52 Fernwood Dr · Fayetteville, GA 30214

$75,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 112 Days on market

Built 2024 Good condition $71/sqft · 67% below area ↓ 16% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this Immaculate 2024 Clayton 16X66 Mobile Home. This Beautiful Home is like new, it has only been occupied for six months. The home features 3 bedrooms, 2 baths, with stainless steel appliances in the kitchen and double sinks and a walk in shower in the master bath. Seller will include the washer, dryer and microwave with the sale of the home. There is a new handicap accessible ramp. Community includes a covered school bus stop, playground, basketball court and an outdoor pavilion for gatherings.

Key facts

• Outdoor pavilion
• Basketball court
• Playground

Tags

• STAINLESS STEEL APPLIANCES
• HANDICAP ACCESSIBLE RAMP
• COVERED SCHOOL BUS STOP
• PLAYGROUND
• BASKETBALL COURT
• OUTDOOR PAVILION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.7% 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 fast (+4.3%/yr); 372 active listings in the ZIP; solid renter incomes; 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.92% ✓
• Cap rate: 25.72%
• Cash-on-cash: 69.37%
• DSCR: 4.09
• GRM: 2.9

CMA / ARV

• ARV (median comp): $224,628
• List price: $75,000
• Delta: -66.61%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 70.3%
• Equity multiple: 4.24×
• Total profit: $68,084
• Equity at exit: $11,183

10-year hold

• IRR: 74.7%
• Equity multiple: 9.15×
• Total profit: $171,129
• Equity at exit: $6,485

Cash invested: $21,000 (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: 2.9×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $1,214

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,266	-5% $1,240	+0% $1,214	+5% $1,188	+10% $1,162
Rent	-10% $1,041	-5% $1,127	+0% $1,214	+5% $1,301	+10% $1,387
Rate	-1.0pp $1,252	-0.5pp $1,233	base $1,214	+0.5pp $1,195	+1.0pp $1,175

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 112 DOM
2. 2026-06-17
   days on market $75,000 Active 111 DOM
3. 2026-06-16
   days on market $75,000 Active 110 DOM
4. 2026-06-15
   days on market $75,000 Active 109 DOM
5. 2026-06-13
   days on market $75,000 Active 107 DOM
6. 2026-06-09
   days on market $75,000 Active 103 DOM
7. 2026-06-08
   days on market $75,000 Active 102 DOM
8. 2026-06-07
   days on market $75,000 Active 101 DOM
9. 2026-06-04
   days on market $75,000 Active 98 DOM
10. 2026-06-03
    days on market $75,000 Active 97 DOM
11. 2026-06-02
    days on market $75,000 Active 96 DOM
12. 2026-06-01
    days on market $75,000 Active 95 DOM
13. 2026-05-31
    remarks 571-char remark
14. 2026-05-31
    days on market $75,000 Active 94 DOM
15. 2026-05-13
    price $75,000 512-char remark

    Show marketing remark (512 chars)

    Don't miss this Immaculate 2024 Clayton 16X66 Mobile Home. This Beautiful Home is like new, it has only been occupied for six months. The home features 3 bedrooms, 2 baths, with stainless steel appliances in the kitchen and double sinks and a walk in shower in the master bath. Seller will include the washer, dryer and microwave with the sale of the home. There is a new handicap accessible ramp. Community includes a covered school bus stop, playground, basketball court and an outdoor pavilion for gatherings.

16. 2026-02-23
    listed $88,900 New 512-char remark

    Show marketing remark (512 chars)

    Don't miss this Immaculate 2024 Clayton 16X66 Mobile Home. This Beautiful Home is like new, it has only been occupied for six months. The home features 3 bedrooms, 2 baths, with stainless steel appliances in the kitchen and double sinks and a walk in shower in the master bath. Seller will include the washer, dryer and microwave with the sale of the home. There is a new handicap accessible ramp. Community includes a covered school bus stop, playground, basketball court and an outdoor pavilion for gatherings.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,314
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$2,182
• Taxable income: $14,221
• Est. tax owed @ 24.0%: −$3,413
• After-tax cash flow: $11,155/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This immaculate 2024 Clayton mobile home is move-in ready with new features and a fresh exterior. It offers a good investment opportunity with potential for further value enhancement through landscaping and interior updates.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint can make a big difference in curb appeal and interior aesthetics
• Resale upgrading appliances — newer appliances can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a big difference in curb appeal and interior aesthetics ↑
• Resale upgrading appliances — newer appliances can attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Fayette County · 112,821 people
• City population: 72,287
• 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

-15.6% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $75,000 GAMLS
• 2026-02-23 Listed $88,900 GAMLS