140 Stafford Ct · Fayetteville, GA 30215

$350,000

4 bd · 4.0 ba · 2,215 sqft · SingleFamily public records · 38 Days on market

Built 1987 2.00 ac lot $158/sqft · at area comps Est $363k · 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 +16.3/30.0
• ARV discount +9.1/15.0
• Schools +5.1/10.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great potential for this home that boasts a sparkling inground pool and gazebo style deck! Bring your decorating ideas and make this your own! 4th bedroom is bonus room. The main features a huge great room with wood burning fireplace and built in bookcases and a separate dining room or office space. Both feature plantation shutters. The kitchen features all appliances to include washer/dryer conveniently located along the hall from the kitchen to the great room. Upstairs you'll find the primary suite, two additional spacious bedrooms and a huge bonus room that would make a great playroom, work out space, 4th bedroom or just another living space for your lifestyle. You decide!!! Property bei

Key facts

• Built in bookcases
• Gazebo style deck
• Plantation shutters

Tags

• INGROUND POOL
• GAZEBO STYLE DECK
• GREAT ROOM
• WOOD BURNING FIREPLACE
• BUILT IN BOOKCASES
• PLANTATION SHUTTERS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage (2 parking spaces); Side/rear entrance; Kitchen-level access to garage
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-family house; Two levels; Residential property (fixer condition)
• Construction: Built in 1987; Press board construction materials; Composition roof; Crawl space foundation
• Exterior features: Deck; Patio; Porch; In-ground pool; Outbuilding; Backyard fencing (fenced); Greenbelt and level lot

Interior

• Kitchen: Solid surface counters; Walk-in pantry; Dishwasher; Microwave; Refrigerator; Ice maker
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (total 2.5 bathrooms)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Built-in bookcases; Double vanity; Separate shower; Walk-in closets; Bonus room; Great room; Crawl space basement; One fireplace with gas starter in the family room
• Laundry & utility: Washer and dryer included; Laundry located in hall; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $303k (13.4% below list).
• Recommended offer: $303k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 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); 311 active listings in the ZIP; 5 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).
• 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 $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 38 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $133k; list at $350k implies a 163% 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 $303,067 (13.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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: 0.87% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $362,795
• List price: $350,000
• Delta: -3.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Granby Ln	0.19mi	4/2.5	1,960 (-12%)	1mo	$345,000	$176	65
145 Bryson Ln	0.36mi	4/2.5	2,059 (-7%)	4mo	$329,500	$160	62
135 Bryson Ln	0.35mi	4/2.5	2,034 (-8%)	8mo	$380,000	$187	58
285 Wakefield Pl	0.17mi	3/2.5 (-1)	2,111 (-5%)	24mo	$290,000	$137	54
175 Beacon Dr	0.44mi	4/3.5	2,382 (+8%)	18mo	$355,000	$149	50
215 Murphy Creek Ln	0.66mi	4/3.0	2,374 (+7%)	12mo	$445,000	$187	43
270 Merrydale Dr	0.50mi	3/2.0 (-1)	2,065 (-7%)	12mo	$299,900	$145	42
155 Granby Ln	0.27mi	3/2.0 (-1)	1,901 (-14%)	11mo	$350,000	$184	42
105 Sheffield Ct	0.20mi	3/2.0 (-1)	1,953 (-12%)	20mo	$315,000	$161	41
105 Drennan Dr	0.40mi	3/2.5 (-1)	2,024 (-9%)	20mo	$370,000	$183	39
370 Merrydale Dr	0.67mi	3/2.0 (-1)	1,934 (-13%)	13mo	$325,000	$168	23

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-43,917
• Equity at exit: $52,186

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-20,099
• Equity at exit: $30,262

Cash invested: $98,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,031 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$221 /mo · $2,654/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $192

Break-even live

Break-even rent $2,788

Max offer price $350,000

Occupancy floor 89%

Sensitivity live

Price	-10% $390	-5% $291	+0% $192	+5% $93	+10% $-6
Rent	-10% $-48	-5% $72	+0% $192	+5% $311	+10% $431
Rate	-1.0pp $368	-0.5pp $281	base $192	+0.5pp $101	+1.0pp $9

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: $87,500
• Closing costs: $10,500
• 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	25d	1	0.53mi
150 Bunny Ln Fayetteville, GA	4.0	2.0	1632	$2,200	$1.35	25d	1	0.69mi
100 Brookwood Ln Fayetteville, GA	3.0	3.0	1662	$6,500	$3.91	11d	1	0.89mi
200 Ridge Way Fayetteville, GA	4.0	3.0	2209	$2,036	$0.92	0d	1	0.93mi
205 Kingswood Dr Fayetteville, GA	3.0	2.0	1820	$2,600	$1.43	45d	1	1.01mi

Listing history 18 events

1. 2026-06-21
   days on market $350,000 Active 38 DOM
2. 2026-06-18
   days on market $350,000 Active 35 DOM
3. 2026-06-17
   days on market $350,000 Active 34 DOM
4. 2026-06-16
   days on market $350,000 Active 33 DOM
5. 2026-06-15
   days on market $350,000 Active 32 DOM
6. 2026-06-13
   days on market $350,000 Active 30 DOM
7. 2026-06-09
   days on market $350,000 Active 26 DOM
8. 2026-06-08
   days on market $350,000 Active 25 DOM
9. 2026-06-07
   days on market $350,000 Active 24 DOM
10. 2026-06-04
    days on market $350,000 Active 21 DOM
11. 2026-06-03
    days on market $350,000 Active 20 DOM
12. 2026-06-02
    days on market $350,000 Active 19 DOM
13. 2026-06-01
    days on market $350,000 Active 18 DOM
14. 2026-05-31
    days on market $350,000 Active 17 DOM
15. 2026-05-05
    listed $350,000 New 735-char remark
16. 1994-03-16
    soldstatus $133,000
17. 1990-08-27
    soldstatus $122,000
18. 1990-05-01
    soldstatus $122,000

ⓘ 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: $2,654 · $221/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$566/yr (+$47/mo · 21.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $36,368
• − Mortgage interest: −$19,605
• − Property taxes: −$2,654
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − Depreciation: −$10,182
• Taxable loss: −$3,643
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $3,175/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

+186.9% since first listed

6 events — show timeline

• 2026-05-23 Relisted — GAMLS
• 2026-05-20 Contingent — GAMLS
• 2026-05-05 Listed $350,000 GAMLS
• 1994-03-16 Sold (Public Records) $133,000 Public Records
• 1990-08-27 Sold (Public Records) $122,000 Public Records
• 1990-05-01 Sold (Public Records) $122,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,654 · +3.1% YoY. Source: county tax records.