125 Arlington Trce · Peachtree City, GA 30215

$389,900

4 bd · 4.0 ba · 2,102 sqft · SingleFamily public records · 179 Days on market

Built 1994 9,334 sqft lot $185/sqft · 22% below area Est $507k · 23% under ↓ 13% since listing

---

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 +16.0/30.0
• ARV discount +15.0/15.0
• Schools +5.1/10.0
• DSCR +4.9/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

Key facts

• Cul-de-sac lot
• Open floor plan
• Future pool

Tags

• CUL-DE-SAC LOT
• FLOWER AND VEGETABLE GARDENS
• FUTURE POOL
• OPEN FLOOR PLAN
• SPLIT BEDROOM LAYOUT
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $357k (8.5% below list).
• Recommended offer: $343k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.1% in Peachtree City — 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 74/100 on livability (#34 in GA, #4,385 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Cleveland Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 419 students, 45% 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 48% FRL vs 21% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 56% district-wide (-21 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 (+3.2%/yr); 311 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($118k/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 $12k 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 179 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $109k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $343,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 0.91% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $507,444
• List price: $389,900
• Delta: -23.16%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
539 Davis Rd	0.55mi	4/3.0	1,953 (-7%)	6mo	$415,000	$212	54

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 · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-50,244
• Equity at exit: $58,135

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-24,816
• Equity at exit: $33,711

Cash invested: $109,172 (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 30215

• Rents YoY: 3.2%
• Active inventory: 311
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,567 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$421 /mo · $5,047/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $190

Break-even live

Break-even rent $3,326

Max offer price $389,900

Occupancy floor 90%

Sensitivity live

Price	-10% $411	-5% $301	+0% $190	+5% $80	+10% $-30
Rent	-10% $-91	-5% $50	+0% $190	+5% $331	+10% $472
Rate	-1.0pp $387	-0.5pp $290	base $190	+0.5pp $89	+1.0pp $-13

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Regester Way Peachtree City, GA	5.0	3.5	2722	$4,950	$1.82	20d	1	0.74mi
106 Lexington Vlg Peachtree City, GA	3.0	3.5	1982	$2,695	$1.36	24d	1	1.28mi
803 Lexington Vlg Peachtree City, GA	3.0	3.5	1690	$2,550	$1.51	22d	1	1.31mi
607 Lexington Vlg Peachtree City, GA	3.0	3.5	1782	$2,895	$1.62	1d	1	1.35mi

Listing history 36 events

1. 2026-06-21
   days on market $389,900 Active 179 DOM
2. 2026-06-18
   days on market $389,900 Active 176 DOM
3. 2026-06-18
   price $389,900 Active 175 DOM
4. 2026-06-17
   days on market $399,900 Active 175 DOM
5. 2026-06-16
   days on market $399,900 Active 174 DOM
6. 2026-06-15
   days on market $399,900 Active 173 DOM
7. 2026-06-13
   days on market $399,900 Active 171 DOM
8. 2026-06-09
   days on market $399,900 Active 167 DOM
9. 2026-06-08
   days on market $399,900 Active 166 DOM
10. 2026-06-07
    days on market $399,900 Active 165 DOM
11. 2026-06-04
    days on market $399,900 Active 162 DOM
12. 2026-06-03
    pricedays on market $399,900 Active 161 DOM
13. 2026-06-02
    days on market $419,900 Active 160 DOM
14. 2026-06-01
    days on market $419,900 Active 159 DOM
15. 2026-05-31
    days on market $419,900 Active 158 DOM
16. 2026-04-27
    price $419,900 520-char remark

    Show marketing remark (817 chars)

    This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Responses within 3 business days. All properties are subject to a 5% buyer's premium. No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

17. 2026-04-27
    price $419,900 817-char remark

    Show marketing remark (817 chars)

    This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Responses within 3 business days. All properties are subject to a 5% buyer's premium. No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

18. 2026-03-31
    price $445,000 520-char remark

    Show marketing remark (817 chars)

    This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Responses within 3 business days. All properties are subject to a 5% buyer's premium. No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

19. 2026-03-31
    price $445,000 817-char remark

    Show marketing remark (817 chars)

    This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Responses within 3 business days. All properties are subject to a 5% buyer's premium. No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

