175 Weeping Willow Way · Tyrone, GA 30290

$460,000

4 bd · 4.0 ba · 2,782 sqft · SingleFamily public records · 73 Days on market

Built 1991 1.00 ac lot $165/sqft · at area comps Est $447k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.2/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside and discover a welcoming home that truly stands out. Lovingly cared for and ready to embrace its new owner, this residence offers over 2,700 square feet of comfortable, inviting living space. As you enter the foyer, you immediately sense the warmth and affection that fills every corner. Enjoy formal gatherings in the spacious dining room, beautifully accented with hardwood floors. The country kitchen is a chef's delight, featuring a Jenn-Air gas range, built-in microwave, and an abundance of cabinetry and counter space, seamlessly connecting to a cozy breakfast area. Both the formal living room and the family room, complete with a fireplace and gas logs, provide plenty of space for relaxation or entertaining guests. Unwind in the sunroom, where you can take in views of the picturesque backyard, or savor your morning coffee in the screened porch, ideal for peaceful moments. Upstairs, the primary bedroom suite boasts a luxurious bath with a jetted tub, separate shower, and a generous closet. Three additional bedrooms offer ample storage, making this home perfect for families or those needing extra space. With maintenance-free vinyl siding, this property ensures effortless upkeep, allowing you more time to enjoy its many comforts. Don't miss the opportunity to experience this exceptional home-schedule your visit today! Professional pictures to be loaded soon!

Key facts

• Jenn-air gas range
• Picturesque backyard
• Cozy breakfast area

Tags

• HARDWOOD FLOORS
• JENN-AIR GAS RANGE
• COZY BREAKFAST AREA
• FIREPLACE AND GAS LOGS
• SUNROOM
• PICTURESQUE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $460k).
• Recommended offer: $432k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 3.5% in Tyrone — 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 79/100 on livability (#13 in GA, #2,017 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; 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: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $14k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $129k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $270k; list at $460k implies a 70% 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 $432,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.63% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.88%
• DSCR: 2.33
• GRM: 5.1

CMA / ARV

• ARV (median comp): $446,837
• List price: $460,000
• Delta: 2.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Sun Rd	0.57mi	4/2.5	2,740 (-2%)	14mo	$725,000	$265	53
105 Creekwood Ln	0.62mi	3/3.0 (-1)	2,624 (-6%)	10mo	$467,000	$178	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.01×
• Total profit: $129,526
• Equity at exit: $68,587

10-year hold

• IRR: 32.2%
• Equity multiple: 3.91×
• Total profit: $375,085
• Equity at exit: $39,772

Cash invested: $128,800 (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 30290

• Home prices YoY: -25.8%
• Active inventory: 70
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $3,207

Break-even live

Break-even rent $3,441

Max offer price $460,000

Occupancy floor 52%

Sensitivity live

Price	-10% $3,467	-5% $3,337	+0% $3,207	+5% $3,076	+10% $2,946
Rent	-10% $2,614	-5% $2,910	+0% $3,207	+5% $3,503	+10% $3,799
Rate	-1.0pp $3,438	-0.5pp $3,324	base $3,207	+0.5pp $3,087	+1.0pp $2,966

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Farr Lake Dr Tyrone, GA	4.0	3.0	2683	$7,500	$2.80	44d	1	1.14mi

Listing history 20 events

1. 2026-06-18
   days on market $460,000 Active 73 DOM
2. 2026-06-17
   days on market $460,000 Active 72 DOM
3. 2026-06-16
   days on market $460,000 Active 71 DOM
4. 2026-06-15
   days on market $460,000 Active 70 DOM
5. 2026-06-13
   days on market $460,000 Active 68 DOM
6. 2026-06-09
   days on market $460,000 Active 64 DOM
7. 2026-06-08
   days on market $460,000 Active 63 DOM
8. 2026-06-07
   days on market $460,000 Active 62 DOM
9. 2026-06-04
   days on market $460,000 Active 59 DOM
10. 2026-06-03
    days on market $460,000 Active 58 DOM
11. 2026-06-02
    days on market $460,000 Active 57 DOM
12. 2026-06-01
    statusdays on market $460,000 Active 56 DOM
13. 2026-05-31
    days on market $460,000 Price Change 55 DOM
14. 2026-04-06
    listed $470,000 New 1401-char remark

    Show marketing remark (1401 chars)

