420 Georgia Ave · Fayetteville, GA 30214

$289,000

4 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 49 Days on market

Built 1959 2,051 sqft lot $210/sqft · 10% below area Est $320k · 10% under

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Why this score? — see what drove the C 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 +21.0/30.0
• ARV discount +11.9/15.0
• DSCR +6.7/10.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled all-brick home in the heart of Fayetteville! This 4 bedroom, 2 bathroom property blends timeless charm with modern updates throughout. Step inside to find fresh finishes, an inviting layout, and stylish upgrades that make this home truly move-in ready. The additional bedroom offers flexibility for a growing household, home office, or guest space. Enjoy the expansive yard-perfect for entertaining, gardening, or relaxing outdoors. Solid brick construction, thoughtful renovations, and a fantastic lot make this home a rare find. Conveniently located near shopping, dining, and schools, this property offers both comfort and convenience in a highly desirable area. Don't miss this opportunity!

Key facts

• Expansive yard
• 2,051 sq ft lot
• Built 1959

Tags

• REMODELED ALL-BRICK HOME
• EXPANSIVE YARD
• SOLID BRICK CONSTRUCTION
• THOUGHTFUL RENOVATIONS

Property features AI

Finance

• HOA & community: Near public transportation; Close to schools; Near shopping; Near trails/greenway; Nearby restaurants

Exterior

• Parking: Driveway with level access; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Phone available
• Home design: One level; Brick construction (brick on all sides); Composition roof; Updated/remodeled condition
• Construction: Brick construction; Composition roof; Block foundation; Built with brick on all sides
• Exterior features: Private yard; Rain gutters; Back yard fencing; Chain-link fenced yard; Deck; Rear porch; Asphalt road frontage on a county road

Interior

• Kitchen: White cabinets; Stone countertops; Kitchen open to family room; Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: Four main-level bedrooms; Master on main
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Electric heating; Electric cooling with ceiling fans
• Interior features: Updated/remodeled interior; Wood window frames; No common walls; Attic space; Crawl space foundation
• Laundry & utility: Main-level laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/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 $288k (0.5% below list).
• Recommended offer: $280k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.4% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($90k/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.
• 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 49 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $280,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $319,950
• List price: $289,000
• Delta: -9.67%
• 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
165 Fenwyck Cmns	0.15mi	3/2.0 (-1)	1,455 (+6%)	0mo	$290,000	$199	74
600 Lanier Ave E	0.35mi	3/1.0 (-1)	1,291 (-6%)	1mo	$195,000	$151	67
310 Dempsey Dr Lot 25	0.37mi	3/3.0 (-1)	1,328 (-4%)	2mo	$342,615	$258	63
300 Dempsey Dr Lot 24	0.37mi	3/3.0 (-1)	1,328 (-4%)	2mo	$339,537	$256	62
215 Pine Cir	0.03mi	3/2.0 (-1)	1,224 (-11%)	15mo	$297,000	$243	59
200 Booker Ave	0.38mi	3/2.0 (-1)	1,276 (-7%)	5mo	$213,000	$167	57
165 Hunters Walk	0.18mi	3/2.0 (-1)	1,551 (+13%)	15mo	$307,500	$198	49
130 Emily Park	0.74mi	3/2.0 (-1)	1,432 (+4%)	1mo	$300,000	$209	49
140 Honeysuckle Ln	0.65mi	3/2.0 (-1)	1,368 (-1%)	16mo	$260,000	$190	46
105 Holly Ave	0.39mi	3/2.0 (-1)	1,178 (-14%)	10mo	$230,000	$195	41
175 Robin Ct	0.57mi	3/2.0 (-1)	1,547 (+12%)	10mo	$299,900	$194	36
110 Churchill Ct	0.63mi	3/2.0 (-1)	1,481 (+8%)	20mo	$300,000	$203	32

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-17,112
• Equity at exit: $43,091

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $34,318
• Equity at exit: $24,987

Cash invested: $80,920 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,876 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$228 /mo · $2,737/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $408

