1878 Highway 85 · Peachtree City, GA 30215

$355,000

3 bd · 3.0 ba · 1,409 sqft · SingleFamily public records · 85 Days on market

Built 1983 2.90 ac lot $252/sqft · at area comps Est $355k · at est. ↓ 1% since listing

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Honey stop the car! This farmhouse chic ranch sits on nearly three private wooded acres just minutes from Senoia and Peachtree City and is located in the highly sought after Sara Harp Minter, Whitewater Middle, and Whitewater High school district. Tucked away at the end of a private drive, the home offers a peaceful setting with a beautifully fenced front yard featuring blackberry bushes and encore azaleas, along with a dedicated fire pit area perfect for enjoying cool evenings with friends and family, enhanced by installed landscape lighting. The expansive backyard provides endless opportunities to garden, play, or enjoy fresh eggs from the custom built chicken coop, and includes raised, preestablished garden beds ideal for organic gardening and growing fruits and vegetables, along with additional berry bushes throughout the property for easy picking and fresh enjoyment. A wooded area with walking and bike trails adds to the charm of this expansive property. The home has been thoughtfully updated with new siding, a new roof, newer HVAC system, fresh paint, and a brand new water heater. Inside you will find an oversized living and dining area with original hardwood floors, an updated farmhouse style kitchen, and a conveniently located laundry room. The layout includes three bedrooms and two bathrooms in a roommate style plan. Step outside the French doors to a stunning screened porch with vaulted wood ceilings, ideal for relaxing and taking in the serene surroundings. This idyllic property has been in the family for generations and showcases pride of ownership, love and attention to the smallest details throughout. It is truly a rare find.

Key facts

• Raised garden beds
• Private wooded acres
• Fenced front yard

Tags

• PRIVATE WOODED ACRES
• FENCED FRONT YARD
• DEDICATED FIRE PIT AREA
• INSTALLED LANDSCAPE LIGHTING
• CUSTOM BUILT CHICKEN COOP
• RAISED GARDEN BEDS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (22.3% below list).
• Recommended offer: $276k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.1% in Peachtree City — 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 74/100 on livability (#34 in GA, #4,385 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living 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); 306 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $11k 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 85 days — a 6% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (5%) 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 $275,976 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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 A-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: 0.78% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (median comp): $355,259
• List price: $355,000
• Delta: -0.07%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-64,019
• Equity at exit: $52,932

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-62,535
• Equity at exit: $30,694

Cash invested: $99,400 (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: 306
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,760 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$281 /mo · $3,376/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-111

Break-even live

Break-even rent $2,900

Max offer price $335,452

Occupancy floor 99%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Shoal Creek Rd Fayetteville, GA	3.0	2.5	1630	$3,500	$2.15	24d	1	0.87mi

Listing history 17 events

1. 2026-06-18
   days on market $355,000 Active 85 DOM
2. 2026-06-17
   days on market $355,000 Active 84 DOM
3. 2026-06-16
   days on market $355,000 Active 83 DOM
4. 2026-06-15
   days on market $355,000 Active 82 DOM
5. 2026-06-13
   days on market $355,000 Active 80 DOM
6. 2026-06-09
   days on market $355,000 Active 76 DOM
7. 2026-06-08
   days on market $355,000 Active 75 DOM
8. 2026-06-07
   days on market $355,000 Active 74 DOM
9. 2026-06-04
   pricedays on market $355,000 Active 71 DOM
10. 2026-06-03
    days on market $369,900 Active 70 DOM
11. 2026-06-02
    days on market $369,900 Active 69 DOM
12. 2026-06-01
    days on market $369,900 Active 68 DOM
13. 2026-05-31
    days on market $369,900 Active 67 DOM
14. 2026-04-27
    price $369,900 1667-char remark

    Show marketing remark (1667 chars)

    Honey stop the car! This farmhouse chic ranch sits on nearly three private wooded acres just minutes from Senoia and Peachtree City and is located in the highly sought after Sara Harp Minter, Whitewater Middle, and Whitewater High school district. Tucked away at the end of a private drive, the home offers a peaceful setting with a beautifully fenced front yard featuring blackberry bushes and encore azaleas, along with a dedicated fire pit area perfect for enjoying cool evenings with friends and family, enhanced by installed landscape lighting. The expansive backyard provides endless opportunities to garden, play, or enjoy fresh eggs from the custom built chicken coop, and includes raised, preestablished garden beds ideal for organic gardening and growing fruits and vegetables, along with additional berry bushes throughout the property for easy picking and fresh enjoyment. A wooded area with walking and bike trails adds to the charm of this expansive property. The home has been thoughtfully updated with new siding, a new roof, newer HVAC system, fresh paint, and a brand new water heater. Inside you will find an oversized living and dining area with original hardwood floors, an updated farmhouse style kitchen, and a conveniently located laundry room. The layout includes three bedrooms and two bathrooms in a roommate style plan. Step outside the French doors to a stunning screened porch with vaulted wood ceilings, ideal for relaxing and taking in the serene surroundings. This idyllic property has been in the family for generations and showcases pride of ownership, love and attention to the smallest details throughout. It is truly a rare find.

