120 Chateau Cir · Fayetteville, GA 30215

$317,000

4 bd · 3.0 ba · 1,822 sqft · SingleFamily public records · 65 Days on market

Built 1987 0.90 ac lot $174/sqft · at area comps Est $316k · 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 +14.0/30.0
• ARV discount +7.3/15.0
• Schools +5.1/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 4-bedroom, 2.5-bathroom residence situated on a quiet cul-de-sac in a sought-after Fayetteville community. Spanning 1,822 square feet, this home offers a spacious and functional layout perfect for modern living. The inviting living area features a cozy gas log fireplace, ideal for relaxing evenings. The well-appointed kitchen flows seamlessly into the dining space, making entertaining a breeze. Step outside to find a generous backyard fully enclosed with a private wooden fence, providing a serene outdoor retreat. Located within the highly-regarded Fayette County school district, this property combines comfort, privacy, and convenience. Enjoy easy access to local shopping, dining, and parks while living in a peaceful, established neighborhood. This move-in-ready gem is waiting for its next chapter!

Key facts

• Private wooden fence
• Gas log fireplace
• 0.896-acre lot

Tags

• GAS LOG FIREPLACE
• 0.896-ACRE LOT
• PRIVATE WOODEN FENCE
• EASY ACCESS TO LOCAL SHOPPING
• QUIET ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Assigned parking; Driveway; Garage; Two garage spaces (two total parking spaces); Open parking available
• Utilities: Public water; Septic tank; Electric service (110 volts); Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Underground utilities; Water available
• Home design: Two levels; Brick front; Resale property; Slab foundation; Composition roof
• Construction: Brick front construction; Composition roof; Slab foundation; Built as resale property
• Exterior features: Front porch; Back yard with wood fencing; Other exterior features

Interior

• Kitchen: Kitchen island; Pantry; Stone counters; Dishwasher; Disposal; Gas range; Microwave
• Bedrooms: Four upper-level bedrooms; Other bedroom features
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: One fireplace located in the living room; Walk-in closet(s); Other interior features
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $41 ($488/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 $257k (19.0% below list).
• Recommended offer: $257k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Inman Elementary (math 56% / reading 56%, grade C+, #165 of 1,228 statewide, top 14%, 663 students, 32% 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 44% FRL vs 21% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 56% district-wide (-15 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); 312 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 65 days — a 6% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $317k implies a 163% 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 $256,721 (19.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 19% 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 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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (median comp): $315,868
• List price: $317,000
• Delta: 0.36%
• 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
120 Fontaine Way	0.18mi	4/2.5	1,928 (+6%)	1mo	$310,000	$161	80
509 Fielding Ct	0.25mi	3/2.0 (-1)	1,807 (-1%)	4mo	$310,000	$172	75
11853 Harbour Town Pkwy	0.63mi	4/2.5	1,835 (+1%)	12mo	$269,000	$147	58
12238 Cypress Way	0.57mi	3/2.5 (-1)	1,768 (-3%)	8mo	$295,000	$167	55
12237 Cypress Ln	0.44mi	3/2.5 (-1)	1,662 (-9%)	4mo	$275,000	$165	54
12245 Molly Sue Ln	0.28mi	3/2.5 (-1)	2,090 (+15%)	4mo	$280,000	$134	52
244 Sawgrass Way	0.40mi	3/2.0 (-1)	2,046 (+12%)	6mo	$319,000	$156	47
274 Sawgrass Way	0.44mi	3/2.0 (-1)	2,071 (+14%)	3mo	$268,000	$129	45
12241 Cypress Way	0.56mi	3/2.5 (-1)	1,608 (-12%)	8mo	$270,000	$168	40
12265 Cypress Way	0.59mi	4/2.5	1,620 (-11%)	14mo	$283,000	$175	40
63 Gleneagles Dr	0.68mi	3/2.0 (-1)	2,026 (+11%)	5mo	$343,500	$170	37
76 Gleneagles Way	0.73mi	3/2.5 (-1)	2,047 (+12%)	14mo	$295,000	$144	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 · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-48,292
• Equity at exit: $47,266

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-36,717
• Equity at exit: $27,408

Cash invested: $88,760 (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: 312
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,662
• Tax from tax record: −$193 /mo · $2,315/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $41

