447 Adams Rd · Tyrone, GA 30214

$364,000

4 bd · 2.0 ba · 2,280 sqft · SingleFamily public records · 110 Days on market

Built 1977 2.00 ac lot $160/sqft · 19% below area Est $447k · 19% under ↓ 1% since listing

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming Fayetteville home situated on two beautiful acres. Inside, you'll find 4 bedrooms and 2 full baths, with a spacious primary suite conveniently located on the main level along with an additional bedroom and full bath. Upstairs offers two more bedrooms and another full bath, providing plenty of space for family or guests. The open kitchen features abundant cabinet storage, and the home includes both a separate laundry room and a pantry for added convenience. A bright sunroom with tile flooring and large windows brings in wonderful natural light throughout the day. The living room is warm and inviting with its brick fireplace and beamed ceilings-perfect for cozy evenings. Step outside to enjoy the deck, overlooking a generous backyard with plenty of room for running, playing, or relaxing. This property offers space, comfort, and a peaceful setting-ready to welcome its next owners. Water heater is 6 years old. This property is close to Trilith Studios and the Atlanta airport.

Key facts

• Brick fireplace
• Bright sunroom
• Two acres

Tags

• TWO ACRES
• OPEN KITCHEN
• SEPARATE LAUNDRY ROOM
• BRIGHT SUNROOM
• BRICK FIREPLACE
• GENEROUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $364k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/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 $313k (14.0% below list).
• Recommended offer: $313k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Rents rising fast (+4.3%/yr); 372 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $3k 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 110 days — a 9% lower offer ($331k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $313,217 (14.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $446,837
• List price: $364,000
• Delta: -18.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Paula Dr	0.52mi	4/2.5	2,356 (+3%)	12mo	$445,000	$189	58
335 Weeping Willow Way	0.68mi	4/2.5	2,337 (+2%)	6mo	$390,000	$167	57
820 Apricot Ave	0.50mi	4/3.0	2,336 (+2%)	17mo	$255,062	$109	54
120 Wisteria Ct	0.47mi	3/2.0 (-1)	2,137 (-6%)	14mo	$445,000	$208	51
160 Creekwood Ln	0.44mi	3/2.0 (-1)	1,943 (-15%)	1mo	$625,000	$322	49
145 Vista Ln	0.66mi	3/2.5 (-1)	2,113 (-7%)	2mo	$449,500	$213	49
135 Weeping Willow Way	0.68mi	4/2.5	1,968 (-14%)	14mo	$427,000	$217	31
345 Weeping Willow Way	0.70mi	4/2.5	2,001 (-12%)	20mo	$439,900	$220	28

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-35,094
• Equity at exit: $54,274

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $11,774
• Equity at exit: $31,472

Cash invested: $101,920 (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: 9.7×

Monthly cashflow live

• Estimated rent: $3,132 medium
• Mortgage (P&I): −$1,909
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $313

Break-even live

Break-even rent $2,736

Max offer price $364,000

Occupancy floor 85%

Sensitivity live

Price	-10% $519	-5% $416	+0% $313	+5% $210	+10% $107
Rent	-10% $66	-5% $189	+0% $313	+5% $437	+10% $561
Rate	-1.0pp $496	-0.5pp $406	base $313	+0.5pp $219	+1.0pp $123

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: $91,000
• Closing costs: $10,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Mackenzie Ln Fayetteville, GA	4.0	3.5	2443	$7,500	$3.07	5d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $364,000 Active 110 DOM
2. 2026-06-17
   days on market $364,000 Active 109 DOM
3. 2026-06-16
   days on market $364,000 Active 108 DOM
4. 2026-06-15
   days on market $364,000 Active 107 DOM
5. 2026-06-13
   days on market $364,000 Active 105 DOM
6. 2026-06-09
   days on market $364,000 Active 101 DOM
7. 2026-06-08
   days on market $364,000 Active 100 DOM
8. 2026-06-07
   days on market $364,000 Active 99 DOM
9. 2026-06-04
   days on market $364,000 Active 96 DOM
10. 2026-06-03
    days on market $364,000 Active 95 DOM
11. 2026-06-02
    days on market $364,000 Active 94 DOM
12. 2026-06-01
    days on market $364,000 Active 93 DOM
13. 2026-05-31
    days on market $364,000 Active 92 DOM
14. 2026-04-13
    price $364,000 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to this charming Fayetteville home situated on two beautiful acres. Inside, you'll find 4 bedrooms and 2 full baths, with a spacious primary suite conveniently located on the main level along with an additional bedroom and full bath. Upstairs offers two more bedrooms and another full bath, providing plenty of space for family or guests. The open kitchen features abundant cabinet storage, and the home includes both a separate laundry room and a pantry for added convenience. A bright sunroom with tile flooring and large windows brings in wonderful natural light throughout the day. The living room is warm and inviting with its brick fireplace and beamed ceilings-perfect for cozy evenings. Step outside to enjoy the deck, overlooking a generous backyard with plenty of room for running, playing, or relaxing. This property offers space, comfort, and a peaceful setting-ready to welcome its next owners. Water heater is 6 years old. This property is close to Trilith Studios and the Atlanta airport.

