111 Twiggs Cor · Peachtree City, GA 30269

$190,000

2 bd · 2.0 ba · 972 sqft · SingleFamily public records · 9 Days on market

Built 1972 $195/sqft · 11% below area Est $214k · 11% under $21/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 +18.6/30.0
• ARV discount +12.6/15.0
• DSCR +5.8/10.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

BUYER COULDN'T QUALIFY! BACK ON THE MARKET TODAY!! Location truly matters-and this home is perfectly situated in the vibrant heart of Peachtree City, within the desirable Twiggs Corner Condominium Subdivision. Imagine having convenient access to an impressive array of amenities: from a diverse selection of restaurants and shopping destinations to proximity to the expressway, Trilith studios, scenic parks, and recreational opportunities. Everything you could want is right at your fingertips. This inviting residence is ready and waiting for you to add your personal touch and make it your own. Seize the chance to see this wonderful home before it's gone!

Key facts

• Trilith studios
• Scenic parks
• $21 HOA

Tags

• PROXIMITY TO EXPRESSWAY
• TRILITH STUDIOS
• SCENIC PARKS
• RECREATIONAL OPPORTUNITIES

Property features AI

Finance

• HOA & community: Community association with $249 monthly fee; Association covers structure and grounds maintenance, pest control, sewer, swimming, trash and water

Exterior

• Parking: Attached garage; Garage with door opener; Parking for 1 vehicle; Kitchen-level access to garage
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available; High-speed internet available; Cable available; Phone available
• Home design: Residential condominium; House structure; Resale property; Built in 1972
• Construction: Vinyl siding; Composition roof; 972 square feet building area
• Exterior features: Level lot; Community pool

Interior

• Kitchen: Dishwasher; Country kitchen layout
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: One-level layout; Family room; Country-style kitchen
• Laundry & utility: Laundry closet in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $183 ($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 $190k (0.2% below list).
• Recommended offer: $190k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: crime A+, employment A+, housing 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.
• Zoned schools: Huddleston Elementary School (math 60% / reading 50%, grade C, #178 of 1,228 statewide, top 15%, 607 students, 28% FRL); J.C. Booth Middle School (math 66% / reading 72%, grade A, #17 of 470 statewide, top 4%, 1,160 students, 17% FRL); Mcintosh High School (math 46% / reading 62%, grade C-, #23 of 424 statewide, top 5%, 1,695 students, 12% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 293 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $31k; list at $190k implies a 517% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,577 (0.2% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $214,118
• List price: $190,000
• Delta: -11.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Pebblestump Pt	0.17mi	3/1.0 (+1)	1,024 (+5%)	8mo	$260,000	$254	67
216 Hilltop Dr	0.17mi	2/1.0	1,050 (+8%)	20mo	$318,000	$303	58
217 Hilltop Dr	0.18mi	3/1.5 (+1)	1,110 (+14%)	7mo	$328,000	$295	55

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.54×
• Total profit: $-24,652
• Equity at exit: $28,330

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-27,799
• Equity at exit: $16,428

Cash invested: $53,200 (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 30269

• Rents YoY: -1.0%
• Active inventory: 293
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$79
• HOA: −$21
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $183

Break-even live

Break-even rent $1,664

Max offer price $190,000

Occupancy floor 85%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 4 events

1. 2026-05-05
   status Under Contract 608-char remark
2. 2026-04-05
   listed $190,000 New 608-char remark
3. 2010-02-19
   price $74,900 Reduced
4. 1989-08-01
   soldstatus $30,800

ⓘ 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: $2,616 · $218/mo
• Projected year-2 tax: $2,616 · $218/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 · 20 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: $22,749
• − Mortgage interest: −$10,643
• − Property taxes: −$2,616
• − Insurance: −$950
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$252
• − Depreciation: −$5,527
• Taxable loss: −$879
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $2,408/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

• Census place: Peachtree City, GA
• County: Fayette County · 112,821 people
• City population: 40,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 40,534
• Household income: $113,807
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1419.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 10% Hispanic / Latino 10% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -236.80%
• Current HPI: 251.1321
• Rent YoY: ▼ -0.98%
• 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

+516.9% since first listed

6 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2026-05-20 Relisted — GAMLS
• 2026-05-05 Pending — GAMLS
• 2026-04-05 Listed $190,000 GAMLS
• 2010-02-19 Price Changed $74,900 GAMLS
• 1989-08-01 Sold (Public Records) $30,800 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,616 · +87.3% YoY. Source: county tax records.