285 Burch Rd · Fayetteville, GA 30215

$335,000

3 bd · 3.0 ba · 1,838 sqft · SingleFamily public records · 28 Days on market

Built 1990 0.87 ac lot $182/sqft · at area comps Est $349k · 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 +12.9/30.0
• ARV discount +9.4/15.0
• Schools +5.1/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS, FIRST-TIME home FLIPPERS, AND FIRST-TIME BUYERS looking to build some equity, this is the one! Welcome to this well-maintained 3 BEDROOM, 2 BATH RANCH home, offering the perfect opportunity to step into the thriving Fayetteville market. With major growth on the horizon, including the excitement surrounding FIFA and the upcoming World Cup, there's never been a better time to get in while it's hot and take advantage of the continued expansion in Fayette County. This charming stucco home features an ideal, functional floor plan with a warm and inviting entrance that opens directly into the living room, complete with a cozy FIREPLACE. The home carries a classic bungalow feel, paired with a GALLEY-STYLE KITCHEN that offers efficiency and separation from the main living areas. Just off the kitchen, you'll find a dedicated dining room, perfect for everyday meals or entertaining. The SPACIOUS BEDROOMS provide comfort and flexibility, while the PRIVATE BACKYARD offers a peaceful outdoor setting ready to be transformed into your own retreat. Whether you're looking to renovate, invest, flip, or purchase your first home, this property delivers solid bones, classic charm, NO HOA, in one of metro Atlanta's fastest-growing areas.

Key facts

• 0.87 acre lot
• 2 garage spots
• Built 1990

Property features AI

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Other electric service
• Home design: One-level home; Fee simple ownership; Resale property
• Construction: Stucco construction; Composition roof; Raised foundation; Built as a resale home
• Exterior features: Private yard; Patio

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; In-law floorplan / Master on main / Roommate floor plan
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; Master bathroom with double vanity and shower (no tub)
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating
• Interior features: Vaulted ceilings; Walk-in closets; Double vanity in bath; One fireplace located in the family room; No common walls
• Laundry & utility: Laundry room; Hall laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-23 ($-277/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (26.0% below list).
• Recommended offer: $248k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 28 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $175k; list at $335k implies a 91% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,039 (26.0% 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: 0.74% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (median comp): $349,486
• List price: $335,000
• Delta: -4.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Burch Rd	0.05mi	3/2.0	1,883 (+2%)	23mo	$437,000	$232	71
120 Michael Ct	0.36mi	4/2.5 (+1)	2,049 (+12%)	0mo	$397,500	$194	57
135 Park Place Ct	0.19mi	4/2.0 (+1)	1,967 (+7%)	23mo	$346,000	$176	52
120 Lakeview Ln	0.62mi	3/2.0	1,947 (+6%)	21mo	$302,900	$156	40
104 Hickory Ave	0.71mi	4/2.0 (+1)	1,780 (-3%)	23mo	$306,000	$172	34
370 Oak St	0.72mi	4/2.5 (+1)	2,036 (+11%)	12mo	$320,000	$157	31

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-55,373
• Equity at exit: $49,950

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-48,523
• Equity at exit: $28,965

Cash invested: $93,800 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-23

Break-even live

Break-even rent $2,510

Max offer price $330,917

Occupancy floor 96%

Sensitivity live

Price	-10% $167	-5% $72	+0% $-23	+5% $-118	+10% $-213
Rent	-10% $-219	-5% $-121	+0% $-23	+5% $75	+10% $173
Rate	-1.0pp $146	-0.5pp $62	base $-23	+0.5pp $-110	+1.0pp $-198

