314 Chattahoochee Cir · Locust Grove, GA 30248

$349,990

4 bd · 2.5 ba · 2,400 sqft · SingleFamily · 139 Days on market

Built 2026 9,147 sqft lot $146/sqft · 8% below area Est $380k · 8% under $67/mo HOA · 3% of rent

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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 +11.6/30.0
• ARV discount +11.0/15.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Homesite 97 at River Oaks featuring the brand-new Vickery floorplan by Stanley Martin Homes. This thoughtfully designed single-family home offers modern open-concept living and adapts effortlessly to your family's evolving needs, all set on a desirable homesite with a private backyard for added privacy and outdoor enjoyment. As you step inside, you're greeted by a versatile front room perfect for a home office, cozy reading nook, or play area-strategically positioned to keep you connected to the heart of the home. The spacious open-concept family room, dining area, and chef-inspired kitchen create a warm and inviting hub for everyday living and entertaining. Just beyond, the rear patio extends your living space outdoors, ideal for relaxing evenings or children at play in the private backyard. Upstairs, discover four generously sized bedrooms designed with comfort and functionality in mind. The luxurious primary suite features a private bath and expansive walk-in closet, creating a peaceful retreat. Each secondary bedroom also includes its own walk-in closet, offering ample storage for every stage of life. An upper-level flex room adds even more versatility-perfect for movie nights, a homework station, or family game time-while the conveniently located laundry room helps simplify daily routines. With contemporary design, quality craftsmanship, and flexible living spaces throughout, Homesite 97 with the new Vickery floorplan delivers both style and comfort in a private setting, all backed by the trusted reputation of Stanley Martin Homes. With easy access to I-75, you will be minutes from: Tanger Outlets, Historic Downtown Locust Grove, Shopping and dining destinations. The area is also surrounded by popular attractions, including Noah's Ark Animal Sanctuary, High Falls State Park, and the Atlanta Motor Speedway. his home won't last long! Schedule your private tour today and ask about our incredible builder incentives! ***This home is currently under construction. Photos are of a similar completed model and are intended to showcase the home's layout and finishes***

Key facts

• Private backyard
• Laundry room
• Front room

Tags

• PRIVATE BACKYARD
• FRONT ROOM
• REAR PATIO
• UPPER-LEVEL FLEX ROOM
• LAUNDRY ROOM
• CHEF-INSPIRED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (27.6% below list).
• Recommended offer: $253k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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+, schools 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.
• Market conditions: Rents rising (+2.2%/yr); 496 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 36% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 139 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $253,426 (27.6% 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 139 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.72% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (median comp): $379,690
• List price: $349,990
• Delta: -7.82%
• 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
313 Chattahoochee Cir	0.04mi	4/3.0	2,455 (+2%)	3mo	$389,990	$159	90
648 Parnassus Rd	0.30mi	3/3.0 (-1)	2,355 (-2%)	2mo	$384,370	$163	74
211 Parnassus Rd	0.33mi	3/3.0 (-1)	2,512 (+5%)	2mo	$384,395	$153	68
349 Arnica Dr	0.63mi	4/2.5	2,338 (-3%)	1mo	$346,520	$148	65
136 Chattahoochee Cir	0.06mi	5/3.0 (+1)	2,729 (+14%)	3mo	$379,990	$139	65
142 Aster Ave	0.62mi	4/2.5	2,338 (-3%)	3mo	$344,800	$147	65
132 Chattahoochee Cir	0.07mi	5/3.0 (+1)	2,729 (+14%)	3mo	$379,990	$139	64
122 Aster Ave	0.63mi	4/2.5	2,608 (+9%)	2mo	$365,800	$140	54
361 Arnica Dr	0.66mi	4/2.5	2,608 (+9%)	1mo	$373,320	$143	54
345 Arnica Dr	0.64mi	5/3.0 (+1)	2,511 (+5%)	3mo	$362,800	$144	53
822 Trillium Dr	0.69mi	5/3.0 (+1)	2,511 (+5%)	2mo	$364,800	$145	52
114 Aster Ave	0.75mi	4/2.5	2,608 (+9%)	1mo	$369,890	$142	50

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-65,768
• Equity at exit: $52,185

10-year hold

• IRR: -13.7%
• Equity multiple: 0.23×
• Total profit: $-75,187
• Equity at exit: $30,261

Cash invested: $97,997 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,534 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$146
• HOA: −$67
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-106

