Powell Plan · Fayetteville, GA 30215

$554,990

4 bd · 2.0 ba · 2,492 sqft · SingleFamily · 177 Days on market

Good condition ↓ 6% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Powell single-family home sets the stage for great living. Enter through a charming front porch or a 2-car garage. Inside, an open floor plan is designed for how today's families live. Prep dinner at the gourmet kitchen island, which overlooks the dining and family rooms. Versatile flex space can be used however you like, including a home office. Upstairs, 3 bedrooms and a full bath offer total comfort. Your luxurious owner's suite includes two massive walk-in closets and a double vanity. Finish the basement for more entertaining space. The Powell is pure luxury.

Key facts

• Double vanity
• Flex space
• Front porch

Tags

• FRONT PORCH
• GOURMET KITCHEN ISLAND
• FLEX SPACE
• WALK-IN CLOSETS
• DOUBLE VANITY
• FINISH THE BASEMENT

🏗️ New construction. The $554,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $641,755.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $555k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-852 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $518k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $454k (18.3% below list).
• Recommended offer: $454k (18.3% below list) — sets the bar for 1% rule.

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: Sara Harp Minter Elementary School (math 61% / reading 62%, grade B, #114 of 1,228 statewide, top 9%, 783 students, 18% 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 19% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 389 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• At $4,535/mo this rent would consume 46% of the median local household income ($118k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 177 days — a 12% lower offer ($488k) is reasonable based on typical stale-listing flexibility.

Recommended offer $453,545 (18.3% 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 177 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $641,755
• List price: $554,990
• Delta: -13.52%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
642 Lester Rd	1.05mi	4/3.0	2,528 (+1%)	10mo	$425,000	$168	51
555 Discovery Lake Dr	0.97mi	3/2.5 (-1)	2,410 (-3%)	14mo	$609,900	$253	41
234 Nelms Rd	0.60mi	5/3.5 (+1)	2,377 (-5%)	21mo	$515,000	$217	36
530 Discovery Lake Dr #411	0.98mi	4/3.0	2,749 (+10%)	20mo	$674,900	$246	28
216 Nelms Rd	0.58mi	3/2.0 (-1)	2,064 (-17%)	19mo	$475,000	$230	27
313 Nelms Rd	0.98mi	3/2.5 (-1)	2,115 (-15%)	21mo	$390,000	$184	16

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-157,183
• Equity at exit: $95,688

10-year hold

• IRR: -21.6%
• Equity multiple: -0.13×
• Total profit: $-202,323
• Equity at exit: $55,487

Cash invested: $179,691 (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: 389
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,535 medium
• Mortgage (P&I): −$3,365
• Tax est. 1.5%: −$802 /mo · $9,626/yr
• Insurance: −$267
• HOA: −$0
• Vacancy / Maint / Mgmt: −$952
• Net cashflow: $-852

Break-even live

Break-even rent $5,614

Max offer price $518,466

Occupancy floor —

Sensitivity live

Price	-10% $-409	-5% $-630	+0% $-852	+5% $-1,074	+10% $-1,296
Rent	-10% $-1,210	-5% $-1,031	+0% $-852	+5% $-673	+10% $-494
Rate	-1.0pp $-529	-0.5pp $-689	base $-852	+0.5pp $-1,018	+1.0pp $-1,187

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: $160,439
• Closing costs: $19,253
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Ebenezer Church Rd Fayetteville, GA	4.0	3.0	2748	$2,850	$1.04	93d	1	1.19mi
459 Lester Rd Fayetteville, GA	4.0	3.5	3078	$8,500	$2.76	93d	1	1.37mi

