16 Intown Pl · Fayetteville, GA 30214

$164,900

2 bd · 2.0 ba · 1,203 sqft · SingleFamily public records · 75 Days on market

Built 2004 $137/sqft · 44% below area Est $294k · 44% under $255/mo HOA · 13% of rent

---

Why this score? — see what drove the C 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 +16.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +5.2/10.0
• Schools +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 16 Intown Place, ideally located in the heart of downtown Fayetteville-where convenience, charm, and modern living meet. This beautifully maintained upper-level, single-story townhome offers an inviting and functional floor plan designed for effortless everyday living. The spacious Living Room flows seamlessly into the Kitchen, which opens to the Dining Area-creating comfortable, connected spaces perfect for relaxing or entertaining. The Owner's Suite features a private full bath and serves as a peaceful retreat. A secondary bedroom provides flexibility for guests, a home office, or hobby space, and a well-appointed full guest bath is conveniently accessible. Enjoy easy access to shopping, dining, parks, and year-round community events-all just steps from your front door. With low-maintenance living and an unbeatable in-town location, this home offers the perfect blend of lifestyle, convenience, and value.

Key facts

• Upper-level townhome
• Private full bath
• Easy access to parks

Tags

• UPPER-LEVEL TOWNHOME
• PRIVATE FULL BATH
• WELL-APPOINTED FULL GUEST BATH
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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+, 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 fast (+4.3%/yr); 372 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 75 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.17% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 7.1

CMA / ARV

• ARV (median comp): $293,797
• List price: $164,900
• Delta: -43.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Pine Cir	0.29mi	3/2.0 (+1)	1,224 (+2%)	15mo	$297,000	$243	66
195 Hood Ave	0.34mi	3/1.0 (+1)	1,140 (-5%)	0mo	$177,500	$156	66
195 Garden Ct	0.72mi	2/2.0	1,224 (+2%)	8mo	$245,000	$200	57
105 Holly Ave	0.65mi	3/2.0 (+1)	1,178 (-2%)	10mo	$230,000	$195	53
135 Hillsdale Dr	0.26mi	3/2.0 (+1)	1,300 (+8%)	21mo	$315,000	$242	52
200 Booker Ave	0.67mi	3/2.0 (+1)	1,276 (+6%)	5mo	$213,000	$167	49
600 Lanier Ave E	0.65mi	3/1.0 (+1)	1,291 (+7%)	1mo	$195,000	$151	48
310 Dempsey Dr Lot 25	0.66mi	3/3.0 (+1)	1,328 (+10%)	2mo	$342,615	$258	41
300 Dempsey Dr Lot 24	0.66mi	3/3.0 (+1)	1,328 (+10%)	2mo	$339,537	$256	41
350 Kelly Dr	0.62mi	3/2.0 (+1)	1,125 (-6%)	23mo	$320,000	$284	36
140 Honeysuckle Ln	0.54mi	3/2.0 (+1)	1,368 (+14%)	16mo	$260,000	$190	34

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-17,286
• Equity at exit: $24,587

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $5,065
• Equity at exit: $14,258

Cash invested: $46,172 (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 30214

• Rents YoY: 4.3%
• Active inventory: 372
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$865
• Tax from tax record: −$229 /mo · $2,751/yr
• Insurance: −$69
• HOA: −$255
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $105

Break-even live

Break-even rent $1,795

Max offer price $164,900

Occupancy floor 90%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Intown Pl Fayetteville, GA	2.0	2.5	1450	$1,695	$1.17	5d	1	0.09mi
119 Forrest Ave Fayetteville, GA	2.0	1.5	1240	$1,750	$1.41	5d	1	0.26mi
370 Georgia Ave Fayetteville, GA	3.0	2.0	1334	$3,500	$2.62	43d	1	0.27mi
200 Meadowbrook Ct Unit B Fayetteville, GA	2.0	1.0	923	$1,350	$1.46	24d	1	0.84mi
120 Meadowbrook Ct Unit C Fayetteville, GA	2.0	2.5	1089	$1,395	$1.28	19d	1	0.86mi
310 S Jeff Davis Dr Unit 3 Fayetteville, GA	2.0	1.5	1258	$1,260	$1.00	43d	1	0.90mi
90 Meadowbrook Ct Apt E Fayetteville, GA	1.0	1.0	700	$1,095	$1.56	43d	1	0.91mi
130 Pye Ct Fayetteville, GA	3.0	2.0	1292	$5,500	$4.26	43d	1	0.94mi
270 Winona Dr Fayetteville, GA	3.0	2.0	1378	$2,011	$1.46	12d	1	0.96mi
120 Kent Dr Fayetteville, GA	3.0	2.0	1468	$2,131	$1.45	10d	1	1.03mi
201 Clarendon Pl Fayetteville, GA	1.0	1.0	908	$1,450	$1.60	43d	1	1.09mi
201 Clarendon Pl Fayetteville, GA	2.0	2.0	1152	$1,650	$1.43	24d	1	1.09mi
100 Knight Way Fayetteville, GA	1.0–3.0	1.0–2.0	1035	$1,700	$1.64	43d	1	1.10mi
470 S Jeff Davis Dr Unit B Fayetteville, GA	2.0	2.0	1007	$1,295	$1.29	24d	1	1.11mi
235 Sharon Dr Fayetteville, GA	3.0	2.0	1299	$1,676	$1.29	24d	1	1.12mi
2400 Cobblestone Blvd Fayetteville, GA	1.0–3.0	1.0–2.0	1149	$1,642	$1.43	1d	9	1.14mi
490 S Jeff Davis Dr Unit B Fayetteville, GA	2.0	1.5	1139	$1,800	$1.58	24d	1	1.15mi
415 Williamsburg Way Fayetteville, GA	2.0	2.5	1452	$1,600	$1.10	17d	1	1.19mi
280 Chase Dr Fayetteville, GA	2.0	1.0	1010	$1,325	$1.31	43d	1	1.23mi
145 Belle Dr Fayetteville, GA	2.0	1.5	1100	$1,300	$1.18	43d	1	1.29mi
180 Sycamore Bnd Unit 2 Fayetteville, GA	1.0	1.0	900	$2,000	$2.22	43d	1	1.33mi
155 N Hampton Dr Fayetteville, GA	3.0	2.0	1398	$2,250	$1.61	43d	1	1.33mi
315 Cornwallis Way Fayetteville, GA	3.0	2.0	1374	$1,895	$1.38	1d	1	1.35mi
160 Belle Dr Fayetteville, GA	1.0–2.0	1.0–2.0	885	$1,575	$1.78	43d	1	1.35mi
255 Monmouth Dr Fayetteville, GA	2.0	2.0	1231	$1,700	$1.38	43d	1	1.48mi