Break-even live

Break-even rent $2,669

Max offer price $331,191

Occupancy floor 99%

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Ocmulgee Xing Locust Grove, GA	4.0	3.0	2455	$2,600	$1.06	19d	1	0.09mi
1106 Saint Phillips Ct Locust Grove, GA	4.0	2.5	2006	$1,800	$0.90	5d	1	0.73mi
1104 Saint Phillips Ct Locust Grove, GA	4.0	3.0	1981	$2,019	$1.02	13d	1	0.73mi
513 Kirkland Dr Locust Grove, GA	3.0	2.5	1926	$1,850	$0.96	44d	1	0.76mi
121 Avonwood Cir Locust Grove, GA	4.0	3.0	2168	$1,975	$0.91	24d	1	0.95mi
317 Nutwood Trce Locust Grove, GA	3.0	2.5	1690	$1,985	$1.17	44d	1	1.01mi
2136 Theberton Trl Locust Grove, GA	4.0	2.0	2350	$1,145	$0.49	4d	1	1.07mi
236 Sableshire Way Locust Grove, GA	4.0	2.5	1907	$2,080	$1.09	24d	1	1.07mi
1156 Werre Way Locust Grove, GA	5.0	3.0	2536	$2,555	$1.01	44d	1	1.13mi
313 Clover Brook Dr Locust Grove, GA	4.0	2.5	2570	$2,300	$0.89	3d	1	1.15mi
313 Clover Brook Dr Locust Grove, GA	4.0	2.5	1939	$2,300	$1.19	19d	1	1.15mi
1320 Elmstead Pl Locust Grove, GA	3.0–5.0	2.0–3.0	2245	$2,794	$1.24	1d	1	1.21mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 18 events

1. 2026-06-18
   days on market $349,990 Active 139 DOM
2. 2026-06-17
   days on market $349,990 Active 138 DOM
3. 2026-06-16
   days on market $349,990 Active 137 DOM
4. 2026-06-15
   days on market $349,990 Active 136 DOM
5. 2026-06-13
   days on market $349,990 Active 134 DOM
6. 2026-06-09
   days on market $349,990 Active 130 DOM
7. 2026-06-08
   days on market $349,990 Active 129 DOM
8. 2026-06-07
   days on market $349,990 Active 128 DOM
9. 2026-06-04
   days on market $349,990 Active 125 DOM
10. 2026-06-03
    days on market $349,990 Active 124 DOM
11. 2026-06-02
    days on market $349,990 Active 123 DOM
12. 2026-06-01
    days on market $349,990 Active 122 DOM
13. 2026-05-31
    days on market $349,990 Active 121 DOM
14. 2026-05-06
    historical
15. 2026-04-24
    price $351,980 2114-char remark

    Show marketing remark (2114 chars)

    Welcome to Homesite 97 at River Oaks featuring the brand-new Vickery floorplan by Stanley Martin Homes. This thoughtfully designed single-family home offers modern open-concept living and adapts effortlessly to your family's evolving needs, all set on a desirable homesite with a private backyard for added privacy and outdoor enjoyment. As you step inside, you're greeted by a versatile front room perfect for a home office, cozy reading nook, or play area-strategically positioned to keep you connected to the heart of the home. The spacious open-concept family room, dining area, and chef-inspired kitchen create a warm and inviting hub for everyday living and entertaining. Just beyond, the rear patio extends your living space outdoors, ideal for relaxing evenings or children at play in the private backyard. Upstairs, discover four generously sized bedrooms designed with comfort and functionality in mind. The luxurious primary suite features a private bath and expansive walk-in closet, creating a peaceful retreat. Each secondary bedroom also includes its own walk-in closet, offering ample storage for every stage of life. An upper-level flex room adds even more versatility-perfect for movie nights, a homework station, or family game time-while the conveniently located laundry room helps simplify daily routines. With contemporary design, quality craftsmanship, and flexible living spaces throughout, Homesite 97 with the new Vickery floorplan delivers both style and comfort in a private setting, all backed by the trusted reputation of Stanley Martin Homes. With easy access to I-75, you will be minutes from: Tanger Outlets, Historic Downtown Locust Grove, Shopping and dining destinations. The area is also surrounded by popular attractions, including Noah's Ark Animal Sanctuary, High Falls State Park, and the Atlanta Motor Speedway. his home won't last long! Schedule your private tour today and ask about our incredible builder incentives! ***This home is currently under construction. Photos are of a similar completed model and are intended to showcase the home's layout and finishes***