Listing history 50 events

1. 2026-08-08
   days on market $554,990 Active 177 DOM
2. 2026-08-06
   days on market $554,990 Active 175 DOM
3. 2026-08-05
   days on market $554,990 Active 174 DOM
4. 2026-08-04
   days on market $554,990 Active 173 DOM
5. 2026-08-03
   days on market $554,990 Active 172 DOM
6. 2026-07-31
   days on market $554,990 Active 169 DOM
7. 2026-07-30
   days on market $554,990 Active 167 DOM
8. 2026-07-28
   days on market $554,990 Active 166 DOM
9. 2026-07-26
   days on market $554,990 Active 164 DOM
10. 2026-07-24
    days on market $554,990 Active 162 DOM
11. 2026-07-23
    days on market $554,990 Active 161 DOM
12. 2026-07-22
    days on market $554,990 Active 160 DOM
13. 2026-07-21
    days on market $554,990 Active 159 DOM
14. 2026-07-20
    days on market $554,990 Active 158 DOM
15. 2026-07-18
    days on market $554,990 Active 156 DOM
16. 2026-07-18
    days on market $554,990 Active 155 DOM
17. 2026-07-16
    days on market $554,990 Active 154 DOM
18. 2026-07-15
    days on market $554,990 Active 153 DOM
19. 2026-07-14
    days on market $554,990 Active 152 DOM
20. 2026-07-13
    days on market $554,990 Active 151 DOM
21. 2026-07-13
    days on market $554,990 Active 150 DOM
22. 2026-07-11
    days on market $554,990 Active 149 DOM
23. 2026-07-10
    days on market $554,990 Active 148 DOM
24. 2026-07-09
    days on market $554,990 Active 147 DOM
25. 2026-07-07
    price $554,990 Active 145 DOM
26. 2026-07-07
    days on market $549,990 Active 145 DOM
27. 2026-07-06
    days on market $549,990 Active 144 DOM
28. 2026-07-06
    days on market $549,990 Active 143 DOM
29. 2026-07-05
    days on market $549,990 Active 142 DOM
30. 2026-07-03
    days on market $549,990 Active 141 DOM
31. 2026-07-02
    days on market $549,990 Active 140 DOM
32. 2026-07-01
    days on market $549,990 Active 139 DOM
33. 2026-06-30
    days on market $549,990 Active 138 DOM
34. 2026-06-29
    days on market $549,990 Active 137 DOM
35. 2026-06-28
    days on market $549,990 Active 136 DOM
36. 2026-06-27
    days on market $549,990 Active 135 DOM
37. 2026-06-26
    days on market $549,990 Active 134 DOM
38. 2026-06-24
    days on market $549,990 Active 132 DOM
39. 2026-06-22
    days on market $549,990 Active 130 DOM
40. 2026-06-21
    days on market $549,990 Active 129 DOM
41. 2026-06-18
    days on market $549,990 Active 126 DOM
42. 2026-06-17
    days on market $549,990 Active 125 DOM
43. 2026-06-16
    days on market $549,990 Active 124 DOM
44. 2026-06-15
    days on market $549,990 Active 123 DOM
45. 2026-06-13
    days on market $549,990 Active 121 DOM
46. 2026-06-09
    days on market $549,990 Active 117 DOM
47. 2026-06-08
    days on market $549,990 Active 116 DOM
48. 2026-06-07
    days on market $549,990 Active 115 DOM
49. 2026-06-04
    days on market $549,990 Active 112 DOM
50. 2026-06-03
    days on market $549,990 Active 111 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $54,425
• − Mortgage interest: −$35,948
• − Property taxes: −$9,626
• − Insurance: −$3,209
• − Repairs & maintenance: −$4,354
• − Management: −$4,354
• − Depreciation: −$18,669
• Taxable loss: −$21,735
• Est. tax savings @ 24.0%: +$5,216
• After-tax cash flow: $-5,008/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.

Condition & rehab AI · 6 photos

Good 80/100 None rehab

The Powell single-family home is in good condition with a modern kitchen and well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen appliances (if needed) — Upgrading to more modern or energy-efficient appliances can increase the home's appeal to buyers. ↑
• Resale Bathroom updates (if needed) — Modernizing bathrooms can significantly increase the home's value for resale purposes. ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Sara Harp Minter Elementary School B GA #114/1,228 Nat'l #6,818/41,679 Middle Whitewater Middle School B GA #41/470 Nat'l #1,793/14,009 High Whitewater High School D- GA #37/424 Nat'l #6,330/17,239

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

B Composite livability gradescore 71/100

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 · 120,914 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: 10% of renters

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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%

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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%

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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

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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

-6.0% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $549,990 Zillow
• 2026-04-16 Price Changed $559,990 Zillow
• 2026-02-12 Listed $584,990 Zillow