20. 2026-03-02
    price $469,900 520-char remark

    Show marketing remark (817 chars)

    This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Responses within 3 business days. All properties are subject to a 5% buyer's premium. No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

21. 2026-03-02
    price $469,900 817-char remark

    Show marketing remark (817 chars)

    This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Responses within 3 business days. All properties are subject to a 5% buyer's premium. No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

22. 2026-02-07
    price $481,500 520-char remark

    Show marketing remark (817 chars)

    This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Responses within 3 business days. All properties are subject to a 5% buyer's premium. No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

23. 2026-02-07
    price $481,500 817-char remark

    Show marketing remark (817 chars)

    This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Responses within 3 business days. All properties are subject to a 5% buyer's premium. No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

24. 2026-01-23
    price $491,500 520-char remark

    Show marketing remark (817 chars)

    This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Responses within 3 business days. All properties are subject to a 5% buyer's premium. No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

25. 2026-01-23
    price $491,500 817-char remark

    Show marketing remark (817 chars)

    This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Responses within 3 business days. All properties are subject to a 5% buyer's premium. No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

26. 2025-12-24
    listed $499,000 New 817-char remark

    Show marketing remark (520 chars)

    No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

27. 2025-12-24
    listed $499,000 Active 520-char remark

    Show marketing remark (520 chars)

    No HOA + Cul-de-sac + Ranch living in Fayetteville. This 4BR split-bedroom floor plan offers functional one-level living with a bright family room featuring built-ins and fireplace. Step onto the rear deck overlooking a private wooded backdrop. Full daylight walk-out unfinished basement with bath stub = instant equity opportunity for future living space, gym, office, or in-law suite. Priced to allow cosmetic updates while gaining finished square footage potential below. Seller reviewing strong offers promptly.

28. 2025-11-15
    historical $2,939
29. 2025-11-05
    price $2,939
30. 2025-10-14
    price $2,999
31. 2025-10-09
    listed $3,099
32. 2022-07-22
    soldstatus $460,600
33. 2022-07-21
    soldstatus $460,600 Sold
34. 2022-06-29
    status Under Contract
35. 2022-06-19
    price $459,000
36. 2022-05-03
    listed $480,000 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: $5,047 · $421/mo
• Projected year-2 tax: $5,047 · $421/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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥105°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,808
• − Mortgage interest: −$21,840
• − Property taxes: −$5,047
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,425
• − Management: −$3,425
• − Depreciation: −$11,343
• Taxable loss: −$4,221
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $3,299/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 — Peachtree City

• Score: 74/100
• State rank: #34
• US rank: #4385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fayette County · 112,821 people
• City population: 40,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 40,476
• Household income: $118,436
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 415.0

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 0.60)
• Race & ethnicity: White 57% Black 26% Two or more races 7% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -146.38%
• Current HPI: 238.3395
• Rent YoY: ▲ 3.22%
• 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

-12.5% since first listed

21 events — show timeline

• 2026-04-27 Price Changed $419,900 FMLS
• 2026-04-27 Price Changed $419,900 GAMLS
• 2026-03-31 Price Changed $445,000 FMLS
• 2026-03-31 Price Changed $445,000 GAMLS
• 2026-03-02 Price Changed $469,900 FMLS
• 2026-03-02 Price Changed $469,900 GAMLS
• 2026-02-07 Price Changed $481,500 FMLS
• 2026-02-07 Price Changed $481,500 GAMLS
• 2026-01-23 Price Changed $491,500 FMLS
• 2026-01-23 Price Changed $491,500 GAMLS
• 2025-12-24 Listed $499,000 FMLS
• 2025-12-24 Listed $499,000 GAMLS
• 2025-11-15 Rental Removed $2,939 Tricon
• 2025-11-05 Price Changed $2,939 Tricon
• 2025-10-14 Price Changed $2,999 Tricon
• 2025-10-09 Listed for Rent $3,099 Tricon
• 2022-07-22 Sold (Public Records) $460,600 Public Records
• 2022-07-21 Sold (MLS) $460,600 GAMLS
• 2022-06-29 Pending — GAMLS
• 2022-06-19 Price Changed $459,000 GAMLS
• 2022-05-03 Listed $480,000 GAMLS

Property tax history

+10.8%/yr

Latest (2025): $5,047 · +0.9% YoY. Source: county tax records.