300 Wilbanks Dr · Fayetteville, GA 30215

$199,900

2 bd · 2.0 ba · 1,294 sqft · SingleFamily public records · 73 Days on market

Built 1991 749 sqft lot $154/sqft · at area comps Est $209k · at est. $25/mo HOA · 1% of rent

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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 +9.5/15.0
• Schools +5.1/10.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the heart of Fayetteville! This 2-bedroom, 2-bath duplex offers great potential with a functional layout, fenced yard, and covered patio—perfect for future outdoor living. The property is in need of a full renovation, making it an ideal opportunity for investors or buyers looking to customize and add value. Located in desirable Fayetteville, you’ll enjoy close proximity to Trilith Studios, Piedmont Fayette Hospital, and a variety of shopping, dining, and entertainment options. The area is also known for its parks, walking trails, and strong community feel, all while offering convenient access to Atlanta. A great chance to transform this property into something special!

Key facts

• Fenced yard
• Covered patio
• Variety of shopping

Tags

• FENCED YARD
• COVERED PATIO
• FULL RENOVATION
• VARIETY OF SHOPPING
• VARIETY OF DINING
• VARIETY OF ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $190k (4.9% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 (+3.2%/yr); 310 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $30k (13%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,906 (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. 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. 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: 0.95% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $209,049
• List price: $199,900
• Delta: -4.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Wilbanks Dr	0.02mi	2/2.0	1,294 (0%)	3mo	$228,000	$176	96
310 Autumn Glen Cir	0.07mi	2/2.0	1,350 (+4%)	7mo	$280,000	$207	84
600 Lanier Ave E	0.25mi	3/1.0 (+1)	1,291 (-0%)	1mo	$195,000	$151	78
195 Garden Ct	0.17mi	2/2.0	1,224 (-5%)	8mo	$245,000	$200	76
310 Dempsey Dr Lot 25	0.23mi	3/3.0 (+1)	1,328 (+3%)	2mo	$342,615	$258	74
300 Dempsey Dr Lot 24	0.23mi	3/3.0 (+1)	1,328 (+3%)	2mo	$339,537	$256	74
180 Wilbanks Dr	0.10mi	2/2.0	1,446 (+12%)	3mo	$250,000	$173	73
200 Booker Ave	0.34mi	3/2.0 (+1)	1,276 (-1%)	5mo	$213,000	$167	73
130 Emily Park	0.16mi	3/2.0 (+1)	1,432 (+11%)	1mo	$300,000	$209	69
155 Pecan Ridge Dr	0.25mi	3/2.0 (+1)	1,451 (+12%)	3mo	$238,000	$164	61
160 Eastfield Ct	0.49mi	3/2.0 (+1)	1,369 (+6%)	4mo	$319,000	$233	59
165 Fenwyck Cmns	0.63mi	3/2.0 (+1)	1,455 (+12%)	0mo	$290,000	$199	45

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: $-25,039
• Equity at exit: $29,806

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-11,039
• Equity at exit: $17,284

Cash invested: $55,972 (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: 310
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$237 /mo · $2,845/yr
• Insurance: −$83
• HOA: −$25
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $108

Break-even live

Break-even rent $1,764

Max offer price $199,900

Occupancy floor 89%

Sensitivity live

Price	-10% $221	-5% $165	+0% $108	+5% $52	+10% $-5
Rent	-10% $-42	-5% $33	+0% $108	+5% $183	+10% $258
Rate	-1.0pp $209	-0.5pp $159	base $108	+0.5pp $56	+1.0pp $4

