615 New Hope Rd Unit NO SUBDIVISION · Fayetteville, GA 30214

$429,000

4 bd · 3.5 ba · 2,853 sqft · SingleFamily · 28 Days on market

Built 1991 Good condition 0.99 ac lot $150/sqft · at area comps Est $443k · at est. ↓ 2% 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 +9.1/30.0
• ARV discount +9.0/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Custom ranch home featuring 4 bedrooms and 3.5 bathrooms, along with a sunroom and a large screened-in porch. The 1 acre lot is on a little land; no HOA. The oversized kitchen boasts three pantries-wow! The primary suite includes his and her closets, a renovated master bath, and opens up to the sunroom, which is currently being used as a gym. The split bedroom plan is laid out on the main level, where the spacious living room opens to the screened porch. The kitchen is a chef's delight, equipped with extensive countertops, a walk-in pantry, a breakfast bar, and ample storage space. There's also a large laundry room with plenty of storage options throughout the home. The sun porch offers bea

Key facts

• His and her closets
• Three pantries
• Oversized kitchen

Tags

• LARGE SCREENED-IN PORCH
• OVERSIZED KITCHEN
• THREE PANTRIES
• RENOVATED MASTER BATH
• HIS AND HER CLOSETS
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Other: Approximately 0.99 acre lot
• HOA & community: No HOA

Exterior

• Parking: Garage with kitchen-level and side/rear entrance access
• Utilities: Public water available; Septic tank; Electricity available; Natural gas available; High-speed internet available; Cable available; Phone available; Underground utilities; Sewer connected
• Home design: Single-family residence; House; One and one-half story; Resale property
• Construction: Built in 1991; Concrete construction; Composition roof; Crawl space basement/foundation
• Exterior features: Porch with screened area; Level, private lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances; Breakfast bar; Solid surface counters; Walk-in pantry
• Bedrooms: 4 bedrooms total; 3 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Bookcases; Double vanity; High ceilings; Soaking tub; Split bedroom layout; Tile baths; Tray ceilings; Walk-in closets
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $429k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (22.3% below list).
• Recommended offer: $333k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: North Fayette Elementary School (math 31% / reading 39%, grade F, #523 of 1,228 statewide, top 43%, 603 students, 62% 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 54% FRL vs 21% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 56% district-wide (-22 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 44% 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 $3k of loan paydown is wiped out by about $13k 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 28 days — a 2% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $333,340 (22.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $443,313
• List price: $429,000
• Delta: -3.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 New Hope Rd	0.03mi	4/3.0	2,517 (-12%)	18mo	$335,000	$133	62
130 Wills Way	0.09mi	5/2.5 (+1)	3,150 (+10%)	14mo	$460,000	$146	58
460 Meadow Sage Ln	0.39mi	5/3.5 (+1)	2,798 (-2%)	23mo	$486,000	$174	54
450 Meadow Sage Ln	0.36mi	4/3.0	2,614 (-8%)	17mo	$491,000	$188	53
480 Meadow Sage Ln	0.44mi	5/3.0 (+1)	2,667 (-6%)	13mo	$469,000	$176	51
100 Longwood Dr	0.71mi	4/3.0	2,787 (-2%)	13mo	$611,990	$220	50
100 Byington Dr	0.59mi	4/2.5	2,762 (-3%)	23mo	$380,000	$138	44
215 Rolison Way	0.75mi	4/3.5	2,530 (-11%)	4mo	$1,275,000	$504	43
957 Hwy 92 N	0.71mi	4/3.0	3,014 (+6%)	17mo	$470,000	$156	41
210 New Oak Ridge Trl	0.48mi	3/2.0 (-1)	2,500 (-12%)	7mo	$398,000	$159	40
931 Highway 92 N	0.65mi	3/2.5 (-1)	2,455 (-14%)	14mo	$425,000	$173	26

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: -20.4%
• Equity multiple: 0.28×
• Total profit: $-86,187
• Equity at exit: $63,965

10-year hold

• IRR: -10.9%
• Equity multiple: 0.30×
• Total profit: $-83,559
• Equity at exit: $37,092

Cash invested: $120,120 (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: 10.7×

Monthly cashflow live

• Estimated rent: $3,333 high
• Mortgage (P&I): −$2,250
• Tax est. 1.5%: −$536 /mo · $6,435/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $-331

Break-even live

Break-even rent $3,753

Max offer price $381,055

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-183	+0% $-331	+5% $-480	+10% $-628
Rent	-10% $-595	-5% $-463	+0% $-331	+5% $-200	+10% $-68
Rate	-1.0pp $-115	-0.5pp $-222	base $-331	+0.5pp $-443	+1.0pp $-556