Break-even live

Break-even rent $2,516

Max offer price $317,000

Occupancy floor 93%

Sensitivity live

Price	-10% $220	-5% $130	+0% $41	+5% $-49	+10% $-139
Rent	-10% $-162	-5% $-61	+0% $41	+5% $142	+10% $244
Rate	-1.0pp $200	-0.5pp $121	base $41	+0.5pp $-41	+1.0pp $-125

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: $79,250
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12264 Crestwood Ct Fayetteville, GA	4.0	2.5	2222	$2,249	$1.01	3d	1	0.41mi
12245 Cypress Ln Fayetteville, GA	3.0	2.5	1582	$2,130	$1.35	7d	1	0.46mi
11945 Harbour Town Pkwy Fayetteville, GA	4.0	3.5	1844	$2,220	$1.20	3d	1	0.61mi
388 Sawgrass Way Fayetteville, GA	4.0	2.5	2376	$2,270	$0.96	26d	1	0.67mi
11728 Spring Lake Way Fayetteville, GA	5.0	3.0	1602	$2,319	$1.45	24d	1	0.74mi
11993 Red Ivy Ln Fayetteville, GA	4.0	2.5	2116	$2,700	$1.28	46d	1	0.84mi
12012 Red Ivy Ln Fayetteville, GA	3.0	2.0	1745	$2,000	$1.15	46d	1	0.84mi
11964 Red Ivy Ln Fayetteville, GA	4.0	2.0	2128	$2,295	$1.08	14d	1	0.88mi
11949 Fairway Overlook Fayetteville, GA	4.0	3.0	2166	$2,450	$1.13	26d	1	0.89mi
65 Waters Edge Way Fayetteville, GA	4.0	3.0	1863	$2,200	$1.18	0d	1	0.92mi
162 Olympic Dr Fayetteville, GA	4.0	2.5	2220	$2,391	$1.08	0d	1	1.04mi
100 Brookwood Ln Fayetteville, GA	3.0	3.0	1662	$6,500	$3.91	12d	1	1.37mi

Listing history 25 events

1. 2026-06-22
   days on market $317,000 Active 65 DOM
2. 2026-06-21
   days on market $317,000 Active 64 DOM
3. 2026-06-18
   days on market $317,000 Active 61 DOM
4. 2026-06-17
   days on market $317,000 Active 60 DOM
5. 2026-06-16
   days on market $317,000 Active 59 DOM
6. 2026-06-15
   days on market $317,000 Active 58 DOM
7. 2026-06-13
   pricedays on market $317,000 Active 56 DOM
8. 2026-06-09
   days on market $329,000 Active 52 DOM
9. 2026-06-08
   days on market $329,000 Active 51 DOM
10. 2026-06-07
    days on market $329,000 Active 50 DOM
11. 2026-06-04
    days on market $329,000 Active 47 DOM
12. 2026-06-03
    days on market $329,000 Active 46 DOM
13. 2026-06-02
    days on market $329,000 Active 45 DOM
14. 2026-06-01
    days on market $329,000 Active 44 DOM
15. 2026-05-31
    days on market $329,000 Active 43 DOM
16. 2026-04-23
    price $329,000 855-char remark

    Show marketing remark (855 chars)

    Welcome home to this beautifully maintained 4-bedroom, 2.5-bathroom residence situated on a quiet cul-de-sac in a sought-after Fayetteville community. Spanning 1,822 square feet, this home offers a spacious and functional layout perfect for modern living. The inviting living area features a cozy gas log fireplace, ideal for relaxing evenings. The well-appointed kitchen flows seamlessly into the dining space, making entertaining a breeze. Step outside to find a generous backyard fully enclosed with a private wooden fence, providing a serene outdoor retreat. Located within the highly-regarded Fayette County school district, this property combines comfort, privacy, and convenience. Enjoy easy access to local shopping, dining, and parks while living in a peaceful, established neighborhood. This move-in-ready gem is waiting for its next chapter!

17. 2026-04-23
    price $329,000 1217-char remark

    Show marketing remark (855 chars)

    Welcome home to this beautifully maintained 4-bedroom, 2.5-bathroom residence situated on a quiet cul-de-sac in a sought-after Fayetteville community. Spanning 1,822 square feet, this home offers a spacious and functional layout perfect for modern living. The inviting living area features a cozy gas log fireplace, ideal for relaxing evenings. The well-appointed kitchen flows seamlessly into the dining space, making entertaining a breeze. Step outside to find a generous backyard fully enclosed with a private wooden fence, providing a serene outdoor retreat. Located within the highly-regarded Fayette County school district, this property combines comfort, privacy, and convenience. Enjoy easy access to local shopping, dining, and parks while living in a peaceful, established neighborhood. This move-in-ready gem is waiting for its next chapter!

