12015 Harbour Town Pkwy · Fayetteville, GA 30215

$262,000

4 bd · 3.0 ba · 1,857 sqft · SingleFamily public records · 363 Days on market

Built 1995 7,618 sqft lot $141/sqft · 21% below area Est $299k · 12% under $46/mo HOA · 2% of rent

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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 +16.5/30.0
• ARV discount +13.1/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

Key facts

• Wooded surroundings
• Breakfast bar
• 7,618 sq ft lot

Tags

• MAIN-LEVEL PRIMARY SUITE
• BREAKFAST BAR
• PRIVATE BACKYARD SPACE
• WOODED SURROUNDINGS
• SIDEWALK-LINED COMMUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $258k (1.7% below list).
• Recommended offer: $231k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.3% 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+, health & safety B+, employment B; Watch: amenities F, commute F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: River'S Edge Elementary School (math 24% / reading 24%, grade F, #753 of 1,228 statewide, top 64%, 666 students, 90% FRL); Lovejoy High School (math 7% / reading 8%, grade F, #378 of 424 statewide, top 91%, 2,136 students, 90% FRL).
• Market conditions: Rents rising (+3.2%/yr); 311 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 865 units permitted in Clayton County in 2024 (448 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 $8k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $29k (10%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.98% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (median comp): $299,041
• List price: $262,000
• Delta: -12.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11937 Spring Lake Way	0.29mi	4/2.5	1,786 (-4%)	8mo	$290,000	$162	72
120 Fontaine Way	0.72mi	4/2.5	1,928 (+4%)	1mo	$310,000	$161	57
11765 Fairway Overlook	0.18mi	3/2.0 (-1)	1,616 (-13%)	8mo	$269,000	$166	55
11970 Fairway Overlook	0.43mi	3/2.0 (-1)	1,748 (-6%)	11mo	$299,900	$172	52
509 Fielding Ct	0.68mi	3/2.0 (-1)	1,807 (-3%)	4mo	$310,000	$172	52
244 Sawgrass Way	0.42mi	3/2.0 (-1)	2,046 (+10%)	6mo	$319,000	$156	50
274 Sawgrass Way	0.47mi	3/2.0 (-1)	2,071 (+12%)	3mo	$268,000	$129	47
316 Players Cir	0.28mi	3/2.0 (-1)	1,587 (-14%)	8mo	$236,000	$149	47
11853 Fairway Overlook	0.34mi	3/2.0 (-1)	1,595 (-14%)	9mo	$269,900	$169	44
12238 Cypress Way	0.73mi	3/2.5 (-1)	1,768 (-5%)	8mo	$295,000	$167	44
63 Gleneagles Dr	0.69mi	3/2.0 (-1)	2,026 (+9%)	5mo	$343,500	$170	40
12245 Molly Sue Ln	0.74mi	3/2.5 (-1)	2,090 (+12%)	4mo	$280,000	$134	34

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-32,114
• Equity at exit: $39,065

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-12,797
• Equity at exit: $22,653

Cash invested: $73,360 (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: 311
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,576 high
• Mortgage (P&I): −$1,374
• Tax from tax record: −$354 /mo · $4,248/yr
• Insurance: −$109
• HOA: −$46
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $152

Break-even live

Break-even rent $2,384

Max offer price $262,000

Occupancy floor 89%

Sensitivity live

Price	-10% $300	-5% $226	+0% $152	+5% $78	+10% $4
Rent	-10% $-51	-5% $50	+0% $152	+5% $254	+10% $356
Rate	-1.0pp $284	-0.5pp $219	base $152	+0.5pp $84	+1.0pp $15

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11945 Harbour Town Pkwy Fayetteville, GA	4.0	3.5	1844	$2,220	$1.20	3d	1	0.11mi
65 Waters Edge Way Fayetteville, GA	4.0	3.0	1863	$2,200	$1.18	0d	1	0.28mi
11993 Red Ivy Ln Fayetteville, GA	4.0	2.5	2116	$2,700	$1.28	46d	1	0.33mi
11964 Red Ivy Ln Fayetteville, GA	4.0	2.0	2128	$2,295	$1.08	13d	1	0.35mi
12012 Red Ivy Ln Fayetteville, GA	3.0	2.0	1745	$2,000	$1.15	46d	1	0.37mi
11728 Spring Lake Way Fayetteville, GA	5.0	3.0	1602	$2,319	$1.45	24d	1	0.39mi
11949 Fairway Overlook Fayetteville, GA	4.0	3.0	2166	$2,450	$1.13	26d	1	0.40mi
388 Sawgrass Way Fayetteville, GA	4.0	2.5	2376	$2,270	$0.96	26d	1	0.50mi
12245 Cypress Ln Fayetteville, GA	3.0	2.5	1582	$2,130	$1.35	7d	1	0.75mi
12264 Crestwood Ct Fayetteville, GA	4.0	2.5	2222	$2,249	$1.01	3d	1	0.77mi
162 Olympic Dr Fayetteville, GA	4.0	2.5	2220	$2,391	$1.08	0d	1	1.09mi
137 Odith Rd Fayetteville, GA	3.0	2.0	1875	$2,300	$1.23	0d	1	1.19mi
12172 Flannery Ln Hampton, GA	4.0	3.0	2378	$2,500	$1.05	46d	1	1.26mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 48 events