16. 2026-02-14
    listed $348,920 New
17. 2026-01-30
    listed $349,990 New 2114-char remark

    Show marketing remark (2114 chars)

    Welcome to Homesite 97 at River Oaks featuring the brand-new Vickery floorplan by Stanley Martin Homes. This thoughtfully designed single-family home offers modern open-concept living and adapts effortlessly to your family's evolving needs, all set on a desirable homesite with a private backyard for added privacy and outdoor enjoyment. As you step inside, you're greeted by a versatile front room perfect for a home office, cozy reading nook, or play area-strategically positioned to keep you connected to the heart of the home. The spacious open-concept family room, dining area, and chef-inspired kitchen create a warm and inviting hub for everyday living and entertaining. Just beyond, the rear patio extends your living space outdoors, ideal for relaxing evenings or children at play in the private backyard. Upstairs, discover four generously sized bedrooms designed with comfort and functionality in mind. The luxurious primary suite features a private bath and expansive walk-in closet, creating a peaceful retreat. Each secondary bedroom also includes its own walk-in closet, offering ample storage for every stage of life. An upper-level flex room adds even more versatility-perfect for movie nights, a homework station, or family game time-while the conveniently located laundry room helps simplify daily routines. With contemporary design, quality craftsmanship, and flexible living spaces throughout, Homesite 97 with the new Vickery floorplan delivers both style and comfort in a private setting, all backed by the trusted reputation of Stanley Martin Homes. With easy access to I-75, you will be minutes from: Tanger Outlets, Historic Downtown Locust Grove, Shopping and dining destinations. The area is also surrounded by popular attractions, including Noah's Ark Animal Sanctuary, High Falls State Park, and the Atlanta Motor Speedway. his home won't last long! Schedule your private tour today and ask about our incredible builder incentives! ***This home is currently under construction. Photos are of a similar completed model and are intended to showcase the home's layout and finishes***

18. 2026-01-30
    listed $349,990 Active

    Show marketing remark (2114 chars)

    Welcome to Homesite 97 at River Oaks featuring the brand-new Vickery floorplan by Stanley Martin Homes. This thoughtfully designed single-family home offers modern open-concept living and adapts effortlessly to your family's evolving needs, all set on a desirable homesite with a private backyard for added privacy and outdoor enjoyment. As you step inside, you're greeted by a versatile front room perfect for a home office, cozy reading nook, or play area-strategically positioned to keep you connected to the heart of the home. The spacious open-concept family room, dining area, and chef-inspired kitchen create a warm and inviting hub for everyday living and entertaining. Just beyond, the rear patio extends your living space outdoors, ideal for relaxing evenings or children at play in the private backyard. Upstairs, discover four generously sized bedrooms designed with comfort and functionality in mind. The luxurious primary suite features a private bath and expansive walk-in closet, creating a peaceful retreat. Each secondary bedroom also includes its own walk-in closet, offering ample storage for every stage of life. An upper-level flex room adds even more versatility-perfect for movie nights, a homework station, or family game time-while the conveniently located laundry room helps simplify daily routines. With contemporary design, quality craftsmanship, and flexible living spaces throughout, Homesite 97 with the new Vickery floorplan delivers both style and comfort in a private setting, all backed by the trusted reputation of Stanley Martin Homes. With easy access to I-75, you will be minutes from: Tanger Outlets, Historic Downtown Locust Grove, Shopping and dining destinations. The area is also surrounded by popular attractions, including Noah's Ark Animal Sanctuary, High Falls State Park, and the Atlanta Motor Speedway. his home won't last long! Schedule your private tour today and ask about our incredible builder incentives! ***This home is currently under construction. Photos are of a similar completed model and are intended to showcase the home's layout and finishes***

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$2,497/yr (+$208/mo · 345.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,411
• − Mortgage interest: −$19,605
• − Property taxes: −$723
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − HOA: −$804
• − Depreciation: −$10,182
• Taxable loss: −$7,518
• Est. tax savings @ 24.0%: +$1,804
• After-tax cash flow: $527/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

+0.6% since first listed

5 events — show timeline

• 2026-05-06 Listing Removed — GAMLS
• 2026-04-24 Price Changed $351,980 GAMLS
• 2026-02-14 Listed $348,920 GAMLS
• 2026-01-30 Listed $349,990 FMLS
• 2026-01-30 Listed $349,990 GAMLS

Property tax history

+10.7%/yr

Latest (2025): $723 · +10.7% YoY. Source: county tax records.