135 White Rd · Fayetteville, GA 30214

$465,000

5 bd · 6.0 ba · 3,730 sqft · SingleFamily public records · 90 Days on market

Built 1977 $125/sqft · at area comps Est $470k · at est.

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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 +12.6/30.0
• ARV discount +8.0/15.0
• Schools +5.1/10.0
• DSCR +3.8/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1.5 story, 3,744 sqft 5bed/4.5 bath home, complete w/ 20x29 in-law/ guest suite w/ kitchen /chair shower that has it's own separate entrance w/ wheelchair ramp on side of house (POTENTIAL INCOME) As you walk in front door, your graced by all the formal rooms complete with hw floors, premier trim/molding and f/place in family room. Deluxe kitchen w/ stainless appl & solid surf counters, look out to extra lrg deck with screen porch. Walk to other end of house to master suite, huge sitting rm/off, excessive closets, full bath his/her van. Upstairs 2 bed/bath, 24x18 bonus room 33x9 loft, 8k full house radiant heat barrier in attic/crawl, park like garden priv corner lot with exotic trees and shrubs w/ shed. PRICED BELOW APPRAISAL BUT MAKE AN OFFER! Qualified buyer can assume a remaining mortage balance @ 2.5% interest rate and asking price is reduced by $50,000 appraised value of $515,000.00! Available for showing starting Monday, March 2nd

Key facts

• Separate entrance
• Deluxe kitchen
• Formal rooms

Tags

• IN-LAW GUEST SUITE
• SEPARATE ENTRANCE
• WHEELCHAIR RAMP
• FORMAL ROOMS
• DELUXE KITCHEN
• EXTRA LARGE DECK

What this means for you Summary

Snapshot

• This is a 5-bed/6.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-60 ($-722/yr) — negative.
• To cash-flow at today's rent, offer at most $454k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $387k (16.8% below list).
• Recommended offer: $387k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.3% in Fayetteville — 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 71/100 on livability (#86 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+, employment B; Watch: amenities F, commute F.
• Fayette County (suburban): math 52% / reading 60% proficiency, ranked #7 of 174 in GA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fayetteville Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 485 students, 59% FRL); Bennett'S Mill Middle School (math 24% / reading 51%, grade F, #162 of 470 statewide, top 35%, 891 students, 53% FRL); Fayette County High School (math 15% / reading 42%, grade F, #149 of 424 statewide, top 35%, 1,368 students, 46% FRL) — zoned schools average 53% FRL vs 21% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 56% district-wide (-23 pts) — the specific schools serving this property underperform the Fayette County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 378 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• At $3,870/mo this rent would consume 52% of the median local household income ($90k/yr) (locally 634% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Fayette County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($437k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $267k; list at $465k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $386,962 (16.8% 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 90 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.83% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (median comp): $470,327
• List price: $465,000
• Delta: -1.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Oak Leaf Ct	0.38mi	5/2.5	3,404 (-9%)	9mo	$450,000	$132	46
245 Brandon Mill Cir	0.46mi	4/2.5 (-1)	3,409 (-9%)	2mo	$420,000	$123	44
125 Durham Dr	0.60mi	4/2.5 (-1)	3,504 (-6%)	2mo	$555,000	$158	41
195 Tana Dr	0.61mi	5/3.5	4,088 (+10%)	8mo	$620,000	$152	39
275 Brandon Mill Cir	0.52mi	4/2.5 (-1)	4,089 (+10%)	11mo	$330,500	$81	31

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.43×
• Total profit: $-74,097
• Equity at exit: $69,333

10-year hold

• IRR: -5.4%
• Equity multiple: 0.63×
• Total profit: $-48,031
• Equity at exit: $40,205

Cash invested: $130,200 (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 30214

• Rents YoY: 4.3%
• Active inventory: 378
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,870 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$485 /mo · $5,819/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$813
• Net cashflow: $-60

Break-even live

Break-even rent $3,946

Max offer price $454,368

Occupancy floor 97%

Sensitivity live

Price	-10% $203	-5% $71	+0% $-60	+5% $-192	+10% $-323
Rent	-10% $-366	-5% $-213	+0% $-60	+5% $93	+10% $246
Rate	-1.0pp $174	-0.5pp $58	base $-60	+0.5pp $-181	+1.0pp $-303