1. 2026-06-21
   days on market $262,000 Active 363 DOM
2. 2026-06-18
   days on market $262,000 Active 360 DOM
3. 2026-06-17
   days on market $262,000 Active 359 DOM
4. 2026-06-16
   days on market $262,000 Active 358 DOM
5. 2026-06-15
   days on market $262,000 Active 357 DOM
6. 2026-06-13
   pricedays on market $262,000 Active 355 DOM
7. 2026-06-09
   days on market $265,000 Active 351 DOM
8. 2026-06-08
   days on market $265,000 Active 350 DOM
9. 2026-06-07
   days on market $265,000 Active 349 DOM
10. 2026-06-04
    days on market $265,000 Active 346 DOM
11. 2026-06-03
    days on market $265,000 Active 345 DOM
12. 2026-06-02
    days on market $265,000 Active 344 DOM
13. 2026-06-01
    days on market $265,000 Active 343 DOM
14. 2026-05-31
    days on market $265,000 Active 342 DOM
15. 2026-02-20
    price $265,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

16. 2026-02-20
    price $265,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

17. 2026-01-27
    status Back On Market 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

18. 2026-01-27
    status Active 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

19. 2026-01-09
    status Pending 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

20. 2026-01-09
    status Under Contract 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

21. 2025-12-05
    price $268,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

22. 2025-12-05
    price $268,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

23. 2025-10-03
    price $273,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

24. 2025-10-03
    price $273,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

25. 2025-08-29
    price $276,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

26. 2025-08-29
    price $276,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

27. 2025-08-15
    price $279,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

28. 2025-08-15
    price $279,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

29. 2025-08-08
    status Back On Market 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

30. 2025-08-08
    status Active 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

31. 2025-07-29
    status Under Contract 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

32. 2025-07-29
    historical Active Under Contract 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

33. 2025-07-10
    price $285,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

34. 2025-07-10
    price $285,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

35. 2025-06-19
    price $288,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

36. 2025-06-19
    price $288,000 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

37. 2025-06-05
    listed $291,000 New 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

38. 2025-06-05
    listed $291,000 Active 507-char remark

    Show marketing remark (507 chars)

    This two-story traditional offers a functional layout with four bedrooms, including a main-level primary suite. The kitchen overlooks the living area and features a breakfast bar and white cabinetry. Upstairs, you'll find three additional bedrooms and a full bath, providing flexibility for guests, home office needs, or a growing household. Enjoy a rear deck and private backyard space with wooded surroundings. Located in a sidewalk-lined community with convenient access to area amenities and main roads.

39. 2022-04-23
    price $1,745
40. 2017-12-19
    soldstatus $16,869,100
41. 2015-08-27
    price $69,500
42. 2013-10-17
    soldstatus $69,500 Sold
43. 2013-10-04
    status Under Contract
44. 2013-10-04
    price $99,000
45. 2013-09-23
    listed $99,000 New
46. 2013-06-04
    soldstatus $87,900
47. 2013-03-22
    soldstatus $67,500
48. 2005-10-28
    soldstatus $142,000

ⓘ 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: $4,248 · $354/mo
• Projected year-2 tax: $4,248 · $354/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $30,914
• − Mortgage interest: −$14,676
• − Property taxes: −$4,248
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − HOA: −$552
• − Depreciation: −$7,622
• Taxable loss: −$2,440
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $2,411/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 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

• 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 (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

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 · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

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

+86.6% since first listed

34 events — show timeline

• 2026-02-20 Price Changed $265,000 FMLS
• 2026-02-20 Price Changed $265,000 GAMLS
• 2026-01-27 Relisted — GAMLS
• 2026-01-27 Relisted — FMLS
• 2026-01-09 Pending — FMLS
• 2026-01-09 Pending — GAMLS
• 2025-12-05 Price Changed $268,000 GAMLS
• 2025-12-05 Price Changed $268,000 FMLS
• 2025-10-03 Price Changed $273,000 GAMLS
• 2025-10-03 Price Changed $273,000 FMLS
• 2025-08-29 Price Changed $276,000 GAMLS
• 2025-08-29 Price Changed $276,000 FMLS
• 2025-08-15 Price Changed $279,000 FMLS
• 2025-08-15 Price Changed $279,000 GAMLS
• 2025-08-08 Relisted — GAMLS
• 2025-08-08 Relisted — FMLS
• 2025-07-29 Pending — GAMLS
• 2025-07-29 Contingent — FMLS
• 2025-07-10 Price Changed $285,000 FMLS
• 2025-07-10 Price Changed $285,000 GAMLS
• 2025-06-19 Price Changed $288,000 GAMLS
• 2025-06-19 Price Changed $288,000 FMLS
• 2025-06-05 Listed $291,000 FMLS
• 2025-06-05 Listed $291,000 GAMLS
• 2022-04-23 Price Changed $1,745 RENT.
• 2017-12-19 Sold (Public Records) $16,869,100 Public Records
• 2015-08-27 Price Changed $69,500 GAMLS
• 2013-10-17 Sold (MLS) $69,500 GAMLS
• 2013-10-04 Pending — GAMLS
• 2013-10-04 Price Changed $99,000 GAMLS
• 2013-09-23 Listed $99,000 GAMLS
• 2013-06-04 Sold (Public Records) $87,900 Public Records
• 2013-03-22 Sold (Public Records) $67,500 Public Records
• 2005-10-28 Sold (Public Records) $142,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $4,248 · +40.0% YoY. Source: county tax records.