230 Greene St SE · Fairburn, GA 30213

$90,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 3 Days on market

Built 1940 6,655 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to create your vision from the ground up! This fire-damaged property offers incredible potential for homeowners looking to build their dream home or investors seeking their next new construction project. Situated on a desirable lot, this property presents the chance to design and construct a custom residence tailored to today's market demands. Ideal for builders, developers, or owner-occupants with renovation or rebuilding experience. Conveniently located near local amenities, schools, and major roadways. **Sold as-is. Buyer to conduct their own due diligence regarding rebuilding requirements, permits, and zoning

Key facts

• Custom residence
• Major roadways
• Local amenities

Tags

• DESIRABLE LOT
• CUSTOM RESIDENCE
• LOCAL AMENITIES
• MAJOR ROADWAYS

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric: Other; Utilities: Other
• Home design: One level; Fixer condition; Composition roof
• Construction: Construction materials: Other; Foundation: See remarks
• Exterior features: Other exterior features; Other structures

Interior

• Kitchen: No kitchen features listed
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: One fireplace; No shared/common walls; Attic
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 16.5% vs local median 4.0% in Fairburn — 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 63/100 on livability (#291 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Campbell Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 568 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 51% district-wide (-25 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 531 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.82% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.44%
• DSCR: 2.62
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $221,312
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Poplar St	0.66mi	2/1.0	1,080 (+2%)	13mo	$225,000	$208	56
96 Greene St NE	0.62mi	3/1.5 (+1)	1,222 (+15%)	1mo	$219,000	$179	38

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.32×
• Total profit: $33,354
• Equity at exit: $13,419

10-year hold

• IRR: 38.6%
• Equity multiple: 4.51×
• Total profit: $88,541
• Equity at exit: $7,782

Cash invested: $25,200 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 531
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$472
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $765

Break-even live

Break-even rent $668

Max offer price $90,000

Occupancy floor 48%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 SW Malone St Fairburn, GA	2.0	1.0	788	$1,100	$1.40	43d	1	0.58mi
200 Dodd St Fairburn, GA	3.0	2.0	1300	$1,685	$1.30	43d	1	0.84mi
50 Clay St Fairburn, GA	2.0	1.5	1138	$1,473	$1.29	1d	11	0.89mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	1d	1	0.89mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	22d	1	0.89mi
116 Spring Ct Unit 1 Fairburn, GA	2.0	1.0	944	$1,095	$1.16	43d	1	0.93mi
7305 Village Center Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1119	$1,602	$1.43	1d	24	1.00mi
119 Elder St Unit D Fairburn, GA	1.0	1.0	1000	$1,250	$1.25	22d	1	1.06mi
365 Elder St Fairburn, GA	3.0	2.5	1084	$1,625	$1.50	24d	1	1.20mi
1065 Maple Valley Ct Union City, GA	3.0	2.5	1456	$1,600	$1.10	43d	1	1.25mi
5617 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.5	1558	$3,051	$1.96	1d	52	1.31mi
340 Parkway Rd #340 Union City, GA	3.0	2.5	1456	$1,750	$1.20	3d	1	1.32mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	43d	1	1.37mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	5d	1	1.39mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	20d	1	1.41mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	43d	1	1.41mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	5d	1	1.41mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	24d	1	1.41mi
5300 Highway 138 Union City, GA	1.0–2.0	1.0–2.0	990	$1,350	$1.36	17d	19	1.47mi

Listing history 4 events

1. 2026-06-18
   days on market $90,000 Active 3 DOM
2. 2026-06-17
   days on market $90,000 Active 2 DOM
3. 2026-06-15
   remarks 640-char remark

   Show marketing remark (637 chars)

   Rare opportunity to create your vision from the ground up! This fire-damaged property offers incredible potential for homeowners looking to build their dream home or investors seeking their next new construction project. Situated on a desirable lot, this property presents the chance to design and construct a custom residence tailored to today's market demands. Ideal for builders, developers, or owner-occupants with renovation or rebuilding experience. Conveniently located near local amenities, schools, and major roadways. **Sold as-is. Buyer to conduct their own due diligence regarding rebuilding requirements, permits, and zoning

4. 2026-06-15
   listed $90,000 Active 1 DOM

   Show marketing remark (637 chars)

   Rare opportunity to create your vision from the ground up! This fire-damaged property offers incredible potential for homeowners looking to build their dream home or investors seeking their next new construction project. Situated on a desirable lot, this property presents the chance to design and construct a custom residence tailored to today's market demands. Ideal for builders, developers, or owner-occupants with renovation or rebuilding experience. Conveniently located near local amenities, schools, and major roadways. **Sold as-is. Buyer to conduct their own due diligence regarding rebuilding requirements, permits, and zoning

ⓘ 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: $216 · $18/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$612/yr (+$51/mo · 284.0%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 19 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: $19,636
• − Mortgage interest: −$5,041
• − Property taxes: −$216
• − Insurance: −$450
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$2,618
• Taxable income: $8,169
• Est. tax owed @ 24.0%: −$1,961
• After-tax cash flow: $7,223/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Fairburn

• Score: 63/100
• State rank: #291
• US rank: #15939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairburn, GA
• County: Fulton County · 1,094,430 people
• City population: 50,621
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $90,000 GAMLS
• 2026-06-15 Listed $90,000 FMLS

Property tax history

-4.5%/yr

Latest (2025): $216 · +3.4% YoY. Source: county tax records.