335 N Fayette Dr · South Fulton, GA 30214

$207,700

4 bd · 3.0 ba · 2,363 sqft · SingleFamily public records · 57 Days on market

Built 1983 1.38 ac lot $88/sqft · 40% below area Est $347k · 40% under

---

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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.0/10.0
• Schools +5.1/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 1.38 acre lot
• 2 garage spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $208k).
• Recommended offer: $201k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.6% in South Fulton — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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); 378 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($90k/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 $1k of loan paydown is wiped out by about $6k 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 + 4.3% rent growth), your $58k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $208k implies a 60% 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 $201,469 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (median comp): $347,288
• List price: $207,700
• Delta: -40.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 N Fayette Dr	0.08mi	4/2.5	2,244 (-5%)	3mo	$319,000	$142	83
295 N Fayette Dr	0.10mi	4/2.5	2,176 (-8%)	8mo	$325,000	$149	74
205 N Fayette Dr	0.28mi	4/2.5	2,184 (-8%)	5mo	$292,000	$134	68
155 N Fayette Dr	0.37mi	4/2.5	2,156 (-9%)	10mo	$318,000	$147	58
165 N Fayette Dr	0.34mi	4/2.5	2,192 (-7%)	21mo	$365,000	$167	52
190 Wilmington Ln	0.36mi	4/2.5	2,156 (-9%)	21mo	$346,000	$160	49
474 Kenwood Rd	0.56mi	3/2.5 (-1)	2,335 (-1%)	20mo	$415,000	$178	48
330 N Fayette Dr	0.21mi	5/2.5 (+1)	2,700 (+14%)	14mo	$425,000	$157	47
422 Kite Lake Rd	0.74mi	4/2.5	2,347 (-1%)	20mo	$440,000	$187	46

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $10,028
• Equity at exit: $30,969

10-year hold

• IRR: 15.1%
• Equity multiple: 2.30×
• Total profit: $75,564
• Equity at exit: $17,958

Cash invested: $58,156 (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: 378
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,694 high
• Mortgage (P&I): −$1,089
• Tax from tax record: −$323 /mo · $3,879/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $629

Break-even live

Break-even rent $1,898

Max offer price $207,700

Occupancy floor 72%

Sensitivity live

Price	-10% $747	-5% $688	+0% $629	+5% $570	+10% $511
Rent	-10% $416	-5% $523	+0% $629	+5% $735	+10% $842
Rate	-1.0pp $734	-0.5pp $682	base $629	+0.5pp $575	+1.0pp $520

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: $51,925
• Closing costs: $6,231
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Wilmington Ln Fayetteville, GA	4.0	2.5	2309	$2,295	$0.99	6d	1	0.13mi
130 Wilmington Ln Fayetteville, GA	3.0	2.0	2244	$2,230	$0.99	25d	1	0.20mi
165 N Fayette Dr Fayetteville, GA	4.0	2.5	2192	$7,500	$3.42	6d	1	0.35mi
558 Kenwood Rd Fayetteville, GA	3.0	2.5	2254	$4,290	$1.90	14d	1	0.72mi
100 Creekwood Ct Fayetteville, GA	4.0	3.0	2754	$2,739	$0.99	6d	1	0.76mi
180 Fairfield Cir Fayetteville, GA	3.0	2.5	2170	$2,100	$0.97	6d	1	1.12mi
325 Longview Rd Fayetteville, GA	4.0	3.5	2864	$3,270	$1.14	0d	1	1.19mi
335 Fairfield Cir Fayetteville, GA	4.0	2.0	3000	$2,645	$0.88	0d	1	1.41mi
335 Fairfield Cir Fayetteville, GA	4.0	2.0	3000	$2,645	$0.88	6d	1	1.41mi
245 Bentley Way Fayetteville, GA	4.0	2.5	1740	$2,449	$1.41	4d	1	1.47mi
155 Byington Dr Fayetteville, GA	4.0	3.0	2662	$2,935	$1.10	16d	1	1.47mi
230 New Oak Ridge Trl Fayetteville, GA	3.0	3.0	2425	$2,250	$0.93	4d	1	1.48mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $207,700 Pending 57 DOM
2. 2026-06-09
   days on market $207,700 Active 55 DOM
3. 2026-06-08
   days on market $207,700 Active 54 DOM
4. 2026-06-07
   days on market $207,700 Active 53 DOM
5. 2026-06-04
   days on market $207,700 Active 50 DOM
6. 2026-06-03
   days on market $207,700 Active 49 DOM
7. 2026-06-02
   days on market $207,700 Active 48 DOM
8. 2026-06-01
   days on market $207,700 Active 47 DOM
9. 2026-05-31
   days on market $207,700 Active 46 DOM
10. 2026-04-15
    listed $207,700 Active 246-char remark

    Show marketing remark (246 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

11. 1994-12-13
    soldstatus $129,900
12. 1994-12-13
    soldstatus $129,900
13. 1988-06-03
    soldstatus $118,750

ⓘ 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: $3,879 · $323/mo
• Projected year-2 tax: $3,879 · $323/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 4/10 Moderate
• 🌡 Heat 5/10 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: $32,325
• − Mortgage interest: −$11,634
• − Property taxes: −$3,879
• − Insurance: −$1,038
• − Repairs & maintenance: −$2,586
• − Management: −$2,586
• − Depreciation: −$6,042
• Taxable income: $4,559
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $6,454/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 — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Fayette County · 112,821 people
• City population: 127,674
• 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

+74.9% since first listed

4 events — show timeline

• 2026-04-15 Listed $207,700 CGMLS
• 1994-12-13 Sold (Public Records) $129,900 Public Records
• 1994-12-13 Sold (Public Records) $129,900 Public Records
• 1988-06-03 Sold (Public Records) $118,750 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,879 · +7.9% YoY. Source: county tax records.