Break-even live

Break-even rent $2,360

Max offer price $289,000

Occupancy floor 81%

Sensitivity live

Price	-10% $571	-5% $490	+0% $408	+5% $326	+10% $244
Rent	-10% $181	-5% $294	+0% $408	+5% $521	+10% $635
Rate	-1.0pp $553	-0.5pp $481	base $408	+0.5pp $333	+1.0pp $257

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Georgia Ave Fayetteville, GA	3.0	2.0	1334	$3,500	$2.62	44d	1	0.06mi
475 E Lanier Ave Fayetteville, GA	2.0–3.0	2.5	1795	$2,850	$1.59	2d	75	0.33mi
695 Georgia Ave Fayetteville, GA	3.0	1.5	1554	$1,795	$1.16	6d	1	0.51mi
2400 Cobblestone Blvd Fayetteville, GA	1.0–3.0	1.0–2.0	1149	$1,905	$1.66	2d	9	0.84mi
140 Williamsburg Way Fayetteville, GA	3.0	3.0	1549	$1,895	$1.22	13d	1	0.92mi
100 Knight Way Fayetteville, GA	1.0–3.0	1.0–2.0	1035	$1,949	$1.88	44d	1	0.94mi
120 Kent Dr Fayetteville, GA	3.0	2.0	1468	$2,131	$1.45	11d	1	0.97mi
155 N Hampton Dr Fayetteville, GA	3.0	2.0	1398	$2,250	$1.61	44d	1	1.01mi
130 Pye Ct Fayetteville, GA	3.0	2.0	1292	$5,500	$4.26	44d	1	1.12mi
270 Winona Dr Fayetteville, GA	3.0	2.0	1378	$2,011	$1.46	13d	1	1.20mi
335 Sharon Dr Fayetteville, GA	4.0	3.0	1702	$1,841	$1.08	25d	1	1.21mi
235 Sharon Dr Fayetteville, GA	3.0	2.0	1299	$1,676	$1.29	25d	1	1.21mi
315 Cornwallis Way Fayetteville, GA	3.0	2.0	1374	$1,895	$1.38	2d	1	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $289,000 Active 49 DOM
2. 2026-06-18
   days on market $289,000 Active 46 DOM
3. 2026-06-17
   days on market $289,000 Active 45 DOM
4. 2026-06-16
   days on market $289,000 Active 44 DOM
5. 2026-06-15
   days on market $289,000 Active 43 DOM
6. 2026-06-13
   days on market $289,000 Active 41 DOM
7. 2026-06-09
   days on market $289,000 Active 37 DOM
8. 2026-06-08
   pricedays on market $289,000 Active 36 DOM

   Show marketing remark (719 chars)

   Beautifully remodeled all-brick home in the heart of Fayetteville! This 4 bedroom, 2 bathroom property blends timeless charm with modern updates throughout. Step inside to find fresh finishes, an inviting layout, and stylish upgrades that make this home truly move-in ready. The additional bedroom offers flexibility for a growing household, home office, or guest space. Enjoy the expansive yard-perfect for entertaining, gardening, or relaxing outdoors. Solid brick construction, thoughtful renovations, and a fantastic lot make this home a rare find. Conveniently located near shopping, dining, and schools, this property offers both comfort and convenience in a highly desirable area. Don't miss this opportunity!

9. 2026-06-07
   days on market $295,000 Active 35 DOM
10. 2026-06-04
    days on market $295,000 Active 32 DOM
11. 2026-06-03
    days on market $295,000 Active 31 DOM
12. 2026-06-02
    days on market $295,000 Active 30 DOM
13. 2026-06-01
    days on market $295,000 Active 29 DOM
14. 2026-05-31
    days on market $295,000 Active 28 DOM
15. 2026-05-03
    listed $295,000 New 719-char remark

    Show marketing remark (719 chars)

    Beautifully remodeled all-brick home in the heart of Fayetteville! This 4 bedroom, 2 bathroom property blends timeless charm with modern updates throughout. Step inside to find fresh finishes, an inviting layout, and stylish upgrades that make this home truly move-in ready. The additional bedroom offers flexibility for a growing household, home office, or guest space. Enjoy the expansive yard-perfect for entertaining, gardening, or relaxing outdoors. Solid brick construction, thoughtful renovations, and a fantastic lot make this home a rare find. Conveniently located near shopping, dining, and schools, this property offers both comfort and convenience in a highly desirable area. Don't miss this opportunity!