15. 2026-04-27
    price $369,900 1667-char remark

    Show marketing remark (1667 chars)

    Honey stop the car! This farmhouse chic ranch sits on nearly three private wooded acres just minutes from Senoia and Peachtree City and is located in the highly sought after Sara Harp Minter, Whitewater Middle, and Whitewater High school district. Tucked away at the end of a private drive, the home offers a peaceful setting with a beautifully fenced front yard featuring blackberry bushes and encore azaleas, along with a dedicated fire pit area perfect for enjoying cool evenings with friends and family, enhanced by installed landscape lighting. The expansive backyard provides endless opportunities to garden, play, or enjoy fresh eggs from the custom built chicken coop, and includes raised, preestablished garden beds ideal for organic gardening and growing fruits and vegetables, along with additional berry bushes throughout the property for easy picking and fresh enjoyment. A wooded area with walking and bike trails adds to the charm of this expansive property. The home has been thoughtfully updated with new siding, a new roof, newer HVAC system, fresh paint, and a brand new water heater. Inside you will find an oversized living and dining area with original hardwood floors, an updated farmhouse style kitchen, and a conveniently located laundry room. The layout includes three bedrooms and two bathrooms in a roommate style plan. Step outside the French doors to a stunning screened porch with vaulted wood ceilings, ideal for relaxing and taking in the serene surroundings. This idyllic property has been in the family for generations and showcases pride of ownership, love and attention to the smallest details throughout. It is truly a rare find.

16. 2026-03-25
    listed $374,900 New 1667-char remark

    Show marketing remark (1667 chars)

    Honey stop the car! This farmhouse chic ranch sits on nearly three private wooded acres just minutes from Senoia and Peachtree City and is located in the highly sought after Sara Harp Minter, Whitewater Middle, and Whitewater High school district. Tucked away at the end of a private drive, the home offers a peaceful setting with a beautifully fenced front yard featuring blackberry bushes and encore azaleas, along with a dedicated fire pit area perfect for enjoying cool evenings with friends and family, enhanced by installed landscape lighting. The expansive backyard provides endless opportunities to garden, play, or enjoy fresh eggs from the custom built chicken coop, and includes raised, preestablished garden beds ideal for organic gardening and growing fruits and vegetables, along with additional berry bushes throughout the property for easy picking and fresh enjoyment. A wooded area with walking and bike trails adds to the charm of this expansive property. The home has been thoughtfully updated with new siding, a new roof, newer HVAC system, fresh paint, and a brand new water heater. Inside you will find an oversized living and dining area with original hardwood floors, an updated farmhouse style kitchen, and a conveniently located laundry room. The layout includes three bedrooms and two bathrooms in a roommate style plan. Step outside the French doors to a stunning screened porch with vaulted wood ceilings, ideal for relaxing and taking in the serene surroundings. This idyllic property has been in the family for generations and showcases pride of ownership, love and attention to the smallest details throughout. It is truly a rare find.

17. 2026-03-25
    listed $374,900 Active 1667-char remark

    Show marketing remark (1667 chars)

    Honey stop the car! This farmhouse chic ranch sits on nearly three private wooded acres just minutes from Senoia and Peachtree City and is located in the highly sought after Sara Harp Minter, Whitewater Middle, and Whitewater High school district. Tucked away at the end of a private drive, the home offers a peaceful setting with a beautifully fenced front yard featuring blackberry bushes and encore azaleas, along with a dedicated fire pit area perfect for enjoying cool evenings with friends and family, enhanced by installed landscape lighting. The expansive backyard provides endless opportunities to garden, play, or enjoy fresh eggs from the custom built chicken coop, and includes raised, preestablished garden beds ideal for organic gardening and growing fruits and vegetables, along with additional berry bushes throughout the property for easy picking and fresh enjoyment. A wooded area with walking and bike trails adds to the charm of this expansive property. The home has been thoughtfully updated with new siding, a new roof, newer HVAC system, fresh paint, and a brand new water heater. Inside you will find an oversized living and dining area with original hardwood floors, an updated farmhouse style kitchen, and a conveniently located laundry room. The layout includes three bedrooms and two bathrooms in a roommate style plan. Step outside the French doors to a stunning screened porch with vaulted wood ceilings, ideal for relaxing and taking in the serene surroundings. This idyllic property has been in the family for generations and showcases pride of ownership, love and attention to the smallest details throughout. It is truly a rare find.

ⓘ 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: $3,376 · $281/mo
• Projected year-2 tax: $3,376 · $281/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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,117
• − Mortgage interest: −$19,886
• − Property taxes: −$3,376
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$10,327
• Taxable loss: −$7,545
• Est. tax savings @ 24.0%: +$1,811
• After-tax cash flow: $483/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 — Peachtree City

• Score: 74/100
• State rank: #34
• US rank: #4385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fayette County · 112,821 people
• City population: 40,534
• 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

-1.3% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $369,900 GAMLS
• 2026-04-27 Price Changed $369,900 FMLS
• 2026-03-25 Listed $374,900 FMLS
• 2026-03-25 Listed $374,900 GAMLS

Property tax history

+4.2%/yr

Latest (2025): $3,376 · +8.0% YoY. Source: county tax records.