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Meadowbrook Ct Unit B Fayetteville, GA	2.0	1.0	923	$1,350	$1.46	25d	1	0.20mi
475 E Lanier Ave Fayetteville, GA	2.0–3.0	2.5	1795	$2,400	$1.34	2d	75	0.26mi
2400 Cobblestone Blvd Fayetteville, GA	1.0–3.0	1.0–2.0	1149	$1,642	$1.43	2d	9	0.30mi
120 Meadowbrook Ct Unit C Fayetteville, GA	2.0	2.5	1089	$1,395	$1.28	20d	1	0.34mi
201 Clarendon Pl Fayetteville, GA	1.0	1.0	908	$1,450	$1.60	44d	1	0.37mi
201 Clarendon Pl Fayetteville, GA	2.0	2.0	1152	$1,650	$1.43	25d	1	0.37mi
470 S Jeff Davis Dr Unit B Fayetteville, GA	2.0	2.0	1007	$1,295	$1.29	25d	1	0.39mi
310 S Jeff Davis Dr Unit 3 Fayetteville, GA	2.0	1.5	1258	$1,260	$1.00	44d	1	0.40mi
490 S Jeff Davis Dr Unit B Fayetteville, GA	2.0	1.5	1139	$1,800	$1.58	25d	1	0.40mi
695 Georgia Ave Fayetteville, GA	3.0	1.5	1554	$1,795	$1.16	6d	1	0.46mi
155 N Hampton Dr Fayetteville, GA	3.0	2.0	1398	$2,250	$1.61	44d	1	0.47mi
370 Georgia Ave Fayetteville, GA	3.0	2.0	1334	$3,500	$2.62	44d	1	0.64mi
415 Williamsburg Way Fayetteville, GA	2.0	2.5	1452	$1,600	$1.10	18d	1	0.70mi
100 Knight Way Fayetteville, GA	1.0–3.0	1.0–2.0	1035	$1,700	$1.64	44d	1	0.79mi
140 Williamsburg Way Fayetteville, GA	3.0	3.0	1549	$1,895	$1.22	13d	1	0.79mi
76 Intown Pl Fayetteville, GA	2.0	2.5	1450	$1,695	$1.17	6d	1	0.96mi
120 Kent Dr Fayetteville, GA	3.0	2.0	1468	$2,131	$1.45	11d	1	1.01mi
119 Forrest Ave Fayetteville, GA	2.0	1.5	1240	$1,750	$1.41	6d	1	1.12mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 28 events

1. 2026-06-21
   days on market $199,900 Active 73 DOM
2. 2026-06-18
   days on market $199,900 Active 70 DOM
3. 2026-06-17
   days on market $199,900 Active 69 DOM
4. 2026-06-16
   days on market $199,900 Active 68 DOM
5. 2026-06-15
   days on market $199,900 Active 67 DOM
6. 2026-06-13
   days on market $199,900 Active 65 DOM
7. 2026-06-09
   days on market $199,900 Active 61 DOM
8. 2026-06-08
   days on market $199,900 Active 60 DOM
9. 2026-06-07
   days on market $199,900 Active 59 DOM
10. 2026-06-04
    days on market $199,900 Active 56 DOM
11. 2026-06-03
    days on market $199,900 Active 55 DOM
12. 2026-06-02
    days on market $199,900 Active 54 DOM
13. 2026-06-01
    days on market $199,900 Active 53 DOM
14. 2026-05-31
    days on market $199,900 Active 52 DOM
15. 2026-05-08
    price $209,900 709-char remark

    Show marketing remark (697 chars)

    Investor special in the heart of Fayetteville! This 2-bedroom, 2-bath duplex offers great potential with a functional layout, fenced yard, and covered patio-perfect for future outdoor living. The property is in need of a full renovation, making it an ideal opportunity for investors or buyers looking to customize and add value. Located in desirable Fayetteville, you'll enjoy close proximity to Trilith Studios, Piedmont Fayette Hospital, and a variety of shopping, dining, and entertainment options. The area is also known for its parks, walking trails, and strong community feel, all while offering convenient access to Atlanta. A great chance to transform this property into something special!

16. 2026-05-08
    price $209,900 697-char remark

    Show marketing remark (697 chars)

    Investor special in the heart of Fayetteville! This 2-bedroom, 2-bath duplex offers great potential with a functional layout, fenced yard, and covered patio-perfect for future outdoor living. The property is in need of a full renovation, making it an ideal opportunity for investors or buyers looking to customize and add value. Located in desirable Fayetteville, you'll enjoy close proximity to Trilith Studios, Piedmont Fayette Hospital, and a variety of shopping, dining, and entertainment options. The area is also known for its parks, walking trails, and strong community feel, all while offering convenient access to Atlanta. A great chance to transform this property into something special!