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Victor Ln Fayetteville, GA	5.0	4.0	4042	$3,869	$0.96	23d	1	0.42mi
155 Byington Dr Fayetteville, GA	4.0	3.0	2662	$2,935	$1.10	16d	1	0.48mi
230 New Oak Ridge Trl Fayetteville, GA	3.0	3.0	2425	$2,250	$0.93	4d	1	0.55mi
747 Ginger Cake Rd Fayetteville, GA	3.0	2.0	2300	$2,500	$1.09	45d	1	0.78mi
1061 Highway 92 N Fayetteville, GA	3.0	2.5	2697	$5,800	$2.15	45d	1	1.01mi
100 Creekwood Ct Fayetteville, GA	4.0	3.0	2754	$2,739	$0.99	7d	1	1.12mi
558 Kenwood Rd Fayetteville, GA	3.0	2.5	2254	$4,290	$1.90	14d	1	1.15mi
245 Woodsong Dr Fayetteville, GA	3.0	2.5	2440	$3,500	$1.43	45d	1	1.24mi
255 Squire Ln Fayetteville, GA	5.0	4.0	2659	$2,900	$1.09	45d	1	1.24mi
325 Longview Rd Fayetteville, GA	4.0	3.5	2864	$3,270	$1.14	0d	1	1.27mi

Listing history 24 events

1. 2026-06-21
   days on market $429,000 Active 28 DOM
2. 2026-06-18
   days on market $429,000 Active 25 DOM
3. 2026-06-17
   days on market $429,000 Active 24 DOM
4. 2026-06-16
   days on market $429,000 Active 23 DOM
5. 2026-06-15
   days on market $429,000 Active 22 DOM
6. 2026-06-13
   days on market $429,000 Active 20 DOM
7. 2026-06-09
   days on market $429,000 Active 16 DOM
8. 2026-06-08
   days on market $429,000 Active 15 DOM
9. 2026-06-07
   statusdays on market $429,000 Active 14 DOM
10. 2026-06-04
    days on market $429,000 New 11 DOM
11. 2026-06-03
    days on market $429,000 New 10 DOM
12. 2026-06-02
    days on market $429,000 New 9 DOM
13. 2026-06-01
    days on market $429,000 New 8 DOM
14. 2026-05-31
    days on market $429,000 New 7 DOM
15. 2026-05-07
    listed $429,000 New 1149-char remark
16. 2026-05-05
    historical
17. 2026-04-11
    listed $429,000 New
18. 2026-04-10
    historical
19. 2026-02-23
    listed $429,000 New
20. 2026-02-22
    historical
21. 2026-01-23
    status Back On Market
22. 2025-12-02
    status Under Contract
23. 2025-11-19
    price $429,000
24. 2025-09-28
    listed $439,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 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: $40,001
• − Mortgage interest: −$24,031
• − Property taxes: −$6,435
• − Insurance: −$2,145
• − Repairs & maintenance: −$3,200
• − Management: −$3,200
• − Depreciation: −$12,480
• Taxable loss: −$11,490
• Est. tax savings @ 24.0%: +$2,758
• After-tax cash flow: $-1,218/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained ranch home with a large screened-in porch and three pantries is in good condition and ready for a fresh coat of paint and carpet to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace carpet in living areas — Fresh carpet improves aesthetics and comfort
• Both Install modern lighting fixtures — Modernizes the space and enhances curb appeal
• Both Add smart home features — Improves functionality and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace carpet in living areas — Fresh carpet improves aesthetics and comfort ↑
• Both Install modern lighting fixtures — Modernizes the space and enhances curb appeal ↑
• Both Add smart home features — Improves functionality and adds modern amenities ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.3% since first listed

12 events — show timeline

• 2026-05-24 Listed $429,000 GAMLS
• 2026-05-23 Listing Removed — GAMLS
• 2026-05-07 Listed $429,000 GAMLS
• 2026-05-05 Listing Removed — GAMLS
• 2026-04-11 Listed $429,000 GAMLS
• 2026-04-10 Listing Removed — GAMLS
• 2026-02-23 Listed $429,000 GAMLS
• 2026-02-22 Listing Removed — GAMLS
• 2026-01-23 Relisted — GAMLS
• 2025-12-02 Pending — GAMLS
• 2025-11-19 Price Changed $429,000 GAMLS
• 2025-09-28 Listed $439,000 GAMLS