15. 2026-03-19
    status Back On Market 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to this charming Fayetteville home situated on two beautiful acres. Inside, you'll find 4 bedrooms and 2 full baths, with a spacious primary suite conveniently located on the main level along with an additional bedroom and full bath. Upstairs offers two more bedrooms and another full bath, providing plenty of space for family or guests. The open kitchen features abundant cabinet storage, and the home includes both a separate laundry room and a pantry for added convenience. A bright sunroom with tile flooring and large windows brings in wonderful natural light throughout the day. The living room is warm and inviting with its brick fireplace and beamed ceilings-perfect for cozy evenings. Step outside to enjoy the deck, overlooking a generous backyard with plenty of room for running, playing, or relaxing. This property offers space, comfort, and a peaceful setting-ready to welcome its next owners. Water heater is 6 years old. This property is close to Trilith Studios and the Atlanta airport.

16. 2026-03-15
    status Under Contract 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to this charming Fayetteville home situated on two beautiful acres. Inside, you'll find 4 bedrooms and 2 full baths, with a spacious primary suite conveniently located on the main level along with an additional bedroom and full bath. Upstairs offers two more bedrooms and another full bath, providing plenty of space for family or guests. The open kitchen features abundant cabinet storage, and the home includes both a separate laundry room and a pantry for added convenience. A bright sunroom with tile flooring and large windows brings in wonderful natural light throughout the day. The living room is warm and inviting with its brick fireplace and beamed ceilings-perfect for cozy evenings. Step outside to enjoy the deck, overlooking a generous backyard with plenty of room for running, playing, or relaxing. This property offers space, comfort, and a peaceful setting-ready to welcome its next owners. Water heater is 6 years old. This property is close to Trilith Studios and the Atlanta airport.

17. 2026-03-14
    status Back On Market 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to this charming Fayetteville home situated on two beautiful acres. Inside, you'll find 4 bedrooms and 2 full baths, with a spacious primary suite conveniently located on the main level along with an additional bedroom and full bath. Upstairs offers two more bedrooms and another full bath, providing plenty of space for family or guests. The open kitchen features abundant cabinet storage, and the home includes both a separate laundry room and a pantry for added convenience. A bright sunroom with tile flooring and large windows brings in wonderful natural light throughout the day. The living room is warm and inviting with its brick fireplace and beamed ceilings-perfect for cozy evenings. Step outside to enjoy the deck, overlooking a generous backyard with plenty of room for running, playing, or relaxing. This property offers space, comfort, and a peaceful setting-ready to welcome its next owners. Water heater is 6 years old. This property is close to Trilith Studios and the Atlanta airport.

18. 2026-03-11
    status Under Contract 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to this charming Fayetteville home situated on two beautiful acres. Inside, you'll find 4 bedrooms and 2 full baths, with a spacious primary suite conveniently located on the main level along with an additional bedroom and full bath. Upstairs offers two more bedrooms and another full bath, providing plenty of space for family or guests. The open kitchen features abundant cabinet storage, and the home includes both a separate laundry room and a pantry for added convenience. A bright sunroom with tile flooring and large windows brings in wonderful natural light throughout the day. The living room is warm and inviting with its brick fireplace and beamed ceilings-perfect for cozy evenings. Step outside to enjoy the deck, overlooking a generous backyard with plenty of room for running, playing, or relaxing. This property offers space, comfort, and a peaceful setting-ready to welcome its next owners. Water heater is 6 years old. This property is close to Trilith Studios and the Atlanta airport.

19. 2026-02-21
    listed $369,000 New 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to this charming Fayetteville home situated on two beautiful acres. Inside, you'll find 4 bedrooms and 2 full baths, with a spacious primary suite conveniently located on the main level along with an additional bedroom and full bath. Upstairs offers two more bedrooms and another full bath, providing plenty of space for family or guests. The open kitchen features abundant cabinet storage, and the home includes both a separate laundry room and a pantry for added convenience. A bright sunroom with tile flooring and large windows brings in wonderful natural light throughout the day. The living room is warm and inviting with its brick fireplace and beamed ceilings-perfect for cozy evenings. Step outside to enjoy the deck, overlooking a generous backyard with plenty of room for running, playing, or relaxing. This property offers space, comfort, and a peaceful setting-ready to welcome its next owners. Water heater is 6 years old. This property is close to Trilith Studios and the Atlanta airport.

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $3,349 · $279/mo
• Expected delta: +$2,140/yr (+$178/mo · 176.9%)

ⓘ 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,586
• − Mortgage interest: −$20,390
• − Property taxes: −$1,209
• − Insurance: −$1,820
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − Depreciation: −$10,589
• Taxable loss: −$2,436
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $4,342/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

• County: Fayette County · 112,821 people
• City population: 9,083
• 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

-1.4% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $364,000 GAMLS
• 2026-03-19 Relisted — GAMLS
• 2026-03-15 Pending — GAMLS
• 2026-03-14 Relisted — GAMLS
• 2026-03-11 Pending — GAMLS
• 2026-02-21 Listed $369,000 GAMLS

Property tax history

-2.7%/yr

Latest (2025): $1,209 · -1.6% YoY. Source: county tax records.