135 Forest Lake Way · Fayetteville, GA 30215

$384,000

4 bd · 4.0 ba · 1,871 sqft · SingleFamily public records · 59 Days on market

Built 1985 1.01 ac lot $205/sqft · at area comps Est $368k · 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 +13.1/30.0
• ARV discount +5.5/15.0
• Schools +5.1/10.0
• DSCR +3.9/10.0
• 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 to 135 Forest Lake Way, a home that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the natural light. The living area is made cozy with a charming fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary, featuring a separate tub and shower for ultimate relaxation. The primary bedroom is a retreat, complete with a spacious walk-in closet. The primary bathroom also with a double sinks, adding convenience to your daily routine. Outside, a patio invites you to enjoy the fresh air, while the fenced-in backyard provides ample space for outdoor activities. The home also comes with a new roof, ensuring peace of mind for years to come. Experience the perfect blend of style and functionality.. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Walk-in closet
• Charming fireplace

Tags

• STAINLESS STEEL APPLIANCES
• CHARMING FIREPLACE
• SEPARATE TUB AND SHOWER
• WALK-IN CLOSET
• DOUBLE SINKS
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $384k.

Deal economics

• At list price, monthly cash flow is $-15 ($-178/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (19.2% below list).
• Recommended offer: $310k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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+, schools B+, health & safety 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.
• Market conditions: Rents rising (+3.2%/yr); 306 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 31% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 59 days — a 3% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

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 $310,108 (19.2% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (median comp): $367,944
• List price: $384,000
• Delta: 4.36%
• 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
135 Forest Lake Way	0.00mi	4/2.5	1,871 (0%)	1mo	$375,000	$200	93
170 Forest Lake Dr	0.20mi	4/2.5	1,762 (-6%)	3mo	$355,000	$201	72
115 Granby Ln	0.32mi	4/2.5	1,960 (+5%)	1mo	$345,000	$176	70
445 Merrydale Dr	0.52mi	4/2.5	1,824 (-2%)	2mo	$382,000	$209	64
155 Granby Ln	0.44mi	3/2.0 (-1)	1,901 (+2%)	11mo	$350,000	$184	55
135 Bryson Ln	0.41mi	4/2.5	2,034 (+9%)	8mo	$380,000	$187	54
145 Bryson Ln	0.43mi	4/2.5	2,059 (+10%)	4mo	$329,500	$160	54
115 Brookwood Ln	0.62mi	3/2.0 (-1)	1,897 (+1%)	9mo	$360,000	$190	48
285 Merrydale Dr	0.47mi	3/2.0 (-1)	1,670 (-11%)	1mo	$302,000	$181	47
270 Merrydale Dr	0.41mi	3/2.0 (-1)	2,065 (+10%)	12mo	$299,900	$145	40
295 Merrydale Dr	0.44mi	3/2.0 (-1)	1,649 (-12%)	11mo	$330,000	$200	37
125 Wendell Ct	0.68mi	3/2.0 (-1)	1,681 (-10%)	12mo	$360,000	$214	28

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-62,551
• Equity at exit: $57,256

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-53,132
• Equity at exit: $33,201

Cash invested: $107,520 (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: 10.3×

Monthly cashflow live

• Estimated rent: $3,101 medium
• Mortgage (P&I): −$2,014
• Tax from tax record: −$291 /mo · $3,491/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-15

Break-even live

Break-even rent $3,120

Max offer price $381,378

Occupancy floor 95%

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: $96,000
• Closing costs: $11,520
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Murphy Creek Ln Fayetteville, GA	4.0	2.0	2100	$3,500	$1.67	24d	1	0.35mi
150 Bunny Ln Fayetteville, GA	4.0	2.0	1632	$2,200	$1.35	24d	1	0.61mi
100 Brookwood Ln Fayetteville, GA	3.0	3.0	1662	$6,500	$3.91	10d	1	0.68mi
200 Ridge Way Fayetteville, GA	4.0	3.0	2209	$2,146	$0.97	24d	1	0.90mi
205 Kingswood Dr Fayetteville, GA	3.0	2.0	1820	$2,600	$1.43	43d	1	1.09mi

Listing history 19 events

1. 2026-05-08
   status Under Contract 849-char remark

   Show marketing remark (849 chars)

   Welcome to 135 Forest Lake Way, a home that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the natural light. The living area is made cozy with a charming fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary, featuring a separate tub and shower for ultimate relaxation. The primary bedroom is a retreat, complete with a spacious walk-in closet. The primary bathroom also with a double sinks, adding convenience to your daily routine. Outside, a patio invites you to enjoy the fresh air, while the fenced-in backyard provides ample space for outdoor activities. The home also comes with a new roof, ensuring peace of mind for years to come. Experience the perfect blend of style and functionality.. Included 100-Day Home Warranty with buyer activation

2. 2026-05-08
   status Pending 849-char remark

   Show marketing remark (849 chars)

   Welcome to 135 Forest Lake Way, a home that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the natural light. The living area is made cozy with a charming fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary, featuring a separate tub and shower for ultimate relaxation. The primary bedroom is a retreat, complete with a spacious walk-in closet. The primary bathroom also with a double sinks, adding convenience to your daily routine. Outside, a patio invites you to enjoy the fresh air, while the fenced-in backyard provides ample space for outdoor activities. The home also comes with a new roof, ensuring peace of mind for years to come. Experience the perfect blend of style and functionality.. Included 100-Day Home Warranty with buyer activation