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Heritage Lake Dr Fayetteville, GA	6.0	4.0	3863	$3,200	$0.83	18d	1	0.45mi
200 Mary Lynn Ln Fayetteville, GA	4.0	3.5	3473	$5,800	$1.67	45d	1	0.80mi
255 Squire Ln Fayetteville, GA	5.0	4.0	2659	$2,900	$1.09	45d	1	0.97mi

Listing history 11 events

1. 2026-06-03
   days on market $465,000 Active 90 DOM
2. 2026-06-02
   days on market $465,000 Active 89 DOM
3. 2026-06-01
   days on market $465,000 Active 88 DOM
4. 2026-05-31
   days on market $465,000 Active 87 DOM
5. 2026-03-05
   listed $465,000 Active 958-char remark

   Show marketing remark (958 chars)

   1.5 story, 3,744 sqft 5bed/4.5 bath home, complete w/ 20x29 in-law/ guest suite w/ kitchen /chair shower that has it's own separate entrance w/ wheelchair ramp on side of house (POTENTIAL INCOME) As you walk in front door, your graced by all the formal rooms complete with hw floors, premier trim/molding and f/place in family room. Deluxe kitchen w/ stainless appl & solid surf counters, look out to extra lrg deck with screen porch. Walk to other end of house to master suite, huge sitting rm/off, excessive closets, full bath his/her van. Upstairs 2 bed/bath, 24x18 bonus room 33x9 loft, 8k full house radiant heat barrier in attic/crawl, park like garden priv corner lot with exotic trees and shrubs w/ shed. PRICED BELOW APPRAISAL BUT MAKE AN OFFER! Qualified buyer can assume a remaining mortage balance @ 2.5% interest rate and asking price is reduced by $50,000 appraised value of $515,000.00! Available for showing starting Monday, March 2nd

6. 2015-08-19
   soldstatus $267,000
7. 2015-02-20
   historical
8. 2015-01-27
   price $278,000
9. 2014-10-18
   price $284,900
10. 2014-09-04
    price $299,900 Reduced
11. 2014-08-22
    listed $309,900 New

ⓘ 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: $5,819 · $485/mo
• Projected year-2 tax: $5,819 · $485/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,435
• − Mortgage interest: −$26,047
• − Property taxes: −$5,819
• − Insurance: −$2,325
• − Repairs & maintenance: −$3,715
• − Management: −$3,715
• − Depreciation: −$13,527
• Taxable loss: −$8,713
• Est. tax savings @ 24.0%: +$2,091
• After-tax cash flow: $1,369/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: Fayette County
• NCES district ID: 1302130
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $80,746
• Composite: 50.67/100
• National rank: #1824
• State rank: #7 of 174 in GA

Livability — Fayetteville

• Score: 71/100
• State rank: #86
• US rank: #7167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fayette County · 112,821 people
• City population: 72,287
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 31,811
• Household income: $89,912
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 634.0

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 120,914 people
• By 2030: 125,439 · +3.7%
• By 2040: 132,378 · +9.5%
• By 2050: 137,123 · +13.4%
• By 2075: 156,091 · +29.1%
• By 2100: 163,102 · +34.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 51% White 33% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Fayette

• 2024 margin: Toss-up / Even · D 48.0% · R 51.1%
• 2008→2024 swing: +27.5pp toward D · 2008: -30.7pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+6.8 2016: R+19.5 2012: R+31.4 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.65%
• Current HPI: 243.9416
• Rent YoY: ▲ 4.29%
• 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

+50.0% since first listed

7 events — show timeline

• 2026-03-05 Listed $465,000 ForSaleByOwner.com
• 2015-08-19 Sold (Public Records) $267,000 Public Records
• 2015-02-20 Listing Removed — GAMLS
• 2015-01-27 Price Changed $278,000 GAMLS
• 2014-10-18 Price Changed $284,900 GAMLS
• 2014-09-04 Price Changed $299,900 GAMLS
• 2014-08-22 Listed $309,900 GAMLS

Property tax history

+6.9%/yr

Latest (2025): $5,819 · +8.0% YoY. Source: county tax records.