms and a stylishly updated hall bath on the opposite side of the home. Additional upgrades include a newer HVAC system, appliances, gutters, blinds, and designer light fixtures that add warmth and elegance throughout. Conveniently located with easy access to shopping, dining, I-75, and all that Locust Grove has to offer, this home is priced to sell-don't miss your chance to make it yours! Up to $2,000 in Lender Credit with preferred lender, New American Funding: Becky Brown - 678.478.1612.

6. 2025-09-30
   historical
7. 2025-09-03
   historical
8. 2025-07-24
   status New
9. 2025-07-24
   historical
10. 2025-07-22
    historical
11. 2025-07-02
    status Back On Market
12. 2025-07-02
    historical
13. 2025-06-24
    status Under Contract
14. 2025-05-28
    price $242,000
15. 2025-05-14
    historical
16. 2025-04-16
    historical
17. 2025-02-26
    price $247,500
18. 2025-01-29
    listed $235,000 New
19. 2025-01-29
    listed $235,000 New
20. 2025-01-29
    listed $235,000 New
21. 2025-01-29
    listed $245,000 New
22. 2025-01-29
    listed $247,000 New
23. 2025-01-29
    listed $250,000 New
24. 2023-10-13
    soldstatus $235,000 Sold
25. 2023-10-13
    soldstatus $235,000
26. 2023-10-07
    status Under Contract
27. 2023-10-02
    historical Active Under Contract
28. 2023-08-30
    price $235,000
29. 2023-08-24
    price $244,900
30. 2023-08-15
    price $249,900
31. 2023-08-07
    listed $249,000 New
32. 2000-11-10
    soldstatus $86,500
33. 1998-11-10
    soldstatus $66,000
34. 1991-07-01
    soldstatus $58,000

ⓘ 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: $3,010 · $251/mo
• Projected year-2 tax: $3,010 · $251/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 19 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: $24,578
• − Mortgage interest: −$13,164
• − Property taxes: −$3,010
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$6,836
• Taxable loss: −$3,539
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $1,293/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Locust Grove

• Score: 62/100
• State rank: #315
• US rank: #17034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Locust Grove, GA
• County: Henry County · 316,359 people
• City population: 36,038
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,038
• Household income: $83,823
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 485.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 37% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.09%
• Current HPI: 203.5358
• Rent YoY: ▲ 2.16%
• 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

+305.2% since first listed

33 events — show timeline

• 2026-04-29 Pending — FMLS
• 2026-04-22 Pending — GAMLS
• 2026-04-15 Listed $235,000 FMLS
• 2026-01-13 Listed $235,000 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-03 Listing Removed — GAMLS
• 2025-07-24 Relisted — GAMLS
• 2025-07-24 Listing Removed — GAMLS
• 2025-07-22 Listing Removed — GAMLS
• 2025-07-02 Relisted — GAMLS
• 2025-07-02 Listing Removed — GAMLS
• 2025-06-24 Pending — GAMLS
• 2025-05-28 Price Changed $242,000 GAMLS
• 2025-05-14 Listing Removed — GAMLS
• 2025-04-16 Listing Removed — GAMLS
• 2025-02-26 Price Changed $247,500 GAMLS
• 2025-01-29 Listed $250,000 GAMLS
• 2025-01-29 Listed $247,000 GAMLS
• 2025-01-29 Listed $245,000 GAMLS
• 2025-01-29 Listed $235,000 GAMLS
• 2025-01-29 Listed $235,000 GAMLS
• 2025-01-29 Listed $235,000 GAMLS
• 2023-10-13 Sold (Public Records) $235,000 Public Records
• 2023-10-13 Sold (MLS) $235,000 GAMLS
• 2023-10-07 Pending — GAMLS
• 2023-10-02 Contingent — GAMLS
• 2023-08-30 Price Changed $235,000 GAMLS
• 2023-08-24 Price Changed $244,900 GAMLS
• 2023-08-15 Price Changed $249,900 GAMLS
• 2023-08-07 Listed $249,000 GAMLS
• 2000-11-10 Sold (Public Records) $86,500 Public Records
• 1998-11-10 Sold (Public Records) $66,000 Public Records
• 1991-07-01 Sold (Public Records) $58,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,010 · -5.2% YoY. Source: county tax records.