8947 Tweeddale Dr · Fairplay, GA 30187

$199,900

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 255 Days on market

Built 1986 0.45 ac lot $161/sqft · 26% below area Est $271k · 26% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE OPPORTUNITY - PRICED TO SELL! Great value on this charming ranch-style home located in the peaceful Cheviot Hills community within the desirable Douglas County school district. This 3-bedroom, 2-bath home offers easy single-level living with a functional layout perfect for owner-occupants, first-time buyers, or investors looking for upside potential. Step inside to a spacious family room with vaulted ceilings, creating an open and inviting atmosphere. The kitchen features an eat-in dining area overlooking a large, level, fully fenced backyard-ideal for entertaining, pets, or outdoor enjoyment. The owner's suite includes a private bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Additional features include a covered porch, indoor laundry/mudroom, and attached garage for everyday convenience. With minor cosmetic updates, this property presents a strong opportunity to build immediate equity. Short sale - subject to lender approval. Experienced listing agent handling process. All offers will be reviewed-submit highest and best.

Key facts

• Single level living
• Ranch style home
• Vaulted ceilings

Tags

• RANCH STYLE HOME
• CHEVIOT HILLS COMMUNITY
• DOUGLAS COUNTY SCHOOL DISTRICT
• SINGLE LEVEL LIVING
• VAULTED CEILINGS
• EAT IN DINING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $177k (11.6% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.2% in Fairplay — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 127 active listings in the ZIP; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $50k (20%) 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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. 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: 0.88% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (median comp): $270,623
• List price: $199,900
• Delta: -26.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8915 Tweeddale Dr	0.06mi	3/3.0	1,081 (-13%)	4mo	$120,752	$112	68
7267 Wildflower Walk	0.68mi	3/2.0	1,123 (-10%)	13mo	$235,000	$209	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-26,374
• Equity at exit: $29,806

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-15,279
• Equity at exit: $17,284

Cash invested: $55,972 (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 30187

• Home prices YoY: -15.8%
• Active inventory: 127
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,767 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $95

Break-even live

Break-even rent $1,647

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $199,900 Active 255 DOM
2. 2026-06-17
   days on market $199,900 Active 254 DOM
3. 2026-06-16
   days on market $199,900 Active 253 DOM
4. 2026-06-15
   days on market $199,900 Active 252 DOM
5. 2026-06-13
   days on market $199,900 Active 250 DOM
6. 2026-06-09
   days on market $199,900 Active 246 DOM
7. 2026-06-08
   days on market $199,900 Active 245 DOM
8. 2026-06-07
   days on market $199,900 Active 244 DOM
9. 2026-06-04
   days on market $199,900 Active 241 DOM
10. 2026-06-03
    days on market $199,900 Active 240 DOM
11. 2026-06-02
    days on market $199,900 Active 239 DOM
12. 2026-06-01
    days on market $199,900 Active 238 DOM
13. 2026-05-31
    days on market $199,900 Active 237 DOM
14. 2026-04-27
    price $199,900 1108-char remark

    Show marketing remark (1129 chars)

    SHORT SALE OPPORTUNITY – PRICED TO SELL! Great value on this charming ranch-style home located in the peaceful Cheviot Hills community within the desirable Douglas County school district. This 3-bedroom, 2-bath home offers easy single-level living with a functional layout perfect for owner-occupants, first-time buyers, or investors looking for upside potential. Step inside to a spacious family room with vaulted ceilings, creating an open and inviting atmosphere. The kitchen features an eat-in dining area overlooking a large, level, fully fenced backyard—ideal for entertaining, pets, or outdoor enjoyment. The owner’s suite includes a private bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Additional features include a covered porch, indoor laundry/mudroom, and attached garage for everyday convenience. With minor cosmetic updates, this property presents a strong opportunity to build immediate equity. Short sale – subject to lender approval. Experienced listing agent handling process. All offers will be reviewed—submit highest and best.

15. 2026-04-27
    price $199,900 1129-char remark

    Show marketing remark (1129 chars)

    SHORT SALE OPPORTUNITY – PRICED TO SELL! Great value on this charming ranch-style home located in the peaceful Cheviot Hills community within the desirable Douglas County school district. This 3-bedroom, 2-bath home offers easy single-level living with a functional layout perfect for owner-occupants, first-time buyers, or investors looking for upside potential. Step inside to a spacious family room with vaulted ceilings, creating an open and inviting atmosphere. The kitchen features an eat-in dining area overlooking a large, level, fully fenced backyard—ideal for entertaining, pets, or outdoor enjoyment. The owner’s suite includes a private bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Additional features include a covered porch, indoor laundry/mudroom, and attached garage for everyday convenience. With minor cosmetic updates, this property presents a strong opportunity to build immediate equity. Short sale – subject to lender approval. Experienced listing agent handling process. All offers will be reviewed—submit highest and best.