16. 2026-05-03
    listed $295,000 Active 731-char remark

    Show marketing remark (719 chars)

    Beautifully remodeled all-brick home in the heart of Fayetteville! This 4 bedroom, 2 bathroom property blends timeless charm with modern updates throughout. Step inside to find fresh finishes, an inviting layout, and stylish upgrades that make this home truly move-in ready. The additional bedroom offers flexibility for a growing household, home office, or guest space. Enjoy the expansive yard-perfect for entertaining, gardening, or relaxing outdoors. Solid brick construction, thoughtful renovations, and a fantastic lot make this home a rare find. Conveniently located near shopping, dining, and schools, this property offers both comfort and convenience in a highly desirable area. Don't miss this opportunity!

17. 2023-06-13
    soldstatus $269,000
18. 2023-06-07
    soldstatus $269,000 Sold

    Show marketing remark (286 chars)

    INVESTORS! Rented for $1800. ! Nice rental property! Spacious 4 bedroom ranch on a huge, fenced, corner lot with rear deck. Inside features laminate floors, a family room, kitchen with breakfast area, and 2 baths. Owner wants to sell to INVESTOR so rental can be maintained by renters.

19. 2023-05-05
    status Under Contract

    Show marketing remark (286 chars)

    INVESTORS! Rented for $1800. ! Nice rental property! Spacious 4 bedroom ranch on a huge, fenced, corner lot with rear deck. Inside features laminate floors, a family room, kitchen with breakfast area, and 2 baths. Owner wants to sell to INVESTOR so rental can be maintained by renters.

20. 2023-04-12
    listed $269,900 New

    Show marketing remark (286 chars)

    INVESTORS! Rented for $1800. ! Nice rental property! Spacious 4 bedroom ranch on a huge, fenced, corner lot with rear deck. Inside features laminate floors, a family room, kitchen with breakfast area, and 2 baths. Owner wants to sell to INVESTOR so rental can be maintained by renters.

21. 2017-06-09
    soldstatus $95,000
22. 2017-05-31
    soldstatus $95,000 Sold
23. 2017-05-31
    soldstatus $95,000 Sold
24. 2017-05-19
    status Under Contract
25. 2017-05-19
    historical Contingent - Due Diligence
26. 2017-04-27
    listed $115,000 Active
27. 2017-04-27
    listed $115,000 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: $2,737 · $228/mo
• Projected year-2 tax: $2,737 · $228/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,510
• − Mortgage interest: −$16,188
• − Property taxes: −$2,737
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − Depreciation: −$8,407
• Taxable income: $211
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $4,844/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

• Census place: Fayetteville, GA
• 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

+151.3% since first listed

15 events — show timeline

• 2026-06-08 Price Changed $289,000 GAMLS
• 2026-06-08 Price Changed $289,000 FMLS
• 2026-05-03 Listed $295,000 FMLS
• 2026-05-03 Listed $295,000 GAMLS
• 2023-06-13 Sold (Public Records) $269,000 Public Records
• 2023-06-07 Sold (MLS) $269,000 GAMLS
• 2023-05-05 Pending — GAMLS
• 2023-04-12 Listed $269,900 GAMLS
• 2017-06-09 Sold (Public Records) $95,000 Public Records
• 2017-05-31 Sold (MLS) $95,000 GAMLS
• 2017-05-31 Sold (MLS) $95,000 FMLS
• 2017-05-19 Pending — GAMLS
• 2017-05-19 Contingent — FMLS
• 2017-04-27 Listed $115,000 FMLS
• 2017-04-27 Listed $115,000 GAMLS

Property tax history

+14.1%/yr

Latest (2025): $2,737 · +8.8% YoY. Source: county tax records.