HOA detail

• Monthly dues: $255 · $3,060/yr

Listing history 12 events

1. 2026-05-08
   status Under Contract 932-char remark

   Show marketing remark (932 chars)

   Welcome to 16 Intown Place, ideally located in the heart of downtown Fayetteville-where convenience, charm, and modern living meet. This beautifully maintained upper-level, single-story townhome offers an inviting and functional floor plan designed for effortless everyday living. The spacious Living Room flows seamlessly into the Kitchen, which opens to the Dining Area-creating comfortable, connected spaces perfect for relaxing or entertaining. The Owner's Suite features a private full bath and serves as a peaceful retreat. A secondary bedroom provides flexibility for guests, a home office, or hobby space, and a well-appointed full guest bath is conveniently accessible. Enjoy easy access to shopping, dining, parks, and year-round community events-all just steps from your front door. With low-maintenance living and an unbeatable in-town location, this home offers the perfect blend of lifestyle, convenience, and value.

2. 2026-04-28
   price $164,900 932-char remark

   Show marketing remark (932 chars)

   Welcome to 16 Intown Place, ideally located in the heart of downtown Fayetteville-where convenience, charm, and modern living meet. This beautifully maintained upper-level, single-story townhome offers an inviting and functional floor plan designed for effortless everyday living. The spacious Living Room flows seamlessly into the Kitchen, which opens to the Dining Area-creating comfortable, connected spaces perfect for relaxing or entertaining. The Owner's Suite features a private full bath and serves as a peaceful retreat. A secondary bedroom provides flexibility for guests, a home office, or hobby space, and a well-appointed full guest bath is conveniently accessible. Enjoy easy access to shopping, dining, parks, and year-round community events-all just steps from your front door. With low-maintenance living and an unbeatable in-town location, this home offers the perfect blend of lifestyle, convenience, and value.

3. 2026-01-20
   listed $184,900 New 932-char remark

   Show marketing remark (932 chars)

   Welcome to 16 Intown Place, ideally located in the heart of downtown Fayetteville-where convenience, charm, and modern living meet. This beautifully maintained upper-level, single-story townhome offers an inviting and functional floor plan designed for effortless everyday living. The spacious Living Room flows seamlessly into the Kitchen, which opens to the Dining Area-creating comfortable, connected spaces perfect for relaxing or entertaining. The Owner's Suite features a private full bath and serves as a peaceful retreat. A secondary bedroom provides flexibility for guests, a home office, or hobby space, and a well-appointed full guest bath is conveniently accessible. Enjoy easy access to shopping, dining, parks, and year-round community events-all just steps from your front door. With low-maintenance living and an unbeatable in-town location, this home offers the perfect blend of lifestyle, convenience, and value.

4. 2016-04-01
   historical
5. 2016-03-01
   status Back On Market
6. 2016-03-01
   historical
7. 2016-02-01
   status Back On Market
8. 2016-01-30
   historical
9. 2015-12-04
   status Back On Market
10. 2015-11-28
    historical
11. 2015-09-24
    price $125,900
12. 2015-08-19
    listed $129,900 New

ⓘ 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: $2,751 · $229/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 19 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: $23,133
• − Mortgage interest: −$9,237
• − Property taxes: −$2,751
• − Insurance: −$824
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$3,060
• − Depreciation: −$4,797
• Taxable loss: −$1,238
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $1,560/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): 31,811
• Household income: $89,912
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 634.0

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 0.62)
• Race & ethnicity: Black 51% White 33% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -142.65%
• Current HPI: 243.9416
• Rent YoY: ▲ 4.29%
• 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

+26.9% since first listed

12 events — show timeline

• 2026-05-08 Pending — GAMLS
• 2026-04-28 Price Changed $164,900 GAMLS
• 2026-01-20 Listed $184,900 GAMLS
• 2016-04-01 Listing Removed — GAMLS
• 2016-03-01 Relisted — GAMLS
• 2016-03-01 Listing Removed — GAMLS
• 2016-02-01 Relisted — GAMLS
• 2016-01-30 Listing Removed — GAMLS
• 2015-12-04 Relisted — GAMLS
• 2015-11-28 Listing Removed — GAMLS
• 2015-09-24 Price Changed $125,900 GAMLS
• 2015-08-19 Listed $129,900 GAMLS

Property tax history

+2.1%/yr

Latest (2025): $2,751 · +8.8% YoY. Source: county tax records.