18. 2026-04-18
    listed $339,000 Active 1217-char remark
19. 2026-04-14
    historical
20. 2026-03-19
    listed $339,000 Active

    Show marketing remark (855 chars)

    Welcome home to this beautifully maintained 4-bedroom, 2.5-bathroom residence situated on a quiet cul-de-sac in a sought-after Fayetteville community. Spanning 1,822 square feet, this home offers a spacious and functional layout perfect for modern living. The inviting living area features a cozy gas log fireplace, ideal for relaxing evenings. The well-appointed kitchen flows seamlessly into the dining space, making entertaining a breeze. Step outside to find a generous backyard fully enclosed with a private wooden fence, providing a serene outdoor retreat. Located within the highly-regarded Fayette County school district, this property combines comfort, privacy, and convenience. Enjoy easy access to local shopping, dining, and parks while living in a peaceful, established neighborhood. This move-in-ready gem is waiting for its next chapter!

21. 2026-03-19
    listed $339,000 New 855-char remark

    Show marketing remark (855 chars)

    Welcome home to this beautifully maintained 4-bedroom, 2.5-bathroom residence situated on a quiet cul-de-sac in a sought-after Fayetteville community. Spanning 1,822 square feet, this home offers a spacious and functional layout perfect for modern living. The inviting living area features a cozy gas log fireplace, ideal for relaxing evenings. The well-appointed kitchen flows seamlessly into the dining space, making entertaining a breeze. Step outside to find a generous backyard fully enclosed with a private wooden fence, providing a serene outdoor retreat. Located within the highly-regarded Fayette County school district, this property combines comfort, privacy, and convenience. Enjoy easy access to local shopping, dining, and parks while living in a peaceful, established neighborhood. This move-in-ready gem is waiting for its next chapter!

22. 2026-03-16
    historical $339,000 855-char remark

    Show marketing remark (855 chars)

    Welcome home to this beautifully maintained 4-bedroom, 2.5-bathroom residence situated on a quiet cul-de-sac in a sought-after Fayetteville community. Spanning 1,822 square feet, this home offers a spacious and functional layout perfect for modern living. The inviting living area features a cozy gas log fireplace, ideal for relaxing evenings. The well-appointed kitchen flows seamlessly into the dining space, making entertaining a breeze. Step outside to find a generous backyard fully enclosed with a private wooden fence, providing a serene outdoor retreat. Located within the highly-regarded Fayette County school district, this property combines comfort, privacy, and convenience. Enjoy easy access to local shopping, dining, and parks while living in a peaceful, established neighborhood. This move-in-ready gem is waiting for its next chapter!

23. 2026-03-15
    historical
24. 1998-08-17
    soldstatus $120,500
25. 1997-02-11
    soldstatus $109,900

ⓘ 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: $2,315 · $193/mo
• Projected year-2 tax: $2,916 · $243/mo
• Expected delta: +$601/yr (+$50/mo · 26.0%)

ⓘ 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 ≥105°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: $30,807
• − Mortgage interest: −$17,757
• − Property taxes: −$2,315
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$9,222
• Taxable loss: −$5,001
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $1,689/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): 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

+188.4% since first listed

12 events — show timeline

• 2026-06-11 Price Changed $317,000 GAMLS
• 2026-06-11 Price Changed $317,000 FMLS
• 2026-04-23 Price Changed $329,000 GAMLS
• 2026-04-23 Price Changed $329,000 FMLS
• 2026-04-18 Listed $339,000 FMLS
• 2026-04-14 Listing Removed — FMLS
• 2026-03-19 Listed $339,000 FMLS
• 2026-03-19 Listed $339,000 GAMLS
• 2026-03-16 Coming Soon $339,000 GAMLS
• 2026-03-15 Coming Soon — FMLS
• 1998-08-17 Sold (Public Records) $120,500 Public Records
• 1997-02-11 Sold (Public Records) $109,900 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,315 · +3.1% YoY. Source: county tax records.