135 Spring Forest Way · Peachtree City, GA 30277

$375,000

4 bd · 2.0 ba · 1,899 sqft · SingleFamily public records · 3 Days on market

Built 1991 0.99 ac lot Est $384k · at est. $9/mo HOA

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +8.5/15.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well sought after Northgate School district. Beautiful open concept 4 bedroom 2 bath ranch. New paint and carpet. Roomy kitchen with tons of cabinets and Brand new stove. Extra large garage has been freshly painted too. Park like setting in the rear yard. This home is move-in ready. Thank you for showing-you will not be disappointed.

Key facts

• Stepless ranch home
• Dining room area
• Walk-in closet

Tags

• STEPLESS RANCH HOME
• PRIVATE LONG DRIVEWAY
• OPEN FLOORPLAN
• LARGE KITCHEN
• DINING ROOM AREA
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $290k (22.7% below list).
• Recommended offer: $290k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Coweta County (rural): math 37% / reading 43% proficiency, ranked #36 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thomas Crossroads Elementary School (math 62% / reading 57%, grade B-, #130 of 1,228 statewide, top 11%, 396 students, 25% FRL); Lee Middle School (math 35% / reading 47%, grade F, #135 of 470 statewide, top 29%, 743 students, 34% FRL); Northgate High School (math 43% / reading 48%, grade D-, #45 of 424 statewide, top 10%, 1,970 students, 22% FRL).
• Market conditions: 173 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 963 units permitted in Coweta County in 2024 (8 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 $11k of value loss. Plan a longer hold.
• Coweta County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago 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 $163k; list at $375k implies a 130% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,921 (22.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.77% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $383,598
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Spring Forest Way	0.00mi	4/2.0	1,899 (0%)	1mo	$385,000	$203	99
30 Spring Forest Way	0.24mi	3/2.5 (-1)	1,869 (-2%)	8mo	$245,250	$131	72
115 Park Timbers Dr	0.44mi	3/2.0 (-1)	1,872 (-1%)	4mo	$368,000	$197	69
105 Spring Forest Way	0.10mi	3/2.0 (-1)	1,744 (-8%)	9mo	$320,000	$183	69
175 Thomas Overby Dr	0.28mi	4/2.0	2,073 (+9%)	13mo	$429,000	$207	61
46 Timber Walk Dr	0.48mi	3/2.0 (-1)	1,830 (-4%)	8mo	$346,200	$189	60
165 Bartlett Dr	0.61mi	4/2.5	2,036 (+7%)	3mo	$380,000	$187	54
100 Spring Forest Trl	0.41mi	4/2.5	2,180 (+15%)	2mo	$450,000	$206	52
225 Bartlett Dr	0.58mi	4/3.0	2,016 (+6%)	8mo	$375,000	$186	52
20 Timber Walk Dr	0.50mi	3/2.0 (-1)	1,761 (-7%)	9mo	$371,000	$211	52
238 Harvest Trce	0.60mi	3/2.5 (-1)	1,933 (+2%)	14mo	$389,900	$202	50
245 Bartlett Dr	0.57mi	3/2.5 (-1)	1,758 (-7%)	15mo	$359,900	$205	42

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-55,131
• Equity at exit: $55,914

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-41,299
• Equity at exit: $32,423

Cash invested: $105,000 (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 30277

• Home prices YoY: -30.9%
• Active inventory: 173
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,899 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$156
• HOA: −$9
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $92

Break-even live

Break-even rent $2,783

Max offer price $375,000

Occupancy floor 92%

Sensitivity live

Price	-10% $304	-5% $198	+0% $92	+5% $-15	+10% $-569
Rent	-10% $-137	-5% $-23	+0% $92	+5% $206	+10% $321
Rate	-1.0pp $280	-0.5pp $187	base $92	+0.5pp $-6	+1.0pp $-104

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Park Timbers Dr Sharpsburg, GA	4.0	2.0	2375	$2,949	$1.24	19d	1	0.30mi
45 Spring Forest Ct Sharpsburg, GA	4.0	3.0	2361	$2,495	$1.06	26d	1	0.42mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 12 events

1. 2026-03-09
   status Under Contract
2. 2026-02-27
   listed $375,000 New
3. 2015-12-19
   price $163,000 335-char remark

   Show marketing remark (335 chars)

   Well sought after Northgate School district. Beautiful open concept 4 bedroom 2 bath ranch. New paint and carpet. Roomy kitchen with tons of cabinets and Brand new stove. Extra large garage has been freshly painted too. Park like setting in the rear yard. This home is move-in ready. Thank you for showing-you will not be disappointed.

4. 2015-12-08
   soldstatus $163,000
5. 2015-12-03
   soldstatus $163,000 Sold 335-char remark

   Show marketing remark (335 chars)

   Well sought after Northgate School district. Beautiful open concept 4 bedroom 2 bath ranch. New paint and carpet. Roomy kitchen with tons of cabinets and Brand new stove. Extra large garage has been freshly painted too. Park like setting in the rear yard. This home is move-in ready. Thank you for showing-you will not be disappointed.

