2 Ruby Ct · Grantville, GA 30220

$216,000

3 bd · 2.0 ba · 1,114 sqft · SingleFamily public records · 28 Days on market

Built 2002 $194/sqft · 6% below area Est $230k · 6% under ↓ 4% since listing

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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 +11.1/30.0
• ARV discount +10.3/15.0
• Schools +3.6/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come visit this charming corner lot ranch in a great neighborhood with NO HOA perfect for gardeners, hobbyists, or those looking to bring their own style to a property. Featuring a functional layout, the split floor plan is great for anyone and everyone to enjoy. If your needing convenience to the interstate and the opportunity for a quiet quaint home, come check out 2 Ruby Court!

Key facts

• Garage
• Built 2002
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $216k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (22.3% below list).
• Recommended offer: $168k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.3% in Grantville — 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 64/100 on livability (#242 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Coweta County (rural): math 37% / reading 43% proficiency, ranked #36 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glanton Elementary (math 17% / reading 32%, grade F, #753 of 1,228 statewide, top 64%, 264 students, 66% FRL); Smokey Road Middle School (math 21% / reading 33%, grade F, #271 of 470 statewide, top 60%, 595 students, 60% FRL); Newnan High School (math 42% / reading 26%, grade F, #93 of 424 statewide, top 23%, 2,335 students, 41% FRL) — zoned schools average 56% FRL vs 37% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 69 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 963 units permitted in Coweta County in 2024 (8 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.
• Coweta County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 42% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,743 (22.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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?
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: 0.78% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (median comp): $230,417
• List price: $216,000
• Delta: -6.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Ray Way	0.08mi	3/2.0	1,077 (-3%)	1mo	$242,000	$225	90
299 Lagrange St	0.21mi	3/2.0	1,192 (+7%)	6mo	$285,000	$239	74
24 Chelsea Ln	0.17mi	3/2.0	1,242 (+12%)	2mo	$243,000	$196	71
180 Creekside Dr	0.47mi	3/2.0	1,161 (+4%)	1mo	$250,000	$215	70
120 Creekside Dr	0.54mi	3/2.0	1,118 (+0%)	6mo	$249,900	$224	69
21 Shepard St	0.48mi	2/2.0 (-1)	1,092 (-2%)	2mo	$209,900	$192	67
34 Canterbury Dr	0.45mi	3/2.0	1,210 (+9%)	3mo	$234,900	$194	62
30 Canterbury Dr	0.46mi	3/2.0	1,224 (+10%)	0mo	$244,900	$200	62
37 Canterbury Dr	0.43mi	3/2.0	1,203 (+8%)	6mo	$235,000	$195	61
109 Calico Loop	0.57mi	3/2.0	1,166 (+5%)	7mo	$278,500	$239	60
14 Huntington Dr	0.57mi	3/2.0	1,231 (+10%)	7mo	$220,000	$179	50
69 Canterbury Dr	0.64mi	3/2.0	1,268 (+14%)	5mo	$255,000	$201	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-40,542
• Equity at exit: $32,206

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-42,506
• Equity at exit: $18,676

Cash invested: $60,480 (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 30220

• Home prices YoY: -5.5%
• Active inventory: 69
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$1,133
• Tax from tax record: −$189 /mo · $2,269/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-87

Break-even live

Break-even rent $1,787

Max offer price $200,700

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-25	+0% $-87	+5% $-148	+10% $-209
Rent	-10% $-219	-5% $-153	+0% $-87	+5% $-20	+10% $46
Rate	-1.0pp $22	-0.5pp $-32	base $-87	+0.5pp $-143	+1.0pp $-200

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Connie Trl Grantville, GA	3.0	2.0	1016	$1,675	$1.65	18d	1	0.01mi
26 Connie Trl Grantville, GA	3.0	2.0	1100	$1,500	$1.36	17d	1	0.05mi
9 Evan Ct Grantville, GA	3.0	2.0	1088	$1,575	$1.45	26d	1	0.26mi
116 Calico Loop Grantville, GA	3.0	2.5	1498	$1,776	$1.19	23d	1	0.32mi
22 Edmond Leigh Cir Grantville, GA	3.0	1.0	1088	$1,199	$1.10	26d	1	0.71mi
180 W Grantville Rd Grantville, GA	3.0	2.0	1280	$1,475	$1.15	14d	1	0.71mi
82 Maple St Grantville, GA	2.0	1.5	1144	$1,075	$0.94	26d	1	0.90mi
125 Arnold St Grantville, GA	2.0	1.0	1018	$950	$0.93	21d	1	0.91mi

Listing history 3 events

1. 2026-05-07
   status Under Contract 383-char remark

   Show marketing remark (383 chars)

   Come visit this charming corner lot ranch in a great neighborhood with NO HOA perfect for gardeners, hobbyists, or those looking to bring their own style to a property. Featuring a functional layout, the split floor plan is great for anyone and everyone to enjoy. If your needing convenience to the interstate and the opportunity for a quiet quaint home, come check out 2 Ruby Court!

2. 2026-05-02
   price $216,000 383-char remark

   Show marketing remark (383 chars)

   Come visit this charming corner lot ranch in a great neighborhood with NO HOA perfect for gardeners, hobbyists, or those looking to bring their own style to a property. Featuring a functional layout, the split floor plan is great for anyone and everyone to enjoy. If your needing convenience to the interstate and the opportunity for a quiet quaint home, come check out 2 Ruby Court!

3. 2026-03-21
   listed $225,000 New 383-char remark

   Show marketing remark (383 chars)

   Come visit this charming corner lot ranch in a great neighborhood with NO HOA perfect for gardeners, hobbyists, or those looking to bring their own style to a property. Featuring a functional layout, the split floor plan is great for anyone and everyone to enjoy. If your needing convenience to the interstate and the opportunity for a quiet quaint home, come check out 2 Ruby Court!

ⓘ 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: $2,269 · $189/mo
• Projected year-2 tax: $2,269 · $189/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 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,129
• − Mortgage interest: −$12,099
• − Property taxes: −$2,269
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$6,284
• Taxable loss: −$4,823
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $118/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: Coweta County
• NCES district ID: 1301500
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $62,978
• Composite: 35.72/100
• National rank: #4860
• State rank: #36 of 174 in GA

Livability — Grantville

• Score: 64/100
• State rank: #242
• US rank: #13777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grantville, GA
• County: Coweta County · 148,589 people
• City population: 5,366
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 5,366
• Household income: $72,091
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 59.0

Population outlook (Coweta County) Hauer SSP2

• Today (2025): 162,063 people
• By 2030: 173,373 · +7.0%
• By 2040: 194,658 · +20.1%
• By 2050: 212,246 · +31.0%
• By 2075: 246,544 · +52.1%
• By 2100: 257,059 · +58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 23% Two or more races 4% Asian 2%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Coweta

• 2024 margin: Solid R (+33.9) · D 32.7% · R 66.6%
• 2008→2024 swing: +7.3pp toward D · 2008: -41.2pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+35.5 2016: R+42.3 2012: R+44.1 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.44%
• Current HPI: 298.8739
• Rent YoY: —
• 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

-4.0% since first listed

3 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-05-02 Price Changed $216,000 GAMLS
• 2026-03-21 Listed $225,000 GAMLS

Property tax history

+3.4%/yr

Latest (2025): $2,269 · +2.0% YoY. Source: county tax records.