111 Kathy Ln · East Griffin, GA 30224

$79,900

2 bd · 1.0 ba · 400 sqft · Manufactured public records · 24 Days on market

Built 1991 2.00 ac lot

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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 +9.7/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell! this manufactured home 4 bedrooms 1 bath on 2 private acres is a rare opportunity for buyers looking to add value and build equity. The home has some updates and it is surrounded by natural trees and tucked away on a peaceful sloped lot, the setting offers privacy, space, and the chance to create your own retreat at an affordable price. Whether you're an investor, handyman, or buyer wanting land without the high price tag, this property delivers incredible upside. With some more updates and vision, this fixer-upper could become a charming country escape, rental property, or affordable full-time residence. Located near Highway 16 and I-75. Opportunities like this are hard t

Key facts

• Private acres
• Natural trees
• Rental property

Tags

• PRIVATE ACRES
• NATURAL TREES
• PEACEFUL SLOPED LOT
• RENTAL PROPERTY
• AFFORDABLE FULL-TIME RESIDENCE
• NEAR HIGHWAY 16

Property features AI

Finance

• Financial info: Listing terms: Cash
• HOA & community: No HOA

Exterior

• Parking: Side/rear entrance
• Utilities: Well water; Septic tank; Electricity available; High speed internet available; Water available
• Home design: Manufactured house / manufactured single-family residence; Residential property; Built in 1991; Property listed in fixer condition
• Construction: 1991 construction; Concrete and vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Private, sloped lot (2 acres); Metal roof; Concrete and vinyl siding construction

Interior

• Kitchen: Refrigerator included
• Bedrooms: 4 bedrooms on the main level
• Flooring: Vinyl flooring; Other flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Other heating; Electric cooling; Window unit(s)
• Interior features: One-level living; Living area reported as 890 (public records); Crawl space basement
• Laundry & utility: Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 4.2% in East Griffin — 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 55/100 on livability (#511 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; 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: Jackson Road Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 363 students, 98% FRL); Kennedy Road Middle School (math 11% / reading 20%, grade F, #392 of 470 statewide, top 84%, 477 students, 98% FRL); Spalding High School (math 11% / reading 25%, grade F, #258 of 424 statewide, top 62%, 1,252 students, 67% FRL) — zoned schools average 88% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 236 active listings in the ZIP; 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 $552 of loan paydown is wiped out by about $2k 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 + 1.4% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $50k; list at $80k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 38% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.48×
• Total profit: $10,814
• Equity at exit: $11,913

10-year hold

• IRR: 20.1%
• Equity multiple: 2.57×
• Total profit: $35,073
• Equity at exit: $6,908

Cash invested: $22,372 (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 30224

• Rents YoY: 1.4%
• Active inventory: 236
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $402

Break-even live

Break-even rent $667

Max offer price $79,900

Occupancy floor 61%

Sensitivity live

Price	-10% $447	-5% $425	+0% $402	+5% $379	+10% $357
Rent	-10% $309	-5% $355	+0% $402	+5% $448	+10% $495
Rate	-1.0pp $442	-0.5pp $422	base $402	+0.5pp $381	+1.0pp $360

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $79,900 Active 24 DOM
2. 2026-06-18
   days on market $79,900 Active 21 DOM
3. 2026-06-17
   days on market $79,900 Active 20 DOM
4. 2026-06-16
   days on market $79,900 Active 19 DOM
5. 2026-06-15
   days on market $79,900 Active 18 DOM
6. 2026-06-13
   statusdays on market $79,900 Active 16 DOM
7. 2026-06-09
   days on market $79,900 New 12 DOM
8. 2026-06-08
   days on market $79,900 New 11 DOM
9. 2026-06-07
   days on market $79,900 New 10 DOM
10. 2026-06-04
    days on market $79,900 New 7 DOM
11. 2026-06-03
    days on market $79,900 New 6 DOM
12. 2026-06-02
    days on market $79,900 New 5 DOM
13. 2026-06-01
    days on market $79,900 New 4 DOM
14. 2026-05-31
    days on market $79,900 New 3 DOM
15. 2026-05-27
    listed $79,900 New
16. 2024-03-22
    historical
17. 2024-03-08
    status Back On Market
18. 2024-03-01
    status Under Contract
19. 2024-02-14
    listed $215,000 New
20. 2023-11-13
    soldstatus $49,500

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $897 · $75/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 6/10 Major FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 38% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,111
• − Mortgage interest: −$4,476
• − Property taxes: −$897
• − Insurance: −$400
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,324
• Taxable income: $3,757
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $3,922/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 — East Griffin

• Score: 55/100
• State rank: #511
• US rank: #23233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spalding County · 66,676 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,414
• Household income: $70,216
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 735.0

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: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Serbian 1% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -181.83%
• Current HPI: 232.3039
• Rent YoY: ▲ 1.42%
• 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

+61.4% since first listed

6 events — show timeline

• 2026-05-27 Listed $79,900 GAMLS
• 2024-03-22 Listing Removed — GAMLS
• 2024-03-08 Relisted — GAMLS
• 2024-03-01 Pending — GAMLS
• 2024-02-14 Listed $215,000 GAMLS
• 2023-11-13 Sold (Public Records) $49,500 Public Records

Property tax history

+19.9%/yr

Latest (2025): $897 · -1.1% YoY. Source: county tax records.