    Step inside and discover a welcoming home that truly stands out. Lovingly cared for and ready to embrace its new owner, this residence offers over 2,700 square feet of comfortable, inviting living space. As you enter the foyer, you immediately sense the warmth and affection that fills every corner. Enjoy formal gatherings in the spacious dining room, beautifully accented with hardwood floors. The country kitchen is a chef's delight, featuring a Jenn-Air gas range, built-in microwave, and an abundance of cabinetry and counter space, seamlessly connecting to a cozy breakfast area. Both the formal living room and the family room, complete with a fireplace and gas logs, provide plenty of space for relaxation or entertaining guests. Unwind in the sunroom, where you can take in views of the picturesque backyard, or savor your morning coffee in the screened porch, ideal for peaceful moments. Upstairs, the primary bedroom suite boasts a luxurious bath with a jetted tub, separate shower, and a generous closet. Three additional bedrooms offer ample storage, making this home perfect for families or those needing extra space. With maintenance-free vinyl siding, this property ensures effortless upkeep, allowing you more time to enjoy its many comforts. Don't miss the opportunity to experience this exceptional home-schedule your visit today! Professional pictures to be loaded soon!

15. 2018-06-07
    soldstatus $270,000
16. 2018-06-06
    soldstatus $270,000 Sold 635-char remark

    Show marketing remark (635 chars)

    Welcome to this Beautiful Home Located in Tyrone. Front Door Entry Gives you the Formal Dining Room on Your Right with a Spacious Family and Living Room on your Left. Open Kitchen with Great Cabinet Space, Island, and Breakfast Area. Hardwoods and Carpet Throughout Main Level. Half Bathroom and Laundry Room Located on Main Level as well. The Second Level Offers 4 Bedrooms/2 Bathrooms. Master Bathroom with Double Vanity, Separate Shower, Jet Tub, and Hardwood Floors. Enjoy the Beautifully Landscaped Yard in the Sun Room, Screened In Porch, or the Back Deck/Patio. Attached and Detached Garage as well! Schedule Your Showing Today!

17. 2018-04-23
    status Under Contract 635-char remark

    Show marketing remark (635 chars)

    Welcome to this Beautiful Home Located in Tyrone. Front Door Entry Gives you the Formal Dining Room on Your Right with a Spacious Family and Living Room on your Left. Open Kitchen with Great Cabinet Space, Island, and Breakfast Area. Hardwoods and Carpet Throughout Main Level. Half Bathroom and Laundry Room Located on Main Level as well. The Second Level Offers 4 Bedrooms/2 Bathrooms. Master Bathroom with Double Vanity, Separate Shower, Jet Tub, and Hardwood Floors. Enjoy the Beautifully Landscaped Yard in the Sun Room, Screened In Porch, or the Back Deck/Patio. Attached and Detached Garage as well! Schedule Your Showing Today!

18. 2018-04-12
    listed $274,900 New 635-char remark

    Show marketing remark (635 chars)

    Welcome to this Beautiful Home Located in Tyrone. Front Door Entry Gives you the Formal Dining Room on Your Right with a Spacious Family and Living Room on your Left. Open Kitchen with Great Cabinet Space, Island, and Breakfast Area. Hardwoods and Carpet Throughout Main Level. Half Bathroom and Laundry Room Located on Main Level as well. The Second Level Offers 4 Bedrooms/2 Bathrooms. Master Bathroom with Double Vanity, Separate Shower, Jet Tub, and Hardwood Floors. Enjoy the Beautifully Landscaped Yard in the Sun Room, Screened In Porch, or the Back Deck/Patio. Attached and Detached Garage as well! Schedule Your Showing Today!

19. 1991-04-01
    soldstatus $23,500
20. 1991-02-28
    soldstatus $23,500

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $4,232 · $353/mo
• Expected delta: +$2,860/yr (+$238/mo · 208.4%)

ⓘ 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 5/10 Major 7 d/yr ≥104°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$25,767
• − Property taxes: −$1,372
• − Insurance: −$2,300
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$13,382
• Taxable income: $32,779
• Est. tax owed @ 24.0%: −$7,867
• After-tax cash flow: $30,613/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 — Tyrone

• Score: 79/100
• State rank: #13
• US rank: #2017

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A+ Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,083
• Population (ZIP): 9,083

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 0.59)
• Race & ethnicity: White 57% Black 28% Two or more races 7% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Dominican 2%
• Common ancestry: Italian 2% Portuguese 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 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: ▼ -84.69%
• Current HPI: 243.293
• Rent YoY: —
• Metro: —
• 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

+1900.0% since first listed

7 events — show timeline

• 2026-04-06 Listed $470,000 GAMLS
• 2018-06-07 Sold (Public Records) $270,000 Public Records
• 2018-06-06 Sold (MLS) $270,000 GAMLS
• 2018-04-23 Pending — GAMLS
• 2018-04-12 Listed $274,900 GAMLS
• 1991-04-01 Sold (Public Records) $23,500 Public Records
• 1991-02-28 Sold (Public Records) $23,500 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,372 · +3.2% YoY. Source: county tax records.