17. 2026-04-23
    price $219,900 709-char remark

    Show marketing remark (697 chars)

    Investor special in the heart of Fayetteville! This 2-bedroom, 2-bath duplex offers great potential with a functional layout, fenced yard, and covered patio-perfect for future outdoor living. The property is in need of a full renovation, making it an ideal opportunity for investors or buyers looking to customize and add value. Located in desirable Fayetteville, you'll enjoy close proximity to Trilith Studios, Piedmont Fayette Hospital, and a variety of shopping, dining, and entertainment options. The area is also known for its parks, walking trails, and strong community feel, all while offering convenient access to Atlanta. A great chance to transform this property into something special!

18. 2026-04-23
    price $219,900 697-char remark

    Show marketing remark (697 chars)

    Investor special in the heart of Fayetteville! This 2-bedroom, 2-bath duplex offers great potential with a functional layout, fenced yard, and covered patio-perfect for future outdoor living. The property is in need of a full renovation, making it an ideal opportunity for investors or buyers looking to customize and add value. Located in desirable Fayetteville, you'll enjoy close proximity to Trilith Studios, Piedmont Fayette Hospital, and a variety of shopping, dining, and entertainment options. The area is also known for its parks, walking trails, and strong community feel, all while offering convenient access to Atlanta. A great chance to transform this property into something special!

19. 2026-04-09
    listed $229,900 New 697-char remark

    Show marketing remark (709 chars)

    Investor special in the heart of Fayetteville! This 2-bedroom, 2-bath duplex offers great potential with a functional layout, fenced yard, and covered patio—perfect for future outdoor living. The property is in need of a full renovation, making it an ideal opportunity for investors or buyers looking to customize and add value. Located in desirable Fayetteville, you’ll enjoy close proximity to Trilith Studios, Piedmont Fayette Hospital, and a variety of shopping, dining, and entertainment options. The area is also known for its parks, walking trails, and strong community feel, all while offering convenient access to Atlanta. A great chance to transform this property into something special!

20. 2026-04-09
    listed $229,900 Active 709-char remark

    Show marketing remark (709 chars)

    Investor special in the heart of Fayetteville! This 2-bedroom, 2-bath duplex offers great potential with a functional layout, fenced yard, and covered patio—perfect for future outdoor living. The property is in need of a full renovation, making it an ideal opportunity for investors or buyers looking to customize and add value. Located in desirable Fayetteville, you’ll enjoy close proximity to Trilith Studios, Piedmont Fayette Hospital, and a variety of shopping, dining, and entertainment options. The area is also known for its parks, walking trails, and strong community feel, all while offering convenient access to Atlanta. A great chance to transform this property into something special!

21. 2022-02-03
    soldstatus $212,000
22. 2021-12-22
    soldstatus $212,000 Sold
23. 2021-11-16
    status Under Contract
24. 2021-11-12
    listed $210,000 New
25. 2015-10-28
    soldstatus $98,000
26. 1996-02-28
    soldstatus $80,000
27. 1991-12-27
    soldstatus $67,400
28. 1991-12-01
    soldstatus $67,400

ⓘ 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: $2,845 · $237/mo
• Projected year-2 tax: $2,845 · $237/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 · 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: $22,815
• − Mortgage interest: −$11,198
• − Property taxes: −$2,845
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$300
• − Depreciation: −$5,815
• Taxable loss: −$1,993
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $1,778/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): 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

+211.4% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $209,900 FMLS
• 2026-05-08 Price Changed $209,900 GAMLS
• 2026-04-23 Price Changed $219,900 FMLS
• 2026-04-23 Price Changed $219,900 GAMLS
• 2026-04-09 Listed $229,900 FMLS
• 2026-04-09 Listed $229,900 GAMLS
• 2022-02-03 Sold (Public Records) $212,000 Public Records
• 2021-12-22 Sold (MLS) $212,000 GAMLS
• 2021-11-16 Pending — GAMLS
• 2021-11-12 Listed $210,000 GAMLS
• 2015-10-28 Sold (Public Records) $98,000 Public Records
• 1996-02-28 Sold (Public Records) $80,000 Public Records
• 1991-12-27 Sold (Public Records) $67,400 Public Records
• 1991-12-01 Sold (Public Records) $67,400 Public Records

Property tax history

+13.3%/yr

Latest (2025): $2,845 · +19.6% YoY. Source: county tax records.