16. 2026-03-12
    price $221,900 1108-char remark

    Show marketing remark (1129 chars)

    SHORT SALE OPPORTUNITY – PRICED TO SELL! Great value on this charming ranch-style home located in the peaceful Cheviot Hills community within the desirable Douglas County school district. This 3-bedroom, 2-bath home offers easy single-level living with a functional layout perfect for owner-occupants, first-time buyers, or investors looking for upside potential. Step inside to a spacious family room with vaulted ceilings, creating an open and inviting atmosphere. The kitchen features an eat-in dining area overlooking a large, level, fully fenced backyard—ideal for entertaining, pets, or outdoor enjoyment. The owner’s suite includes a private bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Additional features include a covered porch, indoor laundry/mudroom, and attached garage for everyday convenience. With minor cosmetic updates, this property presents a strong opportunity to build immediate equity. Short sale – subject to lender approval. Experienced listing agent handling process. All offers will be reviewed—submit highest and best.

17. 2026-03-12
    price $221,900 1129-char remark

    Show marketing remark (1129 chars)

    SHORT SALE OPPORTUNITY – PRICED TO SELL! Great value on this charming ranch-style home located in the peaceful Cheviot Hills community within the desirable Douglas County school district. This 3-bedroom, 2-bath home offers easy single-level living with a functional layout perfect for owner-occupants, first-time buyers, or investors looking for upside potential. Step inside to a spacious family room with vaulted ceilings, creating an open and inviting atmosphere. The kitchen features an eat-in dining area overlooking a large, level, fully fenced backyard—ideal for entertaining, pets, or outdoor enjoyment. The owner’s suite includes a private bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Additional features include a covered porch, indoor laundry/mudroom, and attached garage for everyday convenience. With minor cosmetic updates, this property presents a strong opportunity to build immediate equity. Short sale – subject to lender approval. Experienced listing agent handling process. All offers will be reviewed—submit highest and best.

18. 2026-01-08
    price $235,900 1108-char remark

    Show marketing remark (1129 chars)

    SHORT SALE OPPORTUNITY – PRICED TO SELL! Great value on this charming ranch-style home located in the peaceful Cheviot Hills community within the desirable Douglas County school district. This 3-bedroom, 2-bath home offers easy single-level living with a functional layout perfect for owner-occupants, first-time buyers, or investors looking for upside potential. Step inside to a spacious family room with vaulted ceilings, creating an open and inviting atmosphere. The kitchen features an eat-in dining area overlooking a large, level, fully fenced backyard—ideal for entertaining, pets, or outdoor enjoyment. The owner’s suite includes a private bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Additional features include a covered porch, indoor laundry/mudroom, and attached garage for everyday convenience. With minor cosmetic updates, this property presents a strong opportunity to build immediate equity. Short sale – subject to lender approval. Experienced listing agent handling process. All offers will be reviewed—submit highest and best.

19. 2026-01-08
    price $235,900 1129-char remark

    Show marketing remark (1129 chars)

    SHORT SALE OPPORTUNITY – PRICED TO SELL! Great value on this charming ranch-style home located in the peaceful Cheviot Hills community within the desirable Douglas County school district. This 3-bedroom, 2-bath home offers easy single-level living with a functional layout perfect for owner-occupants, first-time buyers, or investors looking for upside potential. Step inside to a spacious family room with vaulted ceilings, creating an open and inviting atmosphere. The kitchen features an eat-in dining area overlooking a large, level, fully fenced backyard—ideal for entertaining, pets, or outdoor enjoyment. The owner’s suite includes a private bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Additional features include a covered porch, indoor laundry/mudroom, and attached garage for everyday convenience. With minor cosmetic updates, this property presents a strong opportunity to build immediate equity. Short sale – subject to lender approval. Experienced listing agent handling process. All offers will be reviewed—submit highest and best.

