135 Sheldon Way · Fayetteville, GA 30215

$365,000

3 bd · 3.0 ba · 1,621 sqft · SingleFamily public records · 3 Days on market

Built 1995 0.91 ac lot Est $334k · 9% over

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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 +12.3/30.0
• Schools +5.1/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• ARV discount +3.3/15.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Squeaky clean ranch in Whitewater School District! Open living spaces meets EASY living!! Spacious family room flooded by natural light. Kitchen has great counter space, granite counters, stainless appliances, eat in breakfast room. Covered side porch is cozy and back deck is spacious for grill AND outdoor entertaining! Larger owners suite has to die for walk in closet. ** NO HOA ** Seller is mother of listing agent

Key facts

• 0.91 acre lot
• Garage
• Built 1995

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage with garage door opener; Parking pad; Open parking; Kitchen-level access to parking
• Utilities: Public water available; Septic tank; Electricity available; Natural gas available; High-speed internet available; Cable available
• Home design: Single-family residence; House; Resale property; Built in 1995
• Construction: Concrete and stucco construction; Composition roof; Slab foundation
• Exterior features: Deck; Patio; Porch; Screened porch; Level lot; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity; High ceilings; Separate shower; Soaking tub; Vaulted ceilings; Walk-in closets; Gas log fireplace in family room; One-level living
• Laundry & utility: Laundry in hall; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-67 ($-804/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (27.8% below list).
• Recommended offer: $264k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.4% 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); Whitewater Middle School (math 55% / reading 65%, grade B, #41 of 470 statewide, top 9%, 864 students, 20% FRL); Whitewater High School (math 32% / reading 62%, grade D-, #37 of 424 statewide, top 9%, 1,387 students, 18% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 306 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $11k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago 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.
• Current owner paid $220k; list at $365k implies a 66% 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 $263,611 (27.8% 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: 0.72% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $333,926
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Bailey Ct	0.15mi	3/2.5	1,762 (+9%)	14mo	$310,000	$176	64
460 Hilo Rd	0.45mi	3/2.0	1,504 (-7%)	11mo	$350,000	$233	54
120 Stoneridge Way	0.55mi	3/2.0	1,846 (+14%)	20mo	$380,000	$206	30

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-63,017
• Equity at exit: $54,423

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-58,727
• Equity at exit: $31,559

Cash invested: $102,200 (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 30215

• Rents YoY: 3.2%
• Active inventory: 306
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,636 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-67

Break-even live

Break-even rent $2,721

Max offer price $353,166

Occupancy floor 98%

Sensitivity live

Price	-10% $140	-5% $36	+0% $-67	+5% $-170	+10% $-274
Rent	-10% $-275	-5% $-171	+0% $-67	+5% $37	+10% $141
Rate	-1.0pp $117	-0.5pp $26	base $-67	+0.5pp $-162	+1.0pp $-258

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Brookwood Ln Fayetteville, GA	3.0	3.0	1662	$6,500	$3.91	11d	1	0.69mi
12264 Crestwood Ct Fayetteville, GA	4.0	2.5	2222	$2,249	$1.01	2d	1	0.90mi
12245 Cypress Ln Fayetteville, GA	3.0	2.5	1582	$2,130	$1.35	6d	1	0.95mi
150 Bunny Ln Fayetteville, GA	4.0	2.0	1632	$2,200	$1.35	25d	1	1.00mi
162 Olympic Dr Fayetteville, GA	4.0	2.5	2220	$2,391	$1.08	2d	1	1.17mi
135 Murphy Creek Ln Fayetteville, GA	4.0	2.0	2100	$3,500	$1.67	25d	1	1.30mi

Listing history 13 events

1. 2026-05-22
   listed $365,000 New
2. 2026-05-18
   historical $365,000
3. 2019-06-11
   soldstatus $220,000
4. 2019-06-10
   soldstatus $220,000 Sold 428-char remark

   Show marketing remark (428 chars)

   Squeaky clean ranch in Whitewater School District! Open living spaces meets EASY living!! Spacious family room flooded by natural light. Kitchen has great counter space, granite counters, stainless appliances, eat in breakfast room. Covered side porch is cozy and back deck is spacious for grill AND outdoor entertaining! Larger owners suite has to die for walk in closet. ** NO HOA ** Seller is mother of listing agent

5. 2019-04-24
   status Under Contract 428-char remark

   Show marketing remark (428 chars)

   Squeaky clean ranch in Whitewater School District! Open living spaces meets EASY living!! Spacious family room flooded by natural light. Kitchen has great counter space, granite counters, stainless appliances, eat in breakfast room. Covered side porch is cozy and back deck is spacious for grill AND outdoor entertaining! Larger owners suite has to die for walk in closet. ** NO HOA ** Seller is mother of listing agent

6. 2019-04-22
   listed $214,000 New 428-char remark

   Show marketing remark (428 chars)

