165 Swanson Valley Dr · Tyrone, GA 30290

$450,000

4 bd · 4.0 ba · 2,452 sqft · SingleFamily public records · 67 Days on market

Built 2000 0.46 ac lot $184/sqft · 7% above area Est $422k · 7% over $33/mo HOA · 1% 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 +20.5/30.0
• DSCR +6.5/10.0
• Schools +5.1/10.0
• 1% rule +4.5/10.0
• ARV discount +4.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

***Be sure to ask about our LENDER-PAID 1-0 BUYDOWN option! Enjoy an INTEREST RATE THAT IS 1% LOWER DURING YOUR FIRST YEAR.***Welcome to 165 Swanson Valley Drive, where comfort, style, and location come together in one of Tyrone's most desirable settings. Tucked away on a quiet cul de sac, this move in ready home offers 4 bedrooms, 2.5 bathrooms, and over 2,400 square feet of thoughtfully designed living space, including a highly sought after primary suite on the main level. The heart of the home is the bright and inviting kitchen, featuring white cabinetry, granite countertops, and a clean, modern feel that flows seamlessly into the main living areas. Whether you are hosting guests or enjoying a quiet night in, the layout is designed to make everyday living effortless. The main level primary suite offers both comfort and convenience, creating a private retreat away from the rest of the home. Upstairs, you will find spacious secondary bedrooms along with a versatile bonus room perfect for a home office, media room, playroom, or fitness space. Step outside and enjoy your own backyard retreat. The back deck provides the perfect space for morning coffee or evening gatherings, while the fire pit area invites you to unwind and entertain year round. A storage shed adds additional functionality, giving you the extra space every homeowner appreciates. Natural light fills the home, enhancing the fresh, move in ready feel throughout. Location is where this home truly stands out. With easy access to Peachtree City, downtown Tyrone, and I-85, you are perfectly positioned for both convenience and lifestyle. Shopping, dining, and everyday essentials are all just minutes away. Move in ready, thoughtfully updated, and priced to attract attention. This is the opportunity buyers have been waiting for.

Key facts

• Fire pit area
• Storage shed
• Back deck

Tags

• QUIET CUL DE SAC
• PRIMARY SUITE ON MAIN LEVEL
• BRIGHT AND INVITING KITCHEN
• BACK DECK
• FIRE PIT AREA
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/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 $426k (5.4% below list).
• Recommended offer: $423k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.4% 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.
• Zoned schools: Robert J. Burch Elementary School (math 44% / reading 52%, grade D, #289 of 1,228 statewide, top 24%, 579 students, 52% FRL); Flat Rock Middle School (math 35% / reading 55%, grade D, #103 of 470 statewide, top 23%, 883 students, 46% FRL); Sandy Creek High School (math 23% / reading 42%, grade F, #104 of 424 statewide, top 25%, 1,188 students, 43% FRL) — zoned schools average 47% FRL vs 21% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 56% district-wide (-14 pts) — the specific schools serving this property underperform the Fayette County average; the district grade overstates school quality for this exact location.
• Market conditions: 74 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $14k 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 67 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.

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 $423,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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. 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: 0.95% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $422,048
• List price: $450,000
• Delta: 6.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Brennan Dr	0.29mi	4/2.5	2,468 (+1%)	2mo	$500,000	$203	78
100 Kindlehurst Dr	0.56mi	4/3.0	2,432 (-1%)	16mo	$488,500	$201	55
310 Millbrook Village Dr	0.44mi	4/2.5	2,520 (+3%)	18mo	$378,575	$150	54
388 Swanson Rd	0.48mi	4/2.5	2,772 (+13%)	1mo	$625,000	$225	49
100 Brookfield Ct	0.64mi	4/2.5	2,236 (-9%)	1mo	$499,900	$224	49
140 Julie Rd	0.59mi	3/2.5 (-1)	2,270 (-7%)	3mo	$420,000	$185	47
125 Silverthorn Dr	0.41mi	3/2.5 (-1)	2,322 (-5%)	20mo	$388,500	$167	44
445 Pendleton Trl	0.21mi	3/2.0 (-1)	2,733 (+12%)	19mo	$439,900	$161	42
665 Millbrook Village Dr	0.41mi	5/3.0 (+1)	2,253 (-8%)	19mo	$389,000	$173	42
235 Julie Rd Unit 2 ACRES	0.67mi	3/2.5 (-1)	2,255 (-8%)	23mo	$450,000	$200	25
230 Julie Rd	0.58mi	3/2.0 (-1)	2,165 (-12%)	21mo	$400,000	$185	23

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-35,119
• Equity at exit: $67,096

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $17,689
• Equity at exit: $38,908

Cash invested: $126,000 (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 30290