20. 2025-10-05
    listed $249,500 New 1108-char remark

    Show marketing remark (1129 chars)

    SHORT SALE OPPORTUNITY – PRICED TO SELL! Great value on this charming ranch-style home located in the peaceful Cheviot Hills community within the desirable Douglas County school district. This 3-bedroom, 2-bath home offers easy single-level living with a functional layout perfect for owner-occupants, first-time buyers, or investors looking for upside potential. Step inside to a spacious family room with vaulted ceilings, creating an open and inviting atmosphere. The kitchen features an eat-in dining area overlooking a large, level, fully fenced backyard—ideal for entertaining, pets, or outdoor enjoyment. The owner’s suite includes a private bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Additional features include a covered porch, indoor laundry/mudroom, and attached garage for everyday convenience. With minor cosmetic updates, this property presents a strong opportunity to build immediate equity. Short sale – subject to lender approval. Experienced listing agent handling process. All offers will be reviewed—submit highest and best.

21. 2025-10-05
    listed $249,500 Active 1129-char remark

    Show marketing remark (1129 chars)

    SHORT SALE OPPORTUNITY – PRICED TO SELL! Great value on this charming ranch-style home located in the peaceful Cheviot Hills community within the desirable Douglas County school district. This 3-bedroom, 2-bath home offers easy single-level living with a functional layout perfect for owner-occupants, first-time buyers, or investors looking for upside potential. Step inside to a spacious family room with vaulted ceilings, creating an open and inviting atmosphere. The kitchen features an eat-in dining area overlooking a large, level, fully fenced backyard—ideal for entertaining, pets, or outdoor enjoyment. The owner’s suite includes a private bath, while two additional bedrooms provide flexibility for guests, family, or a home office. Additional features include a covered porch, indoor laundry/mudroom, and attached garage for everyday convenience. With minor cosmetic updates, this property presents a strong opportunity to build immediate equity. Short sale – subject to lender approval. Experienced listing agent handling process. All offers will be reviewed—submit highest and best.

22. 2023-06-22
    status Back On Market
23. 2023-06-22
    historical On Hold
24. 2023-05-23
    historical On Hold
25. 2023-05-18
    listed $225,000 New
26. 2021-09-07
    soldstatus $207,000
27. 2021-08-27
    soldstatus $207,000 Closed
28. 2021-08-27
    soldstatus $207,000 Sold
29. 2021-07-28
    historical Active Under Contract
30. 2021-07-28
    listed $195,000 Active
31. 2021-07-20
    status Under Contract
32. 2021-07-16
    listed $195,000 New
33. 2019-10-01
    soldstatus $119,900
34. 2001-02-02
    soldstatus $91,500
35. 1996-06-04
    soldstatus $67,900

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $2,031 · $169/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 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: $21,201
• − Mortgage interest: −$11,198
• − Property taxes: −$2,031
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$5,815
• Taxable loss: −$2,235
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $1,675/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: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Fairplay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,130

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 18% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 9% Vietnamese 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.56%
• Current HPI: 270.0582
• Rent YoY: —
• Metro: —
• 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

+194.4% since first listed

22 events — show timeline

• 2026-04-27 Price Changed $199,900 GAMLS
• 2026-04-27 Price Changed $199,900 FMLS
• 2026-03-12 Price Changed $221,900 GAMLS
• 2026-03-12 Price Changed $221,900 FMLS
• 2026-01-08 Price Changed $235,900 GAMLS
• 2026-01-08 Price Changed $235,900 FMLS
• 2025-10-05 Listed $249,500 FMLS
• 2025-10-05 Listed $249,500 GAMLS
• 2023-06-22 Relisted — GAMLS
• 2023-06-22 Delisted — GAMLS
• 2023-05-23 Delisted — GAMLS
• 2023-05-18 Listed $225,000 GAMLS
• 2021-09-07 Sold (Public Records) $207,000 Public Records
• 2021-08-27 Sold (MLS) $207,000 GAMLS
• 2021-08-27 Sold (MLS) $207,000 FMLS
• 2021-07-28 Contingent — FMLS
• 2021-07-28 Listed $195,000 FMLS
• 2021-07-20 Pending — GAMLS
• 2021-07-16 Listed $195,000 GAMLS
• 2019-10-01 Sold (Public Records) $119,900 Public Records
• 2001-02-02 Sold (Public Records) $91,500 Public Records
• 1996-06-04 Sold (Public Records) $67,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,031 · -0.2% YoY. Source: county tax records.