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Lakeview Ln Fayetteville, GA	3.0	2.0	1900	$2,300	$1.21	45d	1	0.59mi
320 Oak St Fayetteville, GA	3.0	2.5	1913	$2,010	$1.05	7d	1	0.84mi
105 Edgemoore Ln Fayetteville, GA	4.0	2.5	2580	$2,495	$0.97	26d	1	0.92mi
255 Monmouth Dr Fayetteville, GA	2.0	2.0	1231	$1,700	$1.38	45d	1	0.93mi
216 Ginger Cake Rd Fayetteville, GA	3.0	2.0	1659	$2,195	$1.32	0d	1	1.01mi
315 Cornwallis Way Fayetteville, GA	3.0	2.0	1374	$1,895	$1.38	3d	1	1.07mi
111 Beaverbrook Ln Fayetteville, GA	4.0	2.5	2284	$3,129	$1.37	18d	1	1.08mi
165 Gingercake Ct Fayetteville, GA	3.0	2.0	1582	$2,110	$1.33	45d	1	1.10mi
110 Gingerbread Pl Fayetteville, GA	3.0	2.0	1582	$2,120	$1.34	0d	1	1.19mi
235 Sharon Dr Fayetteville, GA	3.0	2.0	1299	$1,676	$1.29	26d	1	1.21mi
305 Sunderland Cir Fayetteville, GA	4.0	2.5	2587	$3,650	$1.41	0d	1	1.26mi
335 Sharon Dr Fayetteville, GA	4.0	3.0	1702	$1,841	$1.08	26d	1	1.31mi
640 Hood Ave Fayetteville, GA	3.0	3.0	2521	$2,795	$1.11	23d	1	1.31mi
325 Enchanted Ct Fayetteville, GA	3.0	2.5	1924	$2,750	$1.43	45d	1	1.34mi
160 Miracle Ln Fayetteville, GA	4.0	2.5	2464	$2,499	$1.01	45d	1	1.36mi
130 Pye Ct Fayetteville, GA	3.0	2.0	1292	$5,500	$4.26	45d	1	1.49mi

Listing history 16 events

1. 2026-06-07
   status $335,000 Pending 28 DOM
2. 2026-06-04
   days on market $335,000 Active 28 DOM

   Show marketing remark (1249 chars)

   INVESTORS, FIRST-TIME home FLIPPERS, AND FIRST-TIME BUYERS looking to build some equity, this is the one! Welcome to this well-maintained 3 BEDROOM, 2 BATH RANCH home, offering the perfect opportunity to step into the thriving Fayetteville market. With major growth on the horizon, including the excitement surrounding FIFA and the upcoming World Cup, there's never been a better time to get in while it's hot and take advantage of the continued expansion in Fayette County. This charming stucco home features an ideal, functional floor plan with a warm and inviting entrance that opens directly into the living room, complete with a cozy FIREPLACE. The home carries a classic bungalow feel, paired with a GALLEY-STYLE KITCHEN that offers efficiency and separation from the main living areas. Just off the kitchen, you'll find a dedicated dining room, perfect for everyday meals or entertaining. The SPACIOUS BEDROOMS provide comfort and flexibility, while the PRIVATE BACKYARD offers a peaceful outdoor setting ready to be transformed into your own retreat. Whether you're looking to renovate, invest, flip, or purchase your first home, this property delivers solid bones, classic charm, NO HOA, in one of metro Atlanta's fastest-growing areas.

3. 2026-06-03
   days on market $335,000 Active 27 DOM
4. 2026-06-02
   days on market $335,000 Active 26 DOM
5. 2026-06-01
   days on market $335,000 Active 25 DOM
6. 2026-05-31
   days on market $335,000 Active 24 DOM
7. 2026-05-07
   listed $350,000 Active 1249-char remark

   Show marketing remark (1249 chars)

   INVESTORS, FIRST-TIME home FLIPPERS, AND FIRST-TIME BUYERS looking to build some equity, this is the one! Welcome to this well-maintained 3 BEDROOM, 2 BATH RANCH home, offering the perfect opportunity to step into the thriving Fayetteville market. With major growth on the horizon, including the excitement surrounding FIFA and the upcoming World Cup, there's never been a better time to get in while it's hot and take advantage of the continued expansion in Fayette County. This charming stucco home features an ideal, functional floor plan with a warm and inviting entrance that opens directly into the living room, complete with a cozy FIREPLACE. The home carries a classic bungalow feel, paired with a GALLEY-STYLE KITCHEN that offers efficiency and separation from the main living areas. Just off the kitchen, you'll find a dedicated dining room, perfect for everyday meals or entertaining. The SPACIOUS BEDROOMS provide comfort and flexibility, while the PRIVATE BACKYARD offers a peaceful outdoor setting ready to be transformed into your own retreat. Whether you're looking to renovate, invest, flip, or purchase your first home, this property delivers solid bones, classic charm, NO HOA, in one of metro Atlanta's fastest-growing areas.

8. 2026-05-07
   listed $350,000 New 1249-char remark

   Show marketing remark (1249 chars)

   INVESTORS, FIRST-TIME home FLIPPERS, AND FIRST-TIME BUYERS looking to build some equity, this is the one! Welcome to this well-maintained 3 BEDROOM, 2 BATH RANCH home, offering the perfect opportunity to step into the thriving Fayetteville market. With major growth on the horizon, including the excitement surrounding FIFA and the upcoming World Cup, there's never been a better time to get in while it's hot and take advantage of the continued expansion in Fayette County. This charming stucco home features an ideal, functional floor plan with a warm and inviting entrance that opens directly into the living room, complete with a cozy FIREPLACE. The home carries a classic bungalow feel, paired with a GALLEY-STYLE KITCHEN that offers efficiency and separation from the main living areas. Just off the kitchen, you'll find a dedicated dining room, perfect for everyday meals or entertaining. The SPACIOUS BEDROOMS provide comfort and flexibility, while the PRIVATE BACKYARD offers a peaceful outdoor setting ready to be transformed into your own retreat. Whether you're looking to renovate, invest, flip, or purchase your first home, this property delivers solid bones, classic charm, NO HOA, in one of metro Atlanta's fastest-growing areas.