6. 2015-11-03
   status Under Contract 335-char remark

   Show marketing remark (335 chars)

   Well sought after Northgate School district. Beautiful open concept 4 bedroom 2 bath ranch. New paint and carpet. Roomy kitchen with tons of cabinets and Brand new stove. Extra large garage has been freshly painted too. Park like setting in the rear yard. This home is move-in ready. Thank you for showing-you will not be disappointed.

7. 2015-11-02
   price $168,000 335-char remark

   Show marketing remark (335 chars)

   Well sought after Northgate School district. Beautiful open concept 4 bedroom 2 bath ranch. New paint and carpet. Roomy kitchen with tons of cabinets and Brand new stove. Extra large garage has been freshly painted too. Park like setting in the rear yard. This home is move-in ready. Thank you for showing-you will not be disappointed.

8. 2015-10-13
   price $168,000 335-char remark

   Show marketing remark (335 chars)

   Well sought after Northgate School district. Beautiful open concept 4 bedroom 2 bath ranch. New paint and carpet. Roomy kitchen with tons of cabinets and Brand new stove. Extra large garage has been freshly painted too. Park like setting in the rear yard. This home is move-in ready. Thank you for showing-you will not be disappointed.

9. 2015-09-08
   status Back On Market 335-char remark

   Show marketing remark (335 chars)

   Well sought after Northgate School district. Beautiful open concept 4 bedroom 2 bath ranch. New paint and carpet. Roomy kitchen with tons of cabinets and Brand new stove. Extra large garage has been freshly painted too. Park like setting in the rear yard. This home is move-in ready. Thank you for showing-you will not be disappointed.

10. 2015-08-28
    status Under Contract 335-char remark

    Show marketing remark (335 chars)

    Well sought after Northgate School district. Beautiful open concept 4 bedroom 2 bath ranch. New paint and carpet. Roomy kitchen with tons of cabinets and Brand new stove. Extra large garage has been freshly painted too. Park like setting in the rear yard. This home is move-in ready. Thank you for showing-you will not be disappointed.

11. 2015-08-07
    price $169,900 335-char remark

    Show marketing remark (335 chars)

    Well sought after Northgate School district. Beautiful open concept 4 bedroom 2 bath ranch. New paint and carpet. Roomy kitchen with tons of cabinets and Brand new stove. Extra large garage has been freshly painted too. Park like setting in the rear yard. This home is move-in ready. Thank you for showing-you will not be disappointed.

12. 2015-07-10
    listed $174,900 New 335-char remark

    Show marketing remark (335 chars)

    Well sought after Northgate School district. Beautiful open concept 4 bedroom 2 bath ranch. New paint and carpet. Roomy kitchen with tons of cabinets and Brand new stove. Extra large garage has been freshly painted too. Park like setting in the rear yard. This home is move-in ready. Thank you for showing-you will not be disappointed.

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $3,450 · $288/mo
• Expected delta: +$2,646/yr (+$220/mo · 329.1%)

ⓘ 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 5/10 Major
• 🌡 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,791
• − Mortgage interest: −$21,006
• − Property taxes: −$804
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,783
• − Management: −$2,783
• − HOA: −$108
• − Depreciation: −$10,909
• Taxable loss: −$5,478
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $2,414/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: Coweta County
• NCES district ID: 1301500
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $62,978
• Composite: 35.72/100
• National rank: #4860
• State rank: #36 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

• County: Coweta County · 148,589 people
• City population: 40,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,641
• Household income: $120,379
• Rent vs Own: 6.8% rent · 93.2% own
• Severe rent burden: 35.0

Population outlook (Coweta County) Hauer SSP2

• Today (2025): 162,063 people
• By 2030: 173,373 · +7.0%
• By 2040: 194,658 · +20.1%
• By 2050: 212,246 · +31.0%
• By 2075: 246,544 · +52.1%
• By 2100: 257,059 · +58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Coweta

• 2024 margin: Solid R (+33.9) · D 32.7% · R 66.6%
• 2008→2024 swing: +7.3pp toward D · 2008: -41.2pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+35.5 2016: R+42.3 2012: R+44.1 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.01%
• Current HPI: 244.3598
• Rent YoY: —
• 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

+114.4% since first listed

12 events — show timeline

• 2026-03-09 Pending — GAMLS
• 2026-02-27 Listed $375,000 GAMLS
• 2015-12-19 Price Changed $163,000 GAMLS
• 2015-12-08 Sold (Public Records) $163,000 Public Records
• 2015-12-03 Sold (MLS) $163,000 GAMLS
• 2015-11-03 Pending — GAMLS
• 2015-11-02 Price Changed $168,000 GAMLS
• 2015-10-13 Price Changed $168,000 GAMLS
• 2015-09-08 Relisted — GAMLS
• 2015-08-28 Pending — GAMLS
• 2015-08-07 Price Changed $169,900 GAMLS
• 2015-07-10 Listed $174,900 GAMLS

Property tax history

-5.7%/yr

Latest (2016): $804 · -44.9% YoY. Source: county tax records.