3. 2026-04-09
   price $384,000 849-char remark

   Show marketing remark (849 chars)

   Welcome to 135 Forest Lake Way, a home that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the natural light. The living area is made cozy with a charming fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary, featuring a separate tub and shower for ultimate relaxation. The primary bedroom is a retreat, complete with a spacious walk-in closet. The primary bathroom also with a double sinks, adding convenience to your daily routine. Outside, a patio invites you to enjoy the fresh air, while the fenced-in backyard provides ample space for outdoor activities. The home also comes with a new roof, ensuring peace of mind for years to come. Experience the perfect blend of style and functionality.. Included 100-Day Home Warranty with buyer activation

4. 2026-04-09
   price $384,000 849-char remark

   Show marketing remark (849 chars)

   Welcome to 135 Forest Lake Way, a home that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the natural light. The living area is made cozy with a charming fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary, featuring a separate tub and shower for ultimate relaxation. The primary bedroom is a retreat, complete with a spacious walk-in closet. The primary bathroom also with a double sinks, adding convenience to your daily routine. Outside, a patio invites you to enjoy the fresh air, while the fenced-in backyard provides ample space for outdoor activities. The home also comes with a new roof, ensuring peace of mind for years to come. Experience the perfect blend of style and functionality.. Included 100-Day Home Warranty with buyer activation

5. 2026-03-10
   listed $399,000 New 849-char remark

   Show marketing remark (849 chars)

   Welcome to 135 Forest Lake Way, a home that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the natural light. The living area is made cozy with a charming fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary, featuring a separate tub and shower for ultimate relaxation. The primary bedroom is a retreat, complete with a spacious walk-in closet. The primary bathroom also with a double sinks, adding convenience to your daily routine. Outside, a patio invites you to enjoy the fresh air, while the fenced-in backyard provides ample space for outdoor activities. The home also comes with a new roof, ensuring peace of mind for years to come. Experience the perfect blend of style and functionality.. Included 100-Day Home Warranty with buyer activation

6. 2026-03-10
   listed $399,000 Active 849-char remark

   Show marketing remark (849 chars)

   Welcome to 135 Forest Lake Way, a home that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that gleam under the natural light. The living area is made cozy with a charming fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary, featuring a separate tub and shower for ultimate relaxation. The primary bedroom is a retreat, complete with a spacious walk-in closet. The primary bathroom also with a double sinks, adding convenience to your daily routine. Outside, a patio invites you to enjoy the fresh air, while the fenced-in backyard provides ample space for outdoor activities. The home also comes with a new roof, ensuring peace of mind for years to come. Experience the perfect blend of style and functionality.. Included 100-Day Home Warranty with buyer activation

7. 2026-02-09
   soldstatus $365,400
8. 2018-07-06
   soldstatus $209,900
9. 2018-06-29
   soldstatus $209,900 Sold
10. 2018-05-21
    status Under Contract
11. 2018-05-18
    listed $209,900 New
12. 2011-09-13
    soldstatus $152,000
13. 2011-06-15
    price $161,500 Reduced
14. 2011-04-01
    price $169,950 Reduced
15. 2010-08-08
    price $176,500 Reduced
16. 2010-06-17
    price $178,400 Reduced
17. 2010-05-25
    price $178,500 Reduced
18. 2010-05-15
    price $179,895 Reduced
19. 1997-10-29
    soldstatus $126,500

ⓘ 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: $3,491 · $291/mo
• Projected year-2 tax: $3,533 · $294/mo
• Expected delta: +$41/yr (+$3/mo · 1.2%)

ⓘ 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: $37,213
• − Mortgage interest: −$21,510
• − Property taxes: −$3,491
• − Insurance: −$1,920
• − Repairs & maintenance: −$2,977
• − Management: −$2,977
• − Depreciation: −$11,171
• Taxable loss: −$6,833
• Est. tax savings @ 24.0%: +$1,640
• After-tax cash flow: $1,462/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

+203.6% since first listed

19 events — show timeline

• 2026-05-08 Pending — GAMLS
• 2026-05-08 Pending — FMLS
• 2026-04-09 Price Changed $384,000 GAMLS
• 2026-04-09 Price Changed $384,000 FMLS
• 2026-03-10 Listed $399,000 FMLS
• 2026-03-10 Listed $399,000 GAMLS
• 2026-02-09 Sold (Public Records) $365,400 Public Records
• 2018-07-06 Sold (Public Records) $209,900 Public Records
• 2018-06-29 Sold (MLS) $209,900 GAMLS
• 2018-05-21 Pending — GAMLS
• 2018-05-18 Listed $209,900 GAMLS
• 2011-09-13 Sold (Public Records) $152,000 Public Records
• 2011-06-15 Price Changed $161,500 GAMLS
• 2011-04-01 Price Changed $169,950 GAMLS
• 2010-08-08 Price Changed $176,500 GAMLS
• 2010-06-17 Price Changed $178,400 GAMLS
• 2010-05-25 Price Changed $178,500 GAMLS
• 2010-05-15 Price Changed $179,895 GAMLS
• 1997-10-29 Sold (Public Records) $126,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,491 · +8.0% YoY. Source: county tax records.