9. 2026-05-06
   historical $350,000 1249-char remark

   Show marketing remark (1249 chars)

   INVESTORS, FIRST-TIME home FLIPPERS, AND FIRST-TIME BUYERS looking to build some equity, this is the one! Welcome to this well-maintained 3 BEDROOM, 2 BATH RANCH home, offering the perfect opportunity to step into the thriving Fayetteville market. With major growth on the horizon, including the excitement surrounding FIFA and the upcoming World Cup, there's never been a better time to get in while it's hot and take advantage of the continued expansion in Fayette County. This charming stucco home features an ideal, functional floor plan with a warm and inviting entrance that opens directly into the living room, complete with a cozy FIREPLACE. The home carries a classic bungalow feel, paired with a GALLEY-STYLE KITCHEN that offers efficiency and separation from the main living areas. Just off the kitchen, you'll find a dedicated dining room, perfect for everyday meals or entertaining. The SPACIOUS BEDROOMS provide comfort and flexibility, while the PRIVATE BACKYARD offers a peaceful outdoor setting ready to be transformed into your own retreat. Whether you're looking to renovate, invest, flip, or purchase your first home, this property delivers solid bones, classic charm, NO HOA, in one of metro Atlanta's fastest-growing areas.

10. 2026-05-06
    historical $350,000 1249-char remark

    Show marketing remark (1249 chars)

    INVESTORS, FIRST-TIME home FLIPPERS, AND FIRST-TIME BUYERS looking to build some equity, this is the one! Welcome to this well-maintained 3 BEDROOM, 2 BATH RANCH home, offering the perfect opportunity to step into the thriving Fayetteville market. With major growth on the horizon, including the excitement surrounding FIFA and the upcoming World Cup, there's never been a better time to get in while it's hot and take advantage of the continued expansion in Fayette County. This charming stucco home features an ideal, functional floor plan with a warm and inviting entrance that opens directly into the living room, complete with a cozy FIREPLACE. The home carries a classic bungalow feel, paired with a GALLEY-STYLE KITCHEN that offers efficiency and separation from the main living areas. Just off the kitchen, you'll find a dedicated dining room, perfect for everyday meals or entertaining. The SPACIOUS BEDROOMS provide comfort and flexibility, while the PRIVATE BACKYARD offers a peaceful outdoor setting ready to be transformed into your own retreat. Whether you're looking to renovate, invest, flip, or purchase your first home, this property delivers solid bones, classic charm, NO HOA, in one of metro Atlanta's fastest-growing areas.

11. 2023-03-23
    status Under Contract
12. 2023-03-21
    historical
13. 2023-02-08
    listed $320,000 New
14. 2004-03-03
    soldstatus $175,000
15. 1991-11-22
    soldstatus $104,850
16. 1991-11-01
    soldstatus $104,850

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: +$2,047/yr (+$171/mo · 197.7%)

ⓘ 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 ≥106°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: $29,765
• − Mortgage interest: −$18,765
• − Property taxes: −$1,035
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$9,745
• Taxable loss: −$6,218
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $1,215/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

• Census place: Fayetteville, GA
• 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

+219.5% since first listed

14 events — show timeline

• 2026-06-04 Pending — GAMLS
• 2026-06-04 Pending — FMLS
• 2026-05-22 Price Changed $335,000 FMLS
• 2026-05-22 Price Changed $335,000 GAMLS
• 2026-05-07 Listed $350,000 FMLS
• 2026-05-07 Listed $350,000 GAMLS
• 2026-05-06 Coming Soon $350,000 FMLS
• 2026-05-06 Coming Soon $350,000 GAMLS
• 2023-03-23 Pending — GAMLS
• 2023-03-21 Listing Removed — GAMLS
• 2023-02-08 Listed $320,000 GAMLS
• 2004-03-03 Sold (Public Records) $175,000 Public Records
• 1991-11-22 Sold (Public Records) $104,850 Public Records
• 1991-11-01 Sold (Public Records) $104,850 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,035 · +4.8% YoY. Source: county tax records.