   Squeaky clean ranch in Whitewater School District! Open living spaces meets EASY living!! Spacious family room flooded by natural light. Kitchen has great counter space, granite counters, stainless appliances, eat in breakfast room. Covered side porch is cozy and back deck is spacious for grill AND outdoor entertaining! Larger owners suite has to die for walk in closet. ** NO HOA ** Seller is mother of listing agent

7. 2013-10-17
   soldstatus $173,000
8. 2013-10-12
   price $173,000 503-char remark

   Show marketing remark (503 chars)

   This fabulous ranch has been completely updated. Beautiful hardwood floors in the dining room, family room, hall and master bedroom. Kitchen features: granite counters and stainless steel appliances, 6 burn gas stove, porcelain tile floors, glazed cabinets. Updated bathrooms with tile and new light fixtures. Enjoy sitting either on your porch or oversized deck which overlooks a beautifully landscaped yard with landscape lighting. A true gardeners delight. This home is a true pleasure to show.

9. 2013-09-27
   historical 503-char remark

   Show marketing remark (503 chars)

   This fabulous ranch has been completely updated. Beautiful hardwood floors in the dining room, family room, hall and master bedroom. Kitchen features: granite counters and stainless steel appliances, 6 burn gas stove, porcelain tile floors, glazed cabinets. Updated bathrooms with tile and new light fixtures. Enjoy sitting either on your porch or oversized deck which overlooks a beautifully landscaped yard with landscape lighting. A true gardeners delight. This home is a true pleasure to show.

10. 2013-09-27
    soldstatus $173,000 Sold 503-char remark

    Show marketing remark (503 chars)

    This fabulous ranch has been completely updated. Beautiful hardwood floors in the dining room, family room, hall and master bedroom. Kitchen features: granite counters and stainless steel appliances, 6 burn gas stove, porcelain tile floors, glazed cabinets. Updated bathrooms with tile and new light fixtures. Enjoy sitting either on your porch or oversized deck which overlooks a beautifully landscaped yard with landscape lighting. A true gardeners delight. This home is a true pleasure to show.

11. 2013-08-25
    status Under Contract 503-char remark

    Show marketing remark (503 chars)

    This fabulous ranch has been completely updated. Beautiful hardwood floors in the dining room, family room, hall and master bedroom. Kitchen features: granite counters and stainless steel appliances, 6 burn gas stove, porcelain tile floors, glazed cabinets. Updated bathrooms with tile and new light fixtures. Enjoy sitting either on your porch or oversized deck which overlooks a beautifully landscaped yard with landscape lighting. A true gardeners delight. This home is a true pleasure to show.

12. 2013-08-25
    price $174,500 503-char remark

    Show marketing remark (503 chars)

    This fabulous ranch has been completely updated. Beautiful hardwood floors in the dining room, family room, hall and master bedroom. Kitchen features: granite counters and stainless steel appliances, 6 burn gas stove, porcelain tile floors, glazed cabinets. Updated bathrooms with tile and new light fixtures. Enjoy sitting either on your porch or oversized deck which overlooks a beautifully landscaped yard with landscape lighting. A true gardeners delight. This home is a true pleasure to show.

13. 2013-07-24
    listed $174,500 New 503-char remark

    Show marketing remark (503 chars)

    This fabulous ranch has been completely updated. Beautiful hardwood floors in the dining room, family room, hall and master bedroom. Kitchen features: granite counters and stainless steel appliances, 6 burn gas stove, porcelain tile floors, glazed cabinets. Updated bathrooms with tile and new light fixtures. Enjoy sitting either on your porch or oversized deck which overlooks a beautifully landscaped yard with landscape lighting. A true gardeners delight. This home is a true pleasure to show.

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $3,358 · $280/mo
• Expected delta: +$2,358/yr (+$196/mo · 235.8%)

ⓘ 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 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: $31,633
• − Mortgage interest: −$20,446
• − Property taxes: −$1,000
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,531
• − Management: −$2,531
• − Depreciation: −$10,618
• Taxable loss: −$7,317
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $952/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

+109.2% since first listed

13 events — show timeline

• 2026-05-22 Listed $365,000 GAMLS
• 2026-05-18 Coming Soon $365,000 GAMLS
• 2019-06-11 Sold (Public Records) $220,000 Public Records
• 2019-06-10 Sold (MLS) $220,000 GAMLS
• 2019-04-24 Pending — GAMLS
• 2019-04-22 Listed $214,000 GAMLS
• 2013-10-17 Sold (Public Records) $173,000 Public Records
• 2013-10-12 Price Changed $173,000 GAMLS
• 2013-09-27 Listing Removed — GAMLS
• 2013-09-27 Sold (MLS) $173,000 GAMLS
• 2013-08-25 Pending — GAMLS
• 2013-08-25 Price Changed $174,500 GAMLS
• 2013-07-24 Listed $174,500 GAMLS

Property tax history

-3.8%/yr

Latest (2025): $1,000 · +3.2% YoY. Source: county tax records.