552 Brewer Dr · Locust Grove, GA 30248

$309,900

4 bd · 2.0 ba · 1,774 sqft · SingleFamily public records · 19 Days on market

Built 2003 0.70 ac lot Est $309k · at est. ↓ 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 +18.1/30.0
• ARV discount +7.3/15.0
• DSCR +5.7/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly remodeled and perfectly located, this ranch style home has had cosmetic updates so you can move right in. This floor plan features 4 bedrooms on the main plus a bonus room up and also includes a kitchen with stainless appliances, dining area, and spacious family room with fireplace. Renovations include, granite countertops throughout, new flooring, finishes and fixtures. There is plenty of room in the fenced backyard to play and entertain. It's located in the USDA eligible area so talk to your lender about the possibility of 100% financing.

Key facts

• Remodeled
• New flooring
• Bonus room

Tags

• REMODELED
• RANCH STYLE HOME
• FENCED BACKYARD
• GRANITE COUNTERTOPS
• NEW FLOORING
• BONUS ROOM

Property features AI

Finance

• Other: Located in Henry County, Locust Grove, GA; Address: 552 Brewer Dr, Locust Grove, GA 30248
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with space for 2 vehicles
• Utilities: Public water available; Septic tank sewer; Electricity available
• Home design: Single family residence (house); Updated/remodeled; One and one-half levels; Located in New Hope Farms subdivision; Facing direction not specified
• Construction: Built in 2003; Brick and vinyl siding construction; Composition roof; No basement
• Exterior features: Composition roof; Brick and vinyl siding; Back yard fencing; Level lot (approximately 0.7 acres)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Separate shower; Soaking tub; Tray ceilings; Walk-in closets; Fireplace (1)
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $265k (14.6% below list).
• Recommended offer: $265k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: New Hope Elementary (math 34% / reading 37%, grade F, #519 of 1,228 statewide, top 42%, 632 students, 38% 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) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 499 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 38% 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 $9k 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 19 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $230k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,597 (14.6% 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. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $308,676
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
542 Brewer Dr	0.12mi	3/2.0 (-1)	1,879 (+6%)	20mo	$258,000	$137	63
1712 New Hope Rd	0.68mi	3/2.0 (-1)	1,550 (-13%)	7mo	$270,000	$174	36

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-35,156
• Equity at exit: $46,207

10-year hold

• IRR: -3.2%
• Equity multiple: 0.80×
• Total profit: $-17,755
• Equity at exit: $26,794

Cash invested: $86,772 (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: 499
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,646 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $274

Break-even live

Break-even rent $2,299

Max offer price $309,900

Occupancy floor 85%

Sensitivity live

Price	-10% $449	-5% $362	+0% $274	+5% $186	+10% $98
Rent	-10% $65	-5% $169	+0% $274	+5% $378	+10% $483
Rate	-1.0pp $430	-0.5pp $353	base $274	+0.5pp $194	+1.0pp $112

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
564 Brewer Dr Locust Grove, GA	4.0	3.0	1806	$2,179	$1.21	0d	1	0.15mi
121 Aristocratic Way Locust Grove, GA	3.0	2.0	1388	$1,800	$1.30	45d	1	0.92mi

Listing history 10 events

1. 2026-06-08
   statusdays on market $309,900 Under Contract 19 DOM
2. 2026-06-07
   days on market $309,900 New 18 DOM
3. 2026-06-04
   days on market $309,900 New 15 DOM
4. 2026-06-03
   days on market $309,900 New 14 DOM
5. 2026-06-02
   days on market $309,900 New 13 DOM
6. 2026-06-01
   days on market $309,900 New 12 DOM
7. 2026-05-31
   days on market $309,900 New 11 DOM
8. 2026-05-20
   listed $309,900 New
9. 2026-04-06
   soldstatus $230,000
10. 2002-09-03
    soldstatus $324,000

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $2,851 · $238/mo
• Expected delta: +$2,104/yr (+$175/mo · 281.8%)

ⓘ 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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $31,752
• − Mortgage interest: −$17,359
• − Property taxes: −$747
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$9,015
• Taxable loss: −$1,999
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $3,766/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

• 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

-4.4% since first listed

4 events — show timeline

• 2026-06-08 Pending — GAMLS
• 2026-05-20 Listed $309,900 GAMLS
• 2026-04-06 Sold (Public Records) $230,000 Public Records
• 2002-09-03 Sold (Public Records) $324,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $747 · +0.0% YoY. Source: county tax records.