• Home prices YoY: -25.8%
• Active inventory: 74
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,259 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$188 /mo · $2,260/yr
• Insurance: −$188
• HOA: −$33
• Vacancy / Maint / Mgmt: −$894
• Net cashflow: $596

Break-even live

Break-even rent $3,505

Max offer price $450,000

Occupancy floor 81%

Sensitivity live

Price	-10% $851	-5% $723	+0% $596	+5% $468	+10% $341
Rent	-10% $259	-5% $428	+0% $596	+5% $764	+10% $932
Rate	-1.0pp $822	-0.5pp $710	base $596	+0.5pp $479	+1.0pp $361

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Sutton Ct Tyrone, GA	5.0	4.0	2695	$3,850	$1.43	6d	1	1.28mi
205 Valley View Dr Tyrone, GA	4.0	2.5	2535	$2,995	$1.18	1d	1	1.35mi
205 Valley View Dr Tyrone, GA	4.0	2.5	2535	$2,995	$1.18	12d	1	1.35mi
135 Farr Lake Dr Tyrone, GA	4.0	3.0	2683	$7,500	$2.80	46d	1	1.41mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 16 events

1. 2026-06-22
   days on market $450,000 Active 67 DOM
2. 2026-06-21
   days on market $450,000 Active 66 DOM
3. 2026-06-18
   days on market $450,000 Active 63 DOM
4. 2026-06-17
   days on market $450,000 Active 62 DOM
5. 2026-06-16
   days on market $450,000 Active 61 DOM
6. 2026-06-15
   days on market $450,000 Active 60 DOM
7. 2026-06-13
   days on market $450,000 Active 58 DOM
8. 2026-06-09
   days on market $450,000 Active 54 DOM
9. 2026-06-08
   days on market $450,000 Active 53 DOM
10. 2026-06-07
    days on market $450,000 Active 52 DOM
11. 2026-06-04
    days on market $450,000 Active 49 DOM
12. 2026-06-03
    days on market $450,000 Active 48 DOM
13. 2026-06-02
    days on market $450,000 Active 47 DOM
14. 2026-06-01
    days on market $450,000 Active 46 DOM
15. 2026-05-31
    days on market $450,000 Active 45 DOM
16. 2026-03-19
    listed $450,000 New 1833-char remark

    Show marketing remark (1833 chars)

    ***Be sure to ask about our LENDER-PAID 1-0 BUYDOWN option! Enjoy an INTEREST RATE THAT IS 1% LOWER DURING YOUR FIRST YEAR.***Welcome to 165 Swanson Valley Drive, where comfort, style, and location come together in one of Tyrone's most desirable settings. Tucked away on a quiet cul de sac, this move in ready home offers 4 bedrooms, 2.5 bathrooms, and over 2,400 square feet of thoughtfully designed living space, including a highly sought after primary suite on the main level. The heart of the home is the bright and inviting kitchen, featuring white cabinetry, granite countertops, and a clean, modern feel that flows seamlessly into the main living areas. Whether you are hosting guests or enjoying a quiet night in, the layout is designed to make everyday living effortless. The main level primary suite offers both comfort and convenience, creating a private retreat away from the rest of the home. Upstairs, you will find spacious secondary bedrooms along with a versatile bonus room perfect for a home office, media room, playroom, or fitness space. Step outside and enjoy your own backyard retreat. The back deck provides the perfect space for morning coffee or evening gatherings, while the fire pit area invites you to unwind and entertain year round. A storage shed adds additional functionality, giving you the extra space every homeowner appreciates. Natural light fills the home, enhancing the fresh, move in ready feel throughout. Location is where this home truly stands out. With easy access to Peachtree City, downtown Tyrone, and I-85, you are perfectly positioned for both convenience and lifestyle. Shopping, dining, and everyday essentials are all just minutes away. Move in ready, thoughtfully updated, and priced to attract attention. This is the opportunity buyers have been waiting for.

ⓘ 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: $2,260 · $188/mo
• Projected year-2 tax: $4,140 · $345/mo
• Expected delta: +$1,880/yr (+$157/mo · 83.2%)

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

Taxation est. · year 1

• Rental income: $51,105
• − Mortgage interest: −$25,207
• − Property taxes: −$2,260
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,088
• − Management: −$4,088
• − HOA: −$396
• − Depreciation: −$13,091
• Taxable loss: −$275
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $7,215/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

• Census place: Tyrone, GA
• City population: 9,083
• Population (ZIP): 9,083

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 0.59)
• Race & ethnicity: White 57% Black 28% Two or more races 7% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Dominican 2%
• Common ancestry: Italian 2% Portuguese 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 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: ▼ -84.69%
• Current HPI: 243.293
• Rent YoY: —
• Metro: —
• 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 event — show timeline

• 2026-03-19 Listed $450,000 GAMLS

Property tax history

-1.3%/yr

Latest (2025): $2,260 · -23.5% YoY. Source: county tax records.