Oak Park Plan · Fayetteville, GA 30215

$599,990

4 bd · 3.5 ba · 3,307 sqft · SingleFamily · 129 Days on market

Good condition ↓ 6% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Oak Park single-family home is where you want to be. The 3-car garage leads into a family entry with a closet and half bath. The gourmet kitchen with huge island is open to the dining and family rooms giving you one large living space for family and friends to gather. The flex room and study offer a quiet spot to focus on school and work or choose to make the study a first-floor bedroom. Upstairs, a large loft is ideal for teens or turn it into a 4th bedroom. Inside your luxury owner's bedroom, find a double vanity bath and dual walk-in closets. The basement can be finished for more entertaining space so you can have it all in the Oak Park.

Key facts

• Dual walk-in closets
• Study
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• HUGE ISLAND
• DOUBLE VANITY BATH
• DUAL WALK-IN CLOSETS
• FLEX ROOM
• STUDY

🏗️ New construction. The $599,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $684,493.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $600k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-920 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $551k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $482k (19.6% below list).
• Recommended offer: $482k (19.6% below list) — sets the bar for 1% rule.

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.
• 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: Sara Harp Minter Elementary School (math 61% / reading 62%, grade B, #114 of 1,228 statewide, top 9%, 783 students, 18% FRL); Whitewater Middle School (math 55% / reading 65%, grade B, #41 of 470 statewide, top 9%, 864 students, 20% FRL); Whitewater High School (math 32% / reading 62%, grade D-, #37 of 424 statewide, top 9%, 1,387 students, 18% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 311 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• At $4,824/mo this rent would consume 49% of the median local household income ($118k/yr) (locally 415% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 129 days — a 12% lower offer ($528k) is reasonable based on typical stale-listing flexibility.

Recommended offer $482,366 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $684,493
• List price: $599,990
• Delta: -12.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Bridger Point Rd	0.44mi	4/3.5	3,212 (-3%)	1mo	$400,000	$125	74

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: -25.9%
• Equity multiple: 0.12×
• Total profit: $-168,350
• Equity at exit: $102,060

10-year hold

• IRR: -21.9%
• Equity multiple: -0.13×
• Total profit: $-217,315
• Equity at exit: $59,182

Cash invested: $191,658 (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: 10.4×

Monthly cashflow live

• Estimated rent: $4,824 medium
• Mortgage (P&I): −$3,590
• Tax est. 1.5%: −$856 /mo · $10,267/yr
• Insurance: −$285
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,013
• Net cashflow: $-920

Break-even live

Break-even rent $5,988

Max offer price $551,413

Occupancy floor —

Sensitivity live

Price	-10% $-447	-5% $-683	+0% $-920	+5% $-1,156	+10% $-1,393
Rent	-10% $-1,301	-5% $-1,110	+0% $-920	+5% $-729	+10% $-539
Rate	-1.0pp $-575	-0.5pp $-746	base $-920	+0.5pp $-1,097	+1.0pp $-1,278

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: $171,123
• Closing costs: $20,535
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Ebenezer Church Rd Fayetteville, GA	4.0	3.0	2748	$2,850	$1.04	45d	1	1.19mi
459 Lester Rd Fayetteville, GA	4.0	3.5	3078	$8,500	$2.76	45d	1	1.37mi
311 Huiet Dr Fayetteville, GA	5.0	3.5	3742	$4,500	$1.20	20d	1	1.42mi

Listing history 16 events

1. 2026-06-21
   days on market $599,990 Active 129 DOM
2. 2026-06-18
   days on market $599,990 Active 126 DOM
3. 2026-06-17
   days on market $599,990 Active 125 DOM
4. 2026-06-16
   days on market $599,990 Active 124 DOM
5. 2026-06-15
   days on market $599,990 Active 123 DOM
6. 2026-06-13
   days on market $599,990 Active 121 DOM
7. 2026-06-09
   days on market $599,990 Active 117 DOM
8. 2026-06-08
   days on market $599,990 Active 116 DOM
9. 2026-06-07
   days on market $599,990 Active 115 DOM
10. 2026-06-04
    days on market $599,990 Active 112 DOM
11. 2026-06-03
    days on market $599,990 Active 111 DOM
12. 2026-06-02
    days on market $599,990 Active 110 DOM
13. 2026-06-01
    days on market $599,990 Active 109 DOM
14. 2026-05-31
    days on market $599,990 Active 108 DOM
15. 2026-05-05
    price $599,990 652-char remark

    Show marketing remark (652 chars)

    The Oak Park single-family home is where you want to be. The 3-car garage leads into a family entry with a closet and half bath. The gourmet kitchen with huge island is open to the dining and family rooms giving you one large living space for family and friends to gather. The flex room and study offer a quiet spot to focus on school and work or choose to make the study a first-floor bedroom. Upstairs, a large loft is ideal for teens or turn it into a 4th bedroom. Inside your luxury owner's bedroom, find a double vanity bath and dual walk-in closets. The basement can be finished for more entertaining space so you can have it all in the Oak Park.

16. 2026-02-12
    listed $639,990 Active 652-char remark

    Show marketing remark (652 chars)

    The Oak Park single-family home is where you want to be. The 3-car garage leads into a family entry with a closet and half bath. The gourmet kitchen with huge island is open to the dining and family rooms giving you one large living space for family and friends to gather. The flex room and study offer a quiet spot to focus on school and work or choose to make the study a first-floor bedroom. Upstairs, a large loft is ideal for teens or turn it into a 4th bedroom. Inside your luxury owner's bedroom, find a double vanity bath and dual walk-in closets. The basement can be finished for more entertaining space so you can have it all in the Oak Park.

ⓘ 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: $57,884
• − Mortgage interest: −$38,342
• − Property taxes: −$10,267
• − Insurance: −$3,422
• − Repairs & maintenance: −$4,631
• − Management: −$4,631
• − Depreciation: −$19,913
• Taxable loss: −$23,322
• Est. tax savings @ 24.0%: +$5,597
• After-tax cash flow: $-5,439/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 · 6 photos

Good 80/100 Cosmetic rehab

This Oak Park single-family home is in excellent condition with a modern kitchen and well-maintained exterior. It offers a good return on investment with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/tenants.
• Resale Upgrading the flooring in the bathrooms — High-quality flooring can significantly increase the home's resale value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/tenants. ↑
• Resale Upgrading the flooring in the bathrooms — High-quality flooring can significantly increase the home's resale value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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): 40,476
• Household income: $118,436
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 415.0

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 0.60)
• 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 · 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: ▼ -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

-6.3% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $599,990 Zillow
• 2026-02-